22 Kemper Ave · Newport News, VA 23601

$179,900

3 bd · 1.5 ba · 1,132 sqft · SingleFamily public records · 2 Days on market

Built 1958 7,840 sqft lot Est $261k · 31% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Rent growth +4.0/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special - property being sold AS-IS, seller to make no repairs. Cash or conventional rehab loans. Roof was replaced 2024. Great opportunity for renovation or investment.

Key facts

• Roof replaced
• 7,840 sq ft lot
• Built 1958

Tags

• ROOF REPLACED

Property features AI

Finance

• Other: Lot size approximately 0.18 acres
• HOA & community: No HOA fees

Exterior

• Parking: Multiple car parking; Driveway parking
• Utilities: City/county water; City/county sewer; Electric water heater; Electric power (implied by electric water heater)
• Home design: Detached ranch; Single-story (1 living level); Entry level: 1; Simple ownership
• Construction: Crawl foundation; Asphalt shingle roof
• Exterior features: Brick and wood siding; Wood storage shed; Wood fence

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Bedrooms: Master bedroom on first floor; Additional bedroom
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom (includes a full bath on the first floor)
• Heating & cooling: Forced hot air heating (oil); Window/wall cooling
• Interior features: Ceiling fan; Porch
• Laundry & utility: Washer hookup; Washer; Dryer hookup; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 7.7% vs local median 4.2% in Newport News — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#123 in VA, #4,018 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: crime F, commute F.
• Newport News City Public School District (urban): math 34% / reading 54% proficiency, ranked #112 of 131 in VA (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Riverside Elementary (math 29% / reading 51%, grade F, #898 of 1,108 statewide, top 81%, 481 students, 90% FRL); Warwick High (math 42% / reading 77%, grade C+, #247 of 319 statewide, top 80%, 1,645 students, 86% FRL) — zoned schools average 88% FRL vs 55% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.0%/yr); 88 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 522 units permitted in Newport News city in 2024 (458 in 5+ unit buildings).
• This rent runs 31% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Newport News County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $47k; list at $180k implies a 285% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $261,492
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
78 Ferguson Ln	0.11mi	3/1.5	1,131 (-0%)	0mo	$152,000	$134	94
13 Huber Rd	0.31mi	3/2.0	1,055 (-7%)	5mo	$269,900	$256	68
79 Beaconsdale Ln	0.17mi	3/1.0	974 (-14%)	4mo	$222,800	$229	64
23 Beaconsdale Ln	0.34mi	3/2.0	1,244 (+10%)	3mo	$261,000	$210	64
9 Maury Ave	0.35mi	3/2.0	1,245 (+10%)	3mo	$288,000	$231	63
58 Peters Ln	0.58mi	3/1.0	1,071 (-5%)	1mo	$230,000	$215	61
5 Langley Ave	0.24mi	2/2.0 (-1)	988 (-13%)	4mo	$230,000	$233	57
47 Bedford Rd	0.65mi	3/1.0	1,179 (+4%)	4mo	$284,000	$241	57
12 Peters Ln	0.73mi	3/1.0	1,175 (+4%)	4mo	$265,500	$226	54
23 Sinton Rd	0.51mi	3/2.0	1,000 (-12%)	1mo	$272,000	$272	54
125 Woods Rd	0.55mi	3/1.0	1,250 (+10%)	2mo	$245,000	$196	53
616 Martire Cir	0.66mi	3/2.0	1,275 (+13%)	3mo	$315,000	$247	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.99% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.79×
• Total profit: $-10,468
• Equity at exit: $26,824

10-year hold

• IRR: 7.5%
• Equity multiple: 1.64×
• Total profit: $32,426
• Equity at exit: $15,554

Cash invested: $50,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 55 Moderately Landlord-Leaning
• State Virginia: 55 Moderately Landlord-Leaning · D+2
• County: — inherits STATE
• City: — inherits STATE

VRLTA gives some tenant protections; Northern Virginia courts slower; rural VA landlord-leaning.

Methodology + full state rankings →

ZIP-level market 23601

• Home prices YoY: -13.0%
• Rents YoY: 6.0%
• Active inventory: 88
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,827 high
• Mortgage (P&I): −$943
• Tax from tax record: −$221 /mo · $2,652/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $204

Break-even live

Break-even rent $1,569

Max offer price $179,900

Occupancy floor 84%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72 Ferguson Ln Newport News, VA	3.0	2.0	1473	$2,200	$1.49	2d	1	0.11mi
13 Frances St Newport News, VA	3.0	1.0	1016	$1,595	$1.57	43d	1	0.13mi
404 Lennon Dr Newport News, VA	3.0	2.0	1193	$1,500	$1.26	44d	1	0.48mi
425 Lester Rd Newport News, VA	2.0	1.0	780	$1,670	$2.14	17d	1	0.50mi
11112 Mintwood Pl Newport News, VA	2.0–3.0	1.0	862	$1,630	$1.89	2d	10	0.71mi
102 Americana Dr Newport News, VA	1.0–2.0	1.0	875	$1,135	$1.30	2d	17	0.78mi
761 Adams Dr Newport News, VA	3.0	1.0	750	$1,806	$2.41	2d	17	0.81mi
819 Forrest Dr Newport News, VA	2.0	1.0	750	$1,370	$1.83	23d	1	0.92mi
19 Port Lndg Newport News, VA	1.0–3.0	1.0–1.5	975	$1,825	$1.87	1d	24	0.95mi
19 Port Lndg Newport News, VA	1.0–3.0	1.0	975	$1,825	$1.87	43d	8	0.95mi
201 Kingstowne Dr Newport News, VA	1.0–2.0	1.0–2.0	900	$1,799	$2.00	2d	25	0.98mi
126 Candlewood Way Newport News, VA	1.0–2.0	1.0–1.5	768	$1,312	$1.71	4d	5	1.03mi
100 Tricia Ln Newport News, VA	2.0	1.0	900	$1,250	$1.39	23d	1	1.03mi
674 Summer Day Ct Newport News, VA	2.0–3.0	2.0	986	$1,502	$1.52	4d	4	1.04mi
104 Tidal Dr Newport News, VA	2.0	2.0	1198	$3,550	$2.96	43d	1	1.07mi
550 Saint Michaels Way Newport News, VA	1.0–2.0	1.0–2.0	784	$1,791	$2.28	2d	14	1.17mi
11054 Warwick Blvd Newport News, VA	1.0–2.0	1.0	688	$1,450	$2.11	3d	11	1.27mi
1400 Summit Ln Newport News, VA	1.0–3.0	1.0–2.0	1135	$2,756	$2.43	1d	25	1.27mi
17 Middlesex Rd Newport News, VA	1.0–2.0	1.0	700	$1,374	$1.96	21d	1	1.32mi
101 Basswood Dr Newport News, VA	4.0	2.0	1409	$2,395	$1.70	43d	1	1.32mi
495 Nelson Dr Newport News, VA	1.0–2.0	1.0	710	$1,404	$1.98	3d	5	1.33mi
500 Waters Edge Dr Newport News, VA	1.0–3.0	1.0–2.0	958	$2,033	$2.12	2d	34	1.40mi
725 Harpersville Rd Newport News, VA	3.0	1.0	1003	$1,700	$1.69	23d	1	1.40mi
670 Town Center Dr Newport News, VA	1.0–2.0	1.0–2.0	1442	$2,150	$1.49	14d	2	1.43mi
670 Town Center Dr Newport News, VA	1.0–2.0	1.0–2.0	1442	$2,300	$1.59	43d	2	1.43mi
23 Green Ct Newport News, VA	3.0	1.5	1200	$2,000	$1.67	14d	1	1.45mi
39 Whites Ln Unit A Newport News, VA	2.0	1.0	1049	$1,395	$1.33	2d	1	1.49mi

Listing history 4 events

1. 2026-05-15
   status Under Contract
2. 2026-05-13
   listed $179,900 Active
3. 1989-12-22
   soldstatus $46,700
4. 1971-06-09
   soldstatus $18,920

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast VA · Resets to sale price

• Current annual tax: $2,652 · $221/mo
• Projected year-2 tax: $2,652 · $221/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,926
• − Mortgage interest: −$10,077
• − Property taxes: −$2,652
• − Insurance: −$900
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$5,233
• Taxable loss: −$445
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $2,556/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Newport News City Public School District
• NCES district ID: 5102640
• Math proficiency: 34% ▼ -37.00%
• Reading proficiency: 54% ▼ -10.00%
• Median HH income: $49,644
• Composite: 37.7/100
• National rank: #4360
• State rank: #112 of 131 in VA

Livability — Newport News

• Score: 75/100
• State rank: #123
• US rank: #4018

Category grades

Amenities B Commute F Cost of living A Crime F Employment C Housing A Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport News, VA
• County: Newport News City · 178,950 people
• City population: 178,950
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 26,645
• Household income: $71,279
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 1175.0

Population outlook (Newport News County) Hauer SSP2

• Today (2025): 181,076 people
• By 2030: 179,683 · -0.8%
• By 2040: 174,649 · -3.5%
• By 2050: 167,407 · -7.5%
• By 2075: 147,597 · -18.5%
• By 2100: 122,144 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 38% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 2% Iranian 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 1% Arabic 1%

Political lean MEDSL · Newport News

• 2024 margin: Strong D (+28.8) · D 63.7% · R 34.9% · Other 1.4%
• 2008→2024 swing: +0.1pp no change · 2008: 28.7pp · 2024: 28.8pp
• All cycles: 2024: D+28.8 2020: D+32.9 2016: D+25.4 2012: D+30.0 2008: D+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.06%
• Current HPI: 281.5503
• Rent YoY: ▲ 5.99%
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• State GDP YoY: ▲ 2.40%
• F500 in state: 50

Industry mix (Fortune 500 HQ in VA)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	4	$236B
▸Technology / Defense	3	$32B
▸Financial Services	2	$176B
▸Utilities	2	$27B
▸Insurance	2	$25B
▸Technology	2	$15B

Price history

+850.8% since first listed

4 events — show timeline

• 2026-05-15 Pending — REINMLS
• 2026-05-13 Listed $179,900 REINMLS
• 1989-12-22 Sold (Public Records) $46,700 Public Records
• 1971-06-09 Sold (Public Records) $18,920 Public Records

Property tax history

+3.5%/yr

Latest (2026): $2,652 · +9.6% YoY. Source: county tax records.