4310 Roanoke Ave · Newport News, VA 23607

$100,000

3 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 28 Days on market

Built 1940 $73/sqft · 52% below area

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.6/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks

This is an investor special. This duplex has a lot of possibilities. Submit your best offer for consideration.

Key facts

• Built 1940
• Listed 27 days

Property features AI

Finance

• Other: Unit 1 leased on a yearly lease term; Approximate unit size: 2613

Exterior

• Parking: Street parking
• Utilities: City/County water; City/County sewer; Other type water heater
• Home design: Duplex; Crawl foundation
• Construction: Brick exterior
• Exterior features: Brick siding; Asphalt shingle/composite roof

Interior

• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: Simple ownership type

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% 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.
• Market conditions: Rents rising (+2.9%/yr); 130 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 522 units permitted in Newport News city in 2024 (458 in 5+ unit buildings).
• At $1,714/mo this rent would consume 49% of the median local household income ($42k/yr) (locally 2008% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $691 of loan paydown is wiped out by about $840 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.
• At projected returns (-0.8% appreciation + 2.9% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $100k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.71% ✓
• Cap rate: 14.25%
• Cash-on-cash: 28.42%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (median comp): $400,157
• List price: $100,000
• Delta: -75.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3503 Roanoke Ave	0.41mi	4/2.5 (+1)	1,370 (+0%)	3mo	$250,000	$182	71
1112 37th St	0.34mi	3/1.5	1,300 (-5%)	4mo	$235,000	$181	70
5301 Chestnut Ave	0.48mi	3/2.0	1,460 (+7%)	3mo	$287,500	$197	64
5307 Chestnut Ave	0.51mi	3/2.0	1,250 (-9%)	1mo	$270,000	$216	61
1136 35th St	0.44mi	3/1.5	1,480 (+8%)	5mo	$77,000	$52	60
3015 Wickham Ave	0.69mi	3/2.0	1,300 (-5%)	1mo	$252,000	$194	59
1246 36th St	0.45mi	3/2.0	1,500 (+10%)	6mo	$293,000	$195	58
1111 31st St	0.61mi	3/2.5	1,303 (-5%)	5mo	$201,200	$154	58
1237 30th St	0.70mi	4/1.5 (+1)	1,479 (+8%)	2mo	$125,000	$85	45
1242 30th St	0.73mi	4/2.0 (+1)	1,273 (-7%)	6mo	$95,000	$75	44
1006 De Gaule St	0.70mi	4/2.0 (+1)	1,248 (-9%)	4mo	$249,900	$200	44
1134 30th St	0.69mi	2/1.0 (-1)	1,166 (-15%)	4mo	$65,000	$56	31

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

Projected returns pro-forma

-0.84% appreciation · 2.91% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.11×
• Total profit: $31,112
• Equity at exit: $24,907

10-year hold

• IRR: 29.0%
• Equity multiple: 4.02×
• Total profit: $84,563
• Equity at exit: $26,814

Cash invested: $28,000 (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 23607

• Home prices YoY: -0.3%
• Rents YoY: 2.9%
• Active inventory: 130
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,714 high
• Mortgage (P&I): −$524
• Tax from tax record: −$125 /mo · $1,502/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $597

Break-even live

Break-even rent $959

Max offer price $100,000

Occupancy floor 60%

Sensitivity live

Price	-10% $653	-5% $625	+0% $597	+5% $568	+10% $540
Rent	-10% $461	-5% $529	+0% $597	+5% $664	+10% $732
Rate	-1.0pp $647	-0.5pp $622	base $597	+0.5pp $571	+1.0pp $544

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4200 Newsome Dr Newport News, VA	2.0	1.0	895	$795	$0.89	24d	1	0.25mi
1032 37th St Newport News, VA	3.0	2.0	1191	$1,450	$1.22	44d	1	0.33mi
1124 33rd St Newport News, VA	3.0	1.5	1386	$1,600	$1.15	24d	1	0.52mi
1227 31st St Newport News, VA	3.0	2.0	1500	$2,495	$1.66	2d	1	0.63mi
646 46th St Newport News, VA	3.0	2.0	1300	$1,800	$1.38	5d	1	0.66mi
646 46th St Unit Na Newport News, VA	3.0	2.0	1300	$1,800	$1.38	44d	1	0.66mi
635 46th St Newport News, VA	3.0	1.0	1097	$1,400	$1.28	44d	1	0.67mi
656 49th St Newport News, VA	3.0	1.0	946	$1,500	$1.59	24d	1	0.69mi
902 W Russell Ct Newport News, VA	3.0	1.0	984	$1,450	$1.47	45d	1	0.72mi
709 33rd St Unit 1 Newport News, VA	2.0	1.0	878	$1,400	$1.59	18d	1	0.75mi
749 31st St Newport News, VA	3.0	2.0	1000	$1,900	$1.90	44d	1	0.76mi
3206 Madison Ave Newport News, VA	3.0	1.0	900	$1,550	$1.72	11d	1	0.78mi
1034 26th St Newport News, VA	4.0	2.0	1579	$1,600	$1.01	44d	1	0.86mi
1348 28th St Newport News, VA	2.0	1.0	997	$1,350	$1.35	5d	1	0.88mi
1348 28th St Unit NA Newport News, VA	2.0	1.0	997	$1,350	$1.35	24d	1	0.88mi
1242 26th St Newport News, VA	3.0	4.0	1704	$2,400	$1.41	4d	1	0.90mi
1239 24th St Newport News, VA	3.0	1.0	880	$1,495	$1.70	44d	1	0.97mi
2314 Chestnut Ave Newport News, VA	2.0	1.0	900	$12,900	$14.33	2d	1	0.97mi
1035 23rd St Newport News, VA	3.0	2.0	1378	$1,600	$1.16	44d	1	0.99mi
1020 23rd St Newport News, VA	4.0	3.0	1710	$2,195	$1.28	44d	1	1.01mi
1115 Briarfield Rd Newport News, VA	1.0–2.0	1.0–2.0	1007	$1,351	$1.34	24d	1	1.03mi
633 Hemlock Ave Hampton, VA	3.0	1.0	1056	$1,757	$1.66	13d	1	1.03mi
6206 Hilmar Pl Newport News, VA	2.0	1.0	975	$995	$1.02	44d	1	1.08mi
829 22nd St Newport News, VA	3.0	1.5	1020	$1,650	$1.62	44d	1	1.09mi
321 Pine Ave Newport News, VA	3.0	2.5	1349	$1,990	$1.48	24d	1	1.15mi
1110 21st St Newport News, VA	4.0	2.0	1613	$1,850	$1.15	44d	1	1.16mi
1216 21st St Newport News, VA	3.0	3.5	1446	$1,700	$1.18	24d	1	1.18mi
2104 Marshall Ave Newport News, VA	4.0	2.0	1568	$2,200	$1.40	17d	1	1.20mi
2102 Marshall Ave Newport News, VA	4.0	2.0	1780	$1,500	$0.84	44d	1	1.21mi
317 49th St Newport News, VA	3.0	1.5	1238	$1,595	$1.29	24d	1	1.21mi
233 Pine Ave Newport News, VA	3.0	2.0	1213	$2,100	$1.73	24d	1	1.24mi
3100 Warwick Blvd Newport News, VA	2.0	1.5	1130	$1,008	$0.89	4d	2	1.26mi
417 Greenbriar Ave Hampton, VA	3.0	2.0	1007	$1,695	$1.68	8d	1	1.26mi
740 21st St Newport News, VA	3.0	2.0	1120	$2,000	$1.79	44d	1	1.26mi
327 Locust Ave Hampton, VA	4.0	2.0	1500	$2,000	$1.33	44d	1	1.32mi
41 Ash Ave Unit B Newport News, VA	2.0	1.0	930	$1,500	$1.61	24d	1	1.43mi
318 61st St Newport News, VA	2.0	1.0	950	$1,500	$1.58	44d	1	1.44mi
35 Cedar Ave Newport News, VA	3.0	1.5	1138	$1,595	$1.40	44d	1	1.45mi
40 Buxton Ave Unit C Newport News, VA	3.0	1.0	1750	$1,795	$1.03	44d	1	1.46mi

Listing history 2 events

1. 2026-04-28
   listed $100,000 Active 110-char remark
2. 2024-10-21
   soldstatus $65,000

ⓘ 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: $1,502 · $125/mo
• Projected year-2 tax: $1,502 · $125/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 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,574
• − Mortgage interest: −$5,602
• − Property taxes: −$1,502
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$2,909
• Taxable income: $5,972
• Est. tax owed @ 24.0%: −$1,433
• After-tax cash flow: $5,728/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): 23,096
• Household income: $42,334
• Rent vs Own: 69.5% rent · 30.5% own
• Severe rent burden: 2008.0

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: Predominantly Black (75%)
• Race & ethnicity: Black 75% White 13% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -0.84%
• Current HPI: 312.4039
• Rent YoY: ▲ 2.91%
• 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

+53.8% since first listed

3 events — show timeline

• 2026-05-26 Listing Removed — REINMLS
• 2026-04-28 Listed $100,000 REINMLS
• 2024-10-21 Sold (Public Records) $65,000 Public Records

Property tax history

+5.0%/yr

Latest (2026): $1,502 · +21.9% YoY. Source: county tax records.