210 Whitewater Dr · Newport News, VA 23608

$207,000

3 bd · 2.5 ba · 1,307 sqft · Townhouse public records · 239 Days on market

Built 1987 Est $250k · 17% under $125/mo HOA · 7% of rent

---

Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +11.3/30.0
• Rent growth +4.2/5.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 3 bedroom, 2.5 bathroom end unit townhouse in upper Newport News near Ft. Eustis and Newport News park. Living room, dining room and spacious kitchen with all appliances conveying. 3 bedrooms upstairs to include a large master bedroom with attached full bath. 2 other bedrooms and full bath upstairs as well. Fenced backyard, concrete patio, and vinyl siding.

Key facts

• Concrete patio
• Vinyl siding
• End unit townhouse

Tags

• END UNIT TOWNHOUSE
• FENCED BACKYARD
• CONCRETE PATIO
• VINYL SIDING

Property features AI

Finance

• Other: Neighborhood: Brookside Townhomes; City view
• HOA & community: Has HOA (Brookside Townhomes Owner Association, monthly fee $125); Ground maintenance provided; Playgrounds in community

Exterior

• Parking: Assigned/reserved parking (2 spaces)
• Security: Community security
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Attached townhouse; 2 stories; Slab foundation; Simple ownership
• Construction: Vinyl and wood siding; Asphalt shingle roof
• Exterior features: Corner lot location; Patio; Full backyard fence (back fenced)

Interior

• Kitchen: Electric range; Dishwasher; Pantry
• Bedrooms: One bedroom with ensuite; Master bedroom with bath; Attic (additional room)
• Flooring: Carpet; Ceramic; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced hot air heating; Heat pump; Central air conditioning
• Interior features: Fireplace (wood); Ceiling fan; Cable hookup; Pull-down attic stairs; Scuttle access; Window treatments
• Laundry & utility: Washer hookup; Dryer hookup; Utility closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $207k.

Deal economics

• At list price, monthly cash flow is $-75 ($-898/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (11.4% below list).
• Recommended offer: $182k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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: Oliver C. Greenwood Elementary (math 22% / reading 48%, grade F, #960 of 1,108 statewide, top 87%, 552 students, 90% FRL); Woodside High (math 54% / reading 86%, grade B+, #151 of 319 statewide, top 49%, 1,807 students, 88% FRL) — zoned schools average 89% FRL vs 55% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.9%/yr); 214 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $6k 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

• It's been on market 239 days — a 12% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $41k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $182,160 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.89% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $249,637
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Whitewater Dr	0.03mi	3/2.5	1,307 (0%)	3mo	$250,000	$191	96
220 Whitewater Dr	0.02mi	3/2.5	1,307 (0%)	5mo	$252,500	$193	95
121 Whitewater Dr	0.06mi	3/2.5	1,307 (0%)	4mo	$209,895	$161	94
235 Whitewater Dr	0.04mi	2/2.5 (-1)	1,307 (0%)	6mo	$245,000	$187	89
144 Whitewater Dr	0.10mi	3/2.5	1,307 (0%)	9mo	$244,200	$187	88
150 Whitewater Dr	0.09mi	3/2.5	1,307 (0%)	15mo	$235,000	$180	83
225 Whitewater Dr	0.03mi	3/2.5	1,307 (0%)	22mo	$226,000	$173	80
918 Woodcreek Dr	0.31mi	3/2.0	1,253 (-4%)	0mo	$280,000	$223	76
820 Pine Tree Ct	0.18mi	4/2.0 (+1)	1,362 (+4%)	11mo	$286,000	$210	69
908 Woodcreek Dr	0.32mi	3/2.0	1,362 (+4%)	16mo	$280,000	$206	63

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 · 6.87% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.47×
• Total profit: $-30,799
• Equity at exit: $30,864

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $383
• Equity at exit: $17,898

Cash invested: $57,960 (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 23608

• Home prices YoY: -10.5%
• Rents YoY: 6.9%
• Active inventory: 214
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,835 high
• Mortgage (P&I): −$1,086
• Tax from tax record: −$228 /mo · $2,731/yr
• Insurance: −$86
• HOA: −$125
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-75

Break-even live

Break-even rent $1,930

Max offer price $193,787

Occupancy floor 99%

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: $51,750
• Closing costs: $6,210
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13409 Oakleaf Ct Newport News, VA	2.0	1.5	1454	$1,975	$1.36	1d	1	0.10mi
800 Skelton Way Newport News, VA	3.0	2.5	1710	$2,195	$1.28	43d	1	0.12mi
3900 Woodbridge Dr Unit 00 1604 Newport News, VA	2.0	1.5	1121	$1,499	$1.34	23d	1	0.18mi
3900 Woodbridge Dr Unit 00 1808 Newport News, VA	2.0	2.5	1235	$1,599	$1.29	23d	1	0.18mi
3900 Woodbridge Dr Unit 00 2106 Newport News, VA	2.0	1.5	1121	$1,499	$1.34	20d	1	0.18mi
3900 Woodbridge Dr Unit 00 1402 Newport News, VA	2.0	2.0	1148	$1,649	$1.44	17d	1	0.18mi
3900 Woodbridge Dr Unit 00 2006 Newport News, VA	2.0	1.5	1121	$1,499	$1.34	16d	1	0.18mi
718 Halyard Dr Newport News, VA	3.0	2.5	1472	$2,300	$1.56	43d	1	0.42mi
573 Old Colonial Way Newport News, VA	3.0	2.5	1580	$1,985	$1.26	43d	1	0.81mi
826 Maywood Cir Newport News, VA	3.0	2.0	1164	$2,100	$1.80	1d	1	0.85mi
461 Revolution Ln Newport News, VA	3.0	2.0	1490	$2,000	$1.34	7d	1	0.96mi
329 Boulder Dr Newport News, VA	2.0	2.0	960	$1,482	$1.54	2d	13	1.05mi
401 Jester Ct Newport News, VA	2.0	2.0	949	$1,462	$1.54	1d	3	1.06mi
23 Williamson Park Dr Newport News, VA	3.0	1.0	1296	$1,990	$1.54	44d	1	1.07mi
713 Emerald Ct Newport News, VA	3.0	2.5	1455	$2,300	$1.58	43d	1	1.08mi
722 Emerald Ct Newport News, VA	3.0	2.5	1488	$2,400	$1.61	43d	1	1.09mi
100 Banbury Ct Unit 00 103308 Newport News, VA	3.0	2.0	1222	$1,799	$1.47	4d	1	1.17mi
100 Banbury Ct Unit 00 201302 Newport News, VA	3.0	2.0	1222	$1,799	$1.47	43d	1	1.17mi
100 Banbury Ct Unit 00 202207 Newport News, VA	3.0	2.0	1222	$1,909	$1.56	7d	1	1.17mi
372 Rivers Ridge Cir Newport News, VA	2.0	2.5	1296	$1,650	$1.27	43d	1	1.17mi
106 Woodhaven Rd Newport News, VA	3.0	1.0	1162	$1,450	$1.25	20d	1	1.22mi
436 Lee's Ml Dr #436 Newport News, VA	2.0	2.0	1120	$1,750	$1.56	7d	1	1.23mi
399 Hickory Point Blvd Newport News, VA	2.0	1.5	984	$1,594	$1.62	1d	10	1.24mi
581 Calla Ct Newport News, VA	1.0–3.0	1.0–2.0	990	$1,575	$1.59	1d	11	1.34mi
572 Candle Ln Apt 302 Newport News, VA	2.0	2.0	960	$1,395	$1.45	23d	1	1.35mi
568 Candle Ln Newport News, VA	2.0	2.0	960	$1,395	$1.45	43d	1	1.37mi
203 Quarter Trl Unit F Newport News, VA	2.0	1.5	1167	$1,375	$1.18	43d	1	1.38mi
91 River Palms Rd Newport News, VA	1.0–3.0	1.0–2.5	871	$2,179	$2.50	1d	49	1.41mi
418 Cox Lndg Newport News, VA	1.0–3.0	1.0–1.5	975	$1,625	$1.67	2d	9	1.45mi
215 Old Bridge Ct Newport News, VA	4.0	2.0	1441	$2,100	$1.46	20d	1	1.46mi
55 Rexford Dr Newport News, VA	3.0	2.0	1428	$2,000	$1.40	43d	1	1.47mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 29 events

1. 2026-06-15
   pricestatusdays on market $207,000 Under Contract 239 DOM
2. 2026-06-09
   days on market $208,000 Active Under Contract 238 DOM
3. 2026-06-08
   days on market $208,000 Active Under Contract 237 DOM
4. 2026-06-07
   days on market $208,000 Active Under Contract 236 DOM
5. 2026-06-03
   days on market $208,000 Active Under Contract 232 DOM
6. 2026-06-02
   days on market $208,000 Active Under Contract 231 DOM
7. 2026-06-01
   days on market $208,000 Active Under Contract 230 DOM
8. 2026-05-31
   days on market $208,000 Active Under Contract 229 DOM
9. 2025-11-28
   historical Active Under Contract
10. 2025-11-16
    price $208,000
11. 2025-10-24
    price $228,000
12. 2025-10-13
    listed $248,000 Active
13. 2024-03-07
    soldstatus $231,000
14. 2024-02-14
    status Under Contract
15. 2024-02-06
    historical Active Under Contract
16. 2024-01-23
    status Active
17. 2024-01-18
    historical Active Under Contract
18. 2024-01-04
    status Active
19. 2023-12-18
    historical Active Under Contract
20. 2023-12-15
    listed $219,900 Active
21. 2018-04-23
    status Under Contract
22. 2018-02-28
    listed $101,000 Active
23. 2017-11-21
    historical
24. 2017-11-09
    price $105,000
25. 2017-10-20
    listed $120,000 Active
26. 2008-12-22
    soldstatus $142,500
27. 2005-01-12
    soldstatus $79,000
28. 2003-07-28
    soldstatus $74,900
29. 1988-10-04
    soldstatus $64,900

ⓘ 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: $2,731 · $228/mo
• Projected year-2 tax: $2,731 · $228/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 4/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,019
• − Mortgage interest: −$11,595
• − Property taxes: −$2,731
• − Insurance: −$1,035
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − HOA: −$1,500
• − Depreciation: −$6,022
• Taxable loss: −$4,387
• Est. tax savings @ 24.0%: +$1,053
• After-tax cash flow: $155/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): 43,641
• Household income: $71,126
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 2094.0

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 0.70)
• Race & ethnicity: Black 40% White 36% Hispanic / Latino 12% Two or more races 11% Asian 6%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 11% · Canada, South Korea, Vietnam
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 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: ▼ -34.79%
• Current HPI: 297.7465
• Rent YoY: ▲ 6.87%
• 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

+220.5% since first listed

21 events — show timeline

• 2025-11-28 Contingent — REINMLS
• 2025-11-16 Price Changed $208,000 REINMLS
• 2025-10-24 Price Changed $228,000 REINMLS
• 2025-10-13 Listed $248,000 REINMLS
• 2024-03-07 Sold (Public Records) $231,000 Public Records
• 2024-02-14 Pending — REINMLS
• 2024-02-06 Contingent — REINMLS
• 2024-01-23 Relisted — REINMLS
• 2024-01-18 Contingent — REINMLS
• 2024-01-04 Relisted — REINMLS
• 2023-12-18 Contingent — REINMLS
• 2023-12-15 Listed $219,900 REINMLS
• 2018-04-23 Pending — REINMLS
• 2018-02-28 Listed $101,000 REINMLS
• 2017-11-21 Listing Removed — REINMLS
• 2017-11-09 Price Changed $105,000 REINMLS
• 2017-10-20 Listed $120,000 REINMLS
• 2008-12-22 Sold (Public Records) $142,500 Public Records
• 2005-01-12 Sold (Public Records) $79,000 Public Records
• 2003-07-28 Sold (Public Records) $74,900 Public Records
• 1988-10-04 Sold (Public Records) $64,900 Public Records

Property tax history

+5.1%/yr

Latest (2026): $2,731 · +11.5% YoY. Source: county tax records.