128 Edsyl St · Newport News, VA 23602

$253,000

4 bd · 1.5 ba · 1,262 sqft · SingleFamily public records · 26 Days on market

Built 1970 8,276 sqft lot $200/sqft · 13% below area Est $291k · 13% 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 +14.7/30.0
• ARV discount +13.4/15.0
• Rent growth +5.0/5.0
• DSCR +4.5/10.0
• 1% rule +3.8/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this traditional 3 bedroom home! Offers a spacious backyard for entertaining or relaxing. The kitchen features ample storage space and granite countertops. Conveniently located near the central business districts, major traffic hubs, military bases and the shipyard. This property may qualify for Seller Financing (Vendee). Make sure to ask about the 3D True Immersive Virtual Tour. Come see this house today!

Key facts

• Ample storage space
• Spacious backyard
• Granite countertops

Tags

• SPACIOUS BACKYARD
• AMPLE STORAGE SPACE
• GRANITE COUNTERTOPS
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $253k.

Deal economics

• At list price, monthly cash flow is $64 ($773/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 $224k (11.5% below list).
• Recommended offer: $224k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Market conditions: Rents rising fast (+13.2%/yr); 178 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 522 units permitted in Newport News city in 2024 (458 in 5+ unit buildings).
• This rent runs 34% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $8k 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 26 days — a 2% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.

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 $223,841 (11.5% below list)

Questions for the listing agent

1. Built in 1970 — 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: 0.88% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 9.4

CMA / ARV

• ARV (median comp): $291,284
• List price: $253,000
• Delta: -13.14%
• 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
219 Goode Dr	0.57mi	3/1.5 (-1)	1,288 (+2%)	0mo	$283,900	$220	65
269 Summerlake Ln	0.63mi	3/1.5 (-1)	1,258 (-0%)	3mo	$303,000	$241	63
432 Maryle Ct	0.56mi	3/2.0 (-1)	1,291 (+2%)	2mo	$300,000	$232	61
131 Nicewood Dr	0.56mi	3/2.0 (-1)	1,200 (-5%)	0mo	$315,000	$263	58
86 Boxley Blvd	0.68mi	3/1.5 (-1)	1,297 (+3%)	1mo	$295,000	$227	58
241 Batson Dr	0.57mi	3/1.0 (-1)	1,207 (-4%)	1mo	$197,500	$164	58
23 Colony Rd	0.61mi	3/1.5 (-1)	1,193 (-6%)	1mo	$171,500	$144	56
106 Olin Dr	0.74mi	3/2.0 (-1)	1,278 (+1%)	1mo	$232,000	$182	55
106 Gwynn Cir	0.71mi	3/1.5 (-1)	1,212 (-4%)	0mo	$277,000	$229	55
13 Boxwood Ln	0.51mi	3/2.0 (-1)	1,429 (+13%)	1mo	$345,000	$241	47
412 Dunmore Dr	0.64mi	3/1.5 (-1)	1,121 (-11%)	1mo	$305,000	$272	46
444 Eastwood Dr	0.52mi	3/1.0 (-1)	1,079 (-14%)	2mo	$285,000	$264	43

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.65×
• Total profit: $-25,058
• Equity at exit: $37,723

10-year hold

• IRR: 5.8%
• Equity multiple: 1.53×
• Total profit: $37,330
• Equity at exit: $21,875

Cash invested: $70,840 (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 23602

• Home prices YoY: -19.2%
• Rents YoY: 13.2%
• Active inventory: 178
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,238 high
• Mortgage (P&I): −$1,327
• Tax from tax record: −$272 /mo · $3,261/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $64

Break-even live

Break-even rent $2,157

Max offer price $253,000

Occupancy floor 92%

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: $63,250
• Closing costs: $7,590
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Cindy Cir Newport News, VA	3.0	2.0	1579	$2,395	$1.52	3d	1	0.05mi
408 Savage Dr Unit A Newport News, VA	3.0	2.5	1380	$1,895	$1.37	43d	1	0.44mi
13302 Garden State Dr Newport News, VA	1.0–3.0	1.0–2.0	915	$1,750	$1.91	2d	19	0.53mi
306 Charity Ln Newport News, VA	4.0	2.5	1855	$2,600	$1.40	14d	1	0.54mi
108 Nicewood Dr Newport News, VA	3.0	3.0	1457	$2,250	$1.54	3d	1	0.58mi
168-A Heritage Way Newport News, VA	1.0–3.0	1.0–2.0	909	$1,630	$1.79	1d	12	0.62mi
40 Bonita Dr Newport News, VA	3.0	1.5	1097	$1,900	$1.73	23d	1	0.74mi
339 Windy Ridge Ln Newport News, VA	3.0	2.5	1200	$2,300	$1.92	3d	1	0.75mi
161 Jenness Ln Newport News, VA	3.0	1.5	1121	$1,537	$1.37	43d	1	1.00mi
213 Picard Dr Newport News, VA	3.0	1.0	1200	$1,800	$1.50	2d	1	1.02mi
229 Telford Dr Newport News, VA	3.0	2.0	1500	$2,495	$1.66	43d	1	1.13mi
428 Lucas Creek Rd Newport News, VA	3.0	2.0	1616	$2,500	$1.55	3d	1	1.24mi
100 Radcliff Ln Newport News, VA	1.0–3.0	1.0–1.5	1000	$1,567	$1.57	2d	15	1.28mi
4327 Lacy Cove Ln Newport News, VA	3.0	2.5	1382	$2,200	$1.59	10d	1	1.28mi
14353 Deloice Cres Newport News, VA	1.0–3.0	1.0–2.0	971	$2,032	$2.09	1d	11	1.31mi
409 Flint Dr Newport News, VA	4.0	1.5	1415	$2,300	$1.63	43d	1	1.32mi

Listing history 17 events

1. 2026-05-19
   status Under Contract 420-char remark

   Show marketing remark (420 chars)

   Welcome to this traditional 3 bedroom home! Offers a spacious backyard for entertaining or relaxing. The kitchen features ample storage space and granite countertops. Conveniently located near the central business districts, major traffic hubs, military bases and the shipyard. This property may qualify for Seller Financing (Vendee). Make sure to ask about the 3D True Immersive Virtual Tour. Come see this house today!

2. 2026-04-21
   listed $253,000 Active 420-char remark

   Show marketing remark (420 chars)

   Welcome to this traditional 3 bedroom home! Offers a spacious backyard for entertaining or relaxing. The kitchen features ample storage space and granite countertops. Conveniently located near the central business districts, major traffic hubs, military bases and the shipyard. This property may qualify for Seller Financing (Vendee). Make sure to ask about the 3D True Immersive Virtual Tour. Come see this house today!

3. 2023-05-25
   soldstatus $260,000
4. 2023-05-20
   status Under Contract
5. 2023-05-01
   historical Active Under Contract
6. 2023-04-27
   listed $252,000 Active
7. 2015-07-06
   soldstatus $170,000
8. 2015-07-02
   soldstatus $170,000
9. 2015-05-28
   price $174,900
10. 2015-04-21
    price $179,000
11. 2015-02-12
    price $184,900
12. 2014-12-11
    price $187,900
13. 2014-10-14
    listed $174,900
14. 2014-06-27
    soldstatus $85,000
15. 2014-06-11
    historical
16. 2014-04-18
    listed $85,000
17. 1970-11-27
    soldstatus $21,500

ⓘ 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: $3,261 · $272/mo
• Projected year-2 tax: $3,261 · $272/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 8/10 Severe 7 d/yr ≥105°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: $26,861
• − Mortgage interest: −$14,172
• − Property taxes: −$3,261
• − Insurance: −$1,265
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − Depreciation: −$7,360
• Taxable loss: −$3,495
• Est. tax savings @ 24.0%: +$839
• After-tax cash flow: $1,612/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): 42,265
• Household income: $79,475
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1696.0

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 0.69)
• Race & ethnicity: White 42% Black 34% Hispanic / Latino 12% Two or more races 10% Asian 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Spanish 6% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -67.28%
• Current HPI: 283.0889
• Rent YoY: ▲ 13.22%
• 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

+1076.7% since first listed

17 events — show timeline

• 2026-05-19 Pending — REINMLS
• 2026-04-21 Listed $253,000 REINMLS
• 2023-05-25 Sold (Public Records) $260,000 Public Records
• 2023-05-20 Pending — REINMLS
• 2023-05-01 Contingent — REINMLS
• 2023-04-27 Listed $252,000 REINMLS
• 2015-07-06 Sold (Public Records) $170,000 Public Records
• 2015-07-02 Sold (MLS) $170,000 CBRAR
• 2015-05-28 Price Changed $174,900 REINMLS
• 2015-04-21 Price Changed $179,000 REINMLS
• 2015-02-12 Price Changed $184,900 REINMLS
• 2014-12-11 Price Changed $187,900 REINMLS
• 2014-10-14 Listed $174,900 CBRAR
• 2014-06-27 Sold (MLS) $85,000 CVRMLS
• 2014-06-11 Listing Removed — CVRMLS
• 2014-04-18 Listed $85,000 CVRMLS
• 1970-11-27 Sold (Public Records) $21,500 Public Records

Property tax history

+4.2%/yr

Latest (2026): $3,261 · +6.3% YoY. Source: county tax records.