613 47th St · Newport News, VA 23607

$90,000

2 bd · 1.0 ba · 859 sqft · SingleFamily public records

Built 1940

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Key facts

• 2 parking spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 10.6% 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: Heritage High (math 49% / reading 67%, grade C, #262 of 319 statewide, top 82%, 1,111 students, 85% FRL) — zoned schools average 85% FRL vs 55% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 58% at this address vs 44% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Newport News City Public School District average implies; a family-tenant draw the district grade alone would hide.
• 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 35% 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 $622 of loan paydown is wiped out by about $756 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $58k; list at $90k implies a 55% 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 $90,000

Questions for the listing agent

1. Built in 1940 — 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: 1.36% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.29%
• DSCR: 1.68
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $204,442
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
636 47th St	0.08mi	3/1.0 (+1)	850 (-1%)	10mo	$189,000	$222	81
638 Decatur St	0.57mi	2/1.0	845 (-2%)	8mo	$224,500	$266	64
626 42nd St	0.27mi	2/2.0	760 (-12%)	1mo	$180,900	$238	64
618 33rd St	0.71mi	2/1.0	818 (-5%)	4mo	$203,500	$249	56
1003 41st St	0.63mi	3/1.0 (+1)	800 (-7%)	2mo	$199,900	$250	52
3206 Madison Ave	0.74mi	3/1.0 (+1)	812 (-6%)	0mo	$115,000	$142	51
315 48th St	0.49mi	2/1.5	957 (+11%)	11mo	$101,000	$106	48
911 36th St	0.73mi	3/2.0 (+1)	925 (+8%)	1mo	$175,000	$189	43
655 Ellen Rd	0.60mi	3/2.0 (+1)	960 (+12%)	1mo	$245,000	$255	43
321 56th St	0.65mi	2/1.0	750 (-13%)	8mo	$194,999	$260	42
618 35th St	0.62mi	3/1.0 (+1)	972 (+13%)	13mo	$99,000	$102	34

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: 12.4%
• Equity multiple: 1.57×
• Total profit: $14,246
• Equity at exit: $22,416

10-year hold

• IRR: 18.1%
• Equity multiple: 2.84×
• Total profit: $46,423
• Equity at exit: $24,133

Cash invested: $25,200 (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: 128
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$472
• Tax from tax record: −$135 /mo · $1,617/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $321

Break-even live

Break-even rent $815

Max offer price $90,000

Occupancy floor 69%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
635 46th St Newport News, VA	3.0	1.0	1097	$1,400	$1.28	43d	1	0.07mi
656 49th St Newport News, VA	3.0	1.0	946	$1,500	$1.59	23d	1	0.10mi
5115 Jefferson Ave Unit 25A Arch Newport News, VA	1.0	1.0	800	$1,199	$1.50	21d	1	0.30mi
841 41st St Newport News, VA	2.0	1.0	740	$795	$1.07	10d	1	0.46mi
4137 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	3d	1	0.47mi
4135 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	3d	1	0.47mi
4119 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	0.49mi
4163 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	0.49mi
4113 Newsome Dr Unit A Newport News, VA	1.0	1.0	685	$695	$1.01	20d	1	0.50mi
4261 Newsome Dr Newport News, VA	2.0	1.0	740	$10,145	$13.71	23d	1	0.51mi
4107 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	43d	1	0.51mi
4263 Newsome Dr Unit 4263 Newport News, VA	1.0	1.0	740	$695	$0.94	23d	1	0.51mi
4263 Newsome Dr Unit 4263 Newport News, VA	2.0	1.0	740	$1,045	$1.41	43d	1	0.51mi
4263 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	10d	1	0.51mi
4101 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	0.52mi
4325 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	3d	1	0.52mi
4325 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	10d	1	0.52mi
4200 Newsome Dr Newport News, VA	2.0	1.0	895	$795	$0.89	23d	1	0.53mi
4226 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	0.53mi
4224 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	0.54mi
4329 Newsome Dr Unit B Newport News, VA	1.0	1.0	530	$695	$1.31	3d	1	0.54mi
4104 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	0.54mi
4104 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	43d	1	0.54mi
4218 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	3d	1	0.54mi
4241 Orcutt Ave Newport News, VA	2.0	1.0	740	$795	$1.07	3d	1	0.55mi
915 41st St Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	0.56mi
913 41st St Newport News, VA	2.0	1.5	740	$1,045	$1.41	23d	1	0.56mi
4111 Orcutt Ave Newport News, VA	2.0	1.0	740	$795	$1.07	3d	1	0.59mi
935 37th St Unit 16 Newport News, VA	2.0	1.0	700	$995	$1.42	43d	1	0.65mi
935 37th St Unit 4 Newport News, VA	2.0	1.0	700	$900	$1.29	23d	1	0.65mi
935 37th St Unit 15 Newport News, VA	2.0	1.0	700	$995	$1.42	7d	1	0.65mi
709 33rd St Unit 1 Newport News, VA	2.0	1.0	878	$1,400	$1.59	17d	1	0.70mi
902 W Russell Ct Newport News, VA	3.0	1.0	984	$1,450	$1.47	44d	1	0.71mi
3206 Madison Ave Newport News, VA	3.0	1.0	900	$1,550	$1.72	10d	1	0.74mi
1126 44th St Newport News, VA	1.0	1.5	1100	$1,295	$1.18	23d	1	0.78mi
318 61st St Newport News, VA	2.0	1.0	950	$1,500	$1.58	43d	1	0.80mi
1010 36th St Newport News, VA	2.0	1.0	775	$1,095	$1.41	23d	1	0.80mi
749 31st St Newport News, VA	3.0	2.0	1000	$1,900	$1.90	43d	1	0.82mi
223 29th St Unit 105 Newport News, VA	1.0	1.0	750	$1,200	$1.60	3d	1	1.05mi
80 30th St Newport News, VA	1.0–3.0	1.0–3.0	923	$1,900	$2.06	1d	4	1.18mi

Listing history 3 events

1. 2026-04-03
   listed $90,000
2. 2026-04-03
   historical
3. 2002-02-15
   soldstatus $58,000

ⓘ 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: $1,617 · $135/mo
• Projected year-2 tax: $1,617 · $135/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 · 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: $14,664
• − Mortgage interest: −$5,041
• − Property taxes: −$1,617
• − Insurance: −$450
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$2,618
• Taxable income: $2,590
• Est. tax owed @ 24.0%: −$622
• After-tax cash flow: $3,232/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

+55.2% since first listed

3 events — show timeline

• 2026-04-03 Listing Removed — REINMLS
• 2026-04-03 Listed $90,000 REINMLS
• 2002-02-15 Sold (Public Records) $58,000 Public Records

Property tax history

+5.6%/yr

Latest (2026): $1,617 · +21.0% YoY. Source: county tax records.