942 20th St · Newport News, VA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $666 – $1,236
Heat risk 9/10 · Severe
- Hot days now (above 107°F)
- 7 days/yr
- Hot days in 30 yrs
- 16 days/yr
Wind risk 8/10 · Major
- Chance of severe wind over 30 yrs
- 80.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +16.3/30.0
- ARV discount +15.0/15.0
- DSCR +5.1/10.0
- Appreciation +4.6/10.0
- 1% rule +3.8/10.0
- Schools +3.8/10.0
- Livability +3.8/5.0
- Rent growth +3.2/5.0
- Condition / age +2.5/5.0
$180,000
942 20th St · Newport News, VA 23607
3 bd · 1.5 ba · 1,178 sqft · SingleFamily
public records
· 21 Days on market
Built 1940
Est $229k · 21% under
🖨 Deal sheet 📄 Offer letter ✓ Due diligence
Listing remarks
Charming 3-bedroom, 1.5-bath home offering a functional layout and strong value in Newport News. Step into a spacious living area filled with natural light, leading into a separate dining space and efficient kitchen with updated cabinetry and countertops. The home features original hardwood floors in key living areas, generously sized bedrooms, and a convenient half bath on the main level. Upstairs provides additional living space with flexibility for a primary suite, office, or guest rooms. Outside, enjoy a large yard with off-street parking and room to expand or enhance outdoor living. Great for buyers looking to build equity or add to their investment portfolio. Conveniently located near
Key facts
- Spacious living area
- Efficient kitchen
- Functional layout
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 3.0 mi
Loading POIs…
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 $99 ($1k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (12.3% below list).
- Recommended offer: $158k (12.3% below list) — sets the bar for 1% rule.
- Cap rate 7.0% 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: Richard T. Yates Elementary (math 32% / reading 57%, grade F, #827 of 1,108 statewide, top 77%, 440 students, 92% FRL); Menchville High (math 39% / reading 79%, grade C+, #256 of 319 statewide, top 81%, 1,788 students, 87% FRL) — zoned schools average 90% FRL vs 55% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: Rents rising (+2.9%/yr); 128 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 522 units permitted in Newport News city in 2024 (458 in 5+ unit buildings).
- This rent runs 45% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Forward outlook
- Local home prices are declining (-0.8%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k 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 21 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
- 7 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
- Current owner paid $62k; list at $180k implies a 188% gain — meaningful room to come down on a strong offer.
Risks & watch-outs
- Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
- Climate carrying-cost: 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
$157,853
(12.3% below list)
Questions for the listing agent
- Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.88% ✗
- Cap rate
- 6.95%
- Cash-on-cash
- 2.36%
- DSCR
- 1.11
- GRM
- 9.5
CMA / ARV
- ARV (on-the-fly)
- $228,532
- Comps found
- 12
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 942 20th St | 0.00mi | 3/1.5 | 1,250 (+6%) | 1mo | $180,000 | $144 | 89 |
| 960 15th St | 0.26mi | 3/1.5 | 1,195 (+1%) | 0mo | $137,000 | $115 | 85 |
| 937 17th St | 0.12mi | 3/2.0 | 1,245 (+6%) | 0mo | $252,500 | $203 | 83 |
| 2010 Roanoke Ave | 0.16mi | 3/1.0 | 1,300 (+10%) | 2mo | $180,000 | $138 | 71 |
| 1234 22nd St | 0.42mi | 3/1.0 | 1,100 (-7%) | 1mo | $259,000 | $235 | 67 |
| 2106 Chestnut Ave | 0.33mi | 4/3.0 (+1) | 1,244 (+6%) | 2mo | $295,000 | $237 | 63 |
| 988 15th St | 0.29mi | 2/1.0 (-1) | 1,061 (-10%) | 1mo | $126,050 | $119 | 62 |
| 921 26th St | 0.38mi | 2/2.0 (-1) | 1,092 (-7%) | 3mo | $225,000 | $206 | 61 |
| 2128 Roanoke Ave | 0.22mi | 3/3.0 | 1,354 (+15%) | 1mo | $285,000 | $210 | 58 |
| 3015 Wickham Ave | 0.61mi | 3/2.0 | 1,300 (+10%) | 1mo | $252,000 | $194 | 51 |
| 848 31st St | 0.62mi | 3/1.0 | 1,045 (-11%) | 1mo | $175,000 | $167 | 50 |
| 843 29th St | 0.55mi | 3/2.5 | 1,349 (+14%) | 1mo | $255,000 | $189 | 45 |
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
- -2.7%
- Equity multiple
- 0.88×
- Total profit
- $-6,118
- Equity at exit
- $44,832
10-year hold
- IRR
- 3.7%
- Equity multiple
- 1.36×
- Total profit
- $18,086
- Equity at exit
- $48,266
Cash invested: $50,400 (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.
ZIP-level market 23607
- Home prices YoY
- -0.3%
- Rents YoY
- 2.9%
- Active inventory
- 128
- Price-to-rent
- 9.5×
Monthly cashflow live
↻
- Estimated rent
- $1,579 high interval (Pro) →
- Mortgage (P&I)
- −$944
- Tax from tax record
- −$129 /mo · $1,548/yr
- Insurance
- −$75
- HOA
- −$0
- Vacancy / Maint / Mgmt
- −$331
- Net cashflow
- $99
Break-even live
Break-even rent
$1,453
Max offer price
$180,000
Occupancy floor
89%
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
- $45,000
- Closing costs
- $5,400
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Down + closing
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 932 16th St Newport News, VA | 2.0 | 1.0 | 754 | $1,500 | $1.99 | 43d | 1 | 0.19mi |
| 1035 23rd St Newport News, VA | 3.0 | 2.0 | 1378 | $1,600 | $1.16 | 43d | 1 | 0.26mi |
| 829 22nd St Newport News, VA | 3.0 | 1.5 | 1020 | $1,650 | $1.62 | 43d | 1 | 0.26mi |
| 1152 Orcutt Ave Newport News, VA | 3.0 | 1.0 | 947 | $1,375 | $1.45 | 4d | 1 | 0.31mi |
| 740 21st St Newport News, VA | 3.0 | 2.0 | 1120 | $2,000 | $1.79 | 43d | 1 | 0.33mi |
| 1216 21st St Newport News, VA | 3.0 | 3.5 | 1446 | $1,700 | $1.18 | 23d | 1 | 0.37mi |
| 2314 Chestnut Ave Newport News, VA | 2.0 | 1.0 | 900 | $12,900 | $14.33 | 1d | 1 | 0.43mi |
| 1240 24th St Newport News, VA | 2.0 | 1.0 | 752 | $995 | $1.32 | 23d | 1 | 0.50mi |
| 1239 24th St Newport News, VA | 3.0 | 1.0 | 880 | $1,495 | $1.70 | 43d | 1 | 0.51mi |
| 749 31st St Newport News, VA | 3.0 | 2.0 | 1000 | $1,900 | $1.90 | 43d | 1 | 0.70mi |
| 1124 33rd St Newport News, VA | 3.0 | 1.5 | 1386 | $1,600 | $1.15 | 23d | 1 | 0.74mi |
| 1227 31st St Newport News, VA | 3.0 | 2.0 | 1500 | $2,495 | $1.66 | 1d | 1 | 0.75mi |
| 1348 28th St Newport News, VA | 2.0 | 1.0 | 997 | $1,350 | $1.35 | 4d | 1 | 0.76mi |
| 1348 28th St Unit NA Newport News, VA | 2.0 | 1.0 | 997 | $1,350 | $1.35 | 23d | 1 | 0.76mi |
| 3206 Madison Ave Newport News, VA | 3.0 | 1.0 | 900 | $1,550 | $1.72 | 10d | 1 | 0.80mi |
| 709 33rd St Unit 1 Newport News, VA | 2.0 | 1.0 | 878 | $1,400 | $1.59 | 17d | 1 | 0.83mi |
| 41 Ash Ave Unit B Newport News, VA | 2.0 | 1.0 | 930 | $1,500 | $1.61 | 23d | 1 | 0.83mi |
| 1010 36th St Newport News, VA | 2.0 | 1.0 | 775 | $1,095 | $1.41 | 23d | 1 | 0.86mi |
| 35 Cedar Ave Newport News, VA | 3.0 | 1.5 | 1138 | $1,595 | $1.40 | 43d | 1 | 0.89mi |
| 1032 37th St Newport News, VA | 3.0 | 2.0 | 1191 | $1,450 | $1.22 | 43d | 1 | 0.91mi |
| 935 37th St Unit 15 Newport News, VA | 2.0 | 1.0 | 700 | $995 | $1.42 | 7d | 1 | 0.93mi |
| 935 37th St Unit 16 Newport News, VA | 2.0 | 1.0 | 700 | $995 | $1.42 | 43d | 1 | 0.93mi |
| 935 37th St Unit 4 Newport News, VA | 2.0 | 1.0 | 700 | $900 | $1.29 | 23d | 1 | 0.93mi |
| 3100 Warwick Blvd Newport News, VA | 2.0 | 1.5 | 1130 | $1,008 | $0.89 | 3d | 2 | 1.08mi |
| 233 Pine Ave Newport News, VA | 3.0 | 2.0 | 1213 | $2,100 | $1.73 | 23d | 1 | 1.10mi |
| 321 Pine Ave Newport News, VA | 3.0 | 2.5 | 1349 | $1,990 | $1.48 | 23d | 1 | 1.10mi |
| 913 41st St Newport News, VA | 2.0 | 1.5 | 740 | $1,045 | $1.41 | 23d | 1 | 1.13mi |
| 915 41st St Newport News, VA | 2.0 | 1.0 | 740 | $1,045 | $1.41 | 23d | 1 | 1.13mi |
| 4104 Newsome Dr Newport News, VA | 2.0 | 1.0 | 740 | $1,045 | $1.41 | 43d | 1 | 1.13mi |
| 4104 Newsome Dr Newport News, VA | 2.0 | 1.0 | 740 | $1,045 | $1.41 | 23d | 1 | 1.13mi |
| 4101 Newsome Dr Newport News, VA | 2.0 | 1.0 | 740 | $1,045 | $1.41 | 23d | 1 | 1.13mi |
| 4107 Newsome Dr Newport News, VA | 2.0 | 1.0 | 740 | $1,045 | $1.41 | 43d | 1 | 1.13mi |
| 841 41st St Newport News, VA | 2.0 | 1.0 | 740 | $795 | $1.07 | 10d | 1 | 1.15mi |
| 4111 Orcutt Ave Newport News, VA | 2.0 | 1.0 | 740 | $795 | $1.07 | 3d | 1 | 1.15mi |
| 4119 Newsome Dr Newport News, VA | 2.0 | 1.0 | 740 | $1,045 | $1.41 | 23d | 1 | 1.15mi |
| 4135 Newsome Dr Newport News, VA | 2.0 | 1.0 | 740 | $795 | $1.07 | 3d | 1 | 1.16mi |
| 4137 Newsome Dr Newport News, VA | 2.0 | 1.0 | 740 | $795 | $1.07 | 3d | 1 | 1.17mi |
| 4200 Newsome Dr Newport News, VA | 2.0 | 1.0 | 895 | $795 | $0.89 | 23d | 1 | 1.17mi |
| 4218 Newsome Dr Newport News, VA | 2.0 | 1.0 | 740 | $795 | $1.07 | 3d | 1 | 1.18mi |
| 4163 Newsome Dr Newport News, VA | 2.0 | 1.0 | 740 | $1,045 | $1.41 | 23d | 1 | 1.18mi |
Listing history 23 events
-
2026-04-11status Under Contract
-
2026-03-31historical Active Under Contract
-
2026-03-21$180,000 Active
-
2025-03-05historical
-
2024-09-24price $185,000
-
2024-09-07$205,000 Active
-
2023-02-13status Under Contract
-
2023-02-03status Active
-
2023-02-01historical Active Under Contract
-
2023-01-23$95,000 Active
-
2021-05-14soldstatus $62,500
-
2021-04-23status Under Contract
-
2021-04-22$62,500 Active
-
2021-04-21historical
-
2021-03-31historical Active Under Contract
-
2021-03-30$62,500 Active
-
2011-07-20$40,000
-
2006-09-12soldstatus $109,900
-
1990-10-02soldstatus $44,000
-
1986-10-17soldstatus $28,161
-
1981-10-01soldstatus $30,500
-
1980-10-01soldstatus $25,558
-
1979-04-01soldstatus $19,900
ⓘ 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
- $1,548 · $129/mo
- Projected year-2 tax
- $1,548 · $129/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 ≥107°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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $18,942
- − Mortgage interest
- −$10,083
- − Property taxes
- −$1,548
- − Insurance
- −$900
- − Repairs & maintenance
- −$1,515
- − Management
- −$1,515
- − Depreciation
- −$5,236
- Taxable loss
- −$1,855
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$445
- After-tax cash flow
- $1,635/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
- 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
+804.5% since first listed23 events — show timeline
- 2026-04-11 Pending — REINMLS
- 2026-03-31 Contingent — REINMLS
- 2026-03-21 Listed $180,000 REINMLS
- 2025-03-05 Listing Removed — REINMLS
- 2024-09-24 Price Changed $185,000 REINMLS
- 2024-09-07 Listed $205,000 REINMLS
- 2023-02-13 Pending — REINMLS
- 2023-02-03 Relisted — REINMLS
- 2023-02-01 Contingent — REINMLS
- 2023-01-23 Listed $95,000 REINMLS
- 2021-05-14 Sold (Public Records) $62,500 Public Records
- 2021-04-23 Pending — REINMLS
- 2021-04-22 Listed $62,500 REINMLS
- 2021-04-21 Listing Removed — REINMLS
- 2021-03-31 Contingent — REINMLS
- 2021-03-30 Listed $62,500 REINMLS
- 2011-07-20 Listed $40,000 WMLS
- 2006-09-12 Sold (Public Records) $109,900 Public Records
- 1990-10-02 Sold (Public Records) $44,000 Public Records
- 1986-10-17 Sold (Public Records) $28,161 Public Records
- 1981-10-01 Sold (Public Records) $30,500 Public Records
- 1980-10-01 Sold (Public Records) $25,558 Public Records
- 1979-04-01 Sold (Public Records) $19,900 Public Records
Property tax history
+3.9%/yrLatest (2026): $1,548 · +15.1% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…