204 Nina Ct · Newport News, VA 23602

$175,000

3 bd · 1.5 ba · 1,114 sqft · SingleFamily public records · 6 Days on market

Built 1972 9,147 sqft lot Est $293k · 40% under

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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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.0/10.0
• Rent growth +5.0/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Property is occupied there are packing to leave please excuse the clutter This is an Estate

Key facts

• 9,147 sq ft lot
• Garage
• Built 1972

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking including driveway and street parking; Detached garage (approximately 576 sq ft)
• Utilities: City/County water; City/County sewer; Natural gas for heating and water heater; Electric service including 220 V
• Home design: Detached ranch-style home; Single-story (1 level); Slab foundation; Simple ownership
• Construction: Brick exterior; Asphalt shingle roof; Slab foundation
• Exterior features: Brick siding; Back yard with wood fence; Asphalt shingle roof; Lot about 0.21 acres with dimensions approximately 120 x 75 (75' front, 120' depth)

Interior

• Kitchen: Electric range; Refrigerator; 220 V electrical outlet
• Bedrooms: Bedroom and full bathroom on first floor; Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Carpet and vinyl flooring
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.2% 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: B.C. Charles Elementary (math 34% / reading 48%, grade F, #892 of 1,108 statewide, top 81%, 388 students, 91% FRL); Menchville High (math 39% / reading 79%, grade C+, #256 of 319 statewide, top 81%, 1,788 students, 87% 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 (+13.2%/yr); 178 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 522 units permitted in Newport News city in 2024 (458 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 (-3.0% appreciation + 8.0% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $24k; list at $175k implies a 629% gain — meaningful room to come down on a strong offer.

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 $175,000

Questions for the listing agent

1. Built in 1972 — 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: 1.10% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $292,982
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Dunmore Dr	0.09mi	3/1.5	1,121 (+1%)	1mo	$305,000	$272	94
329 Marlboro Rd	0.12mi	4/1.5 (+1)	1,175 (+6%)	4mo	$297,500	$253	77
286 Marlboro Rd	0.36mi	3/2.0	1,088 (-2%)	4mo	$290,000	$267	74
178 Colony Rd	0.53mi	3/1.0	1,079 (-3%)	3mo	$250,000	$232	66
119 Nicewood Dr	0.57mi	3/2.0	1,064 (-4%)	1mo	$315,000	$296	63
131 Nicewood Dr	0.49mi	3/2.0	1,200 (+8%)	0mo	$315,000	$263	62
106 Gwynn Cir	0.53mi	3/1.5	1,212 (+9%)	0mo	$277,000	$229	60
6 Gwynn Cir	0.54mi	3/2.0	1,028 (-8%)	3mo	$247,500	$241	58
444 Eastwood Dr	0.73mi	3/1.0	1,079 (-3%)	2mo	$285,000	$264	57
264 Exeter Rd	0.54mi	3/1.5	1,261 (+13%)	2mo	$280,000	$222	51
106 Olin Dr	0.48mi	3/2.0	1,278 (+15%)	1mo	$232,000	$182	50
1 Miller Rd	0.64mi	4/2.0 (+1)	1,220 (+10%)	1mo	$343,000	$281	46

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-102
• Equity at exit: $26,093

10-year hold

• IRR: 14.3%
• Equity multiple: 2.42×
• Total profit: $69,624
• Equity at exit: $15,131

Cash invested: $49,000 (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 23602

• Home prices YoY: -19.2%
• Rents YoY: 13.2%
• Active inventory: 178
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,925 high
• Mortgage (P&I): −$918
• Tax from tax record: −$247 /mo · $2,962/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $283

Break-even live

Break-even rent $1,566

Max offer price $175,000

Occupancy floor 80%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Bonita Dr Newport News, VA	3.0	1.5	1097	$1,900	$1.73	24d	1	0.38mi
108 Nicewood Dr Newport News, VA	3.0	3.0	1457	$2,250	$1.54	4d	1	0.64mi
213 Picard Dr Newport News, VA	3.0	1.0	1200	$1,800	$1.50	3d	1	0.73mi
229 Telford Dr Newport News, VA	3.0	2.0	1500	$2,495	$1.66	44d	1	0.79mi
13441 Warwick Blvd Newport News, VA	2.0	1.5	1000	$1,250	$1.25	24d	1	0.83mi
100 River Trace Way Newport News, VA	1.0–2.0	1.0–2.0	678	$1,250	$1.84	3d	4	0.83mi
408 Savage Dr Unit A Newport News, VA	3.0	2.5	1380	$1,895	$1.37	44d	1	1.06mi
4327 Lacy Cove Ln Newport News, VA	3.0	2.5	1382	$2,200	$1.59	11d	1	1.06mi
500 Collinwood Pl Newport News, VA	2.0	1.5	865	$1,195	$1.38	16d	1	1.08mi
221 Seasons Trl Newport News, VA	2.0	2.0	1200	$1,795	$1.50	44d	1	1.13mi
522 Knolls Dr #308 Newport News, VA	2.0	2.0	1387	$1,950	$1.41	21d	1	1.13mi
522 Knolls Dr Newport News, VA	2.0	2.0	1387	$1,925	$1.39	24d	2	1.13mi
168-A Heritage Way Newport News, VA	1.0–3.0	1.0–2.0	909	$1,630	$1.79	2d	12	1.16mi
13302 Garden State Dr Newport News, VA	1.0–3.0	1.0–2.0	915	$1,750	$1.91	3d	19	1.17mi
227 Ashridge Ln Newport News, VA	2.0	2.0	1430	$2,000	$1.40	24d	1	1.19mi
339 Windy Ridge Ln Newport News, VA	3.0	2.5	1200	$2,300	$1.92	4d	1	1.26mi
14353 Deloice Cres Newport News, VA	1.0–3.0	1.0–2.0	971	$2,032	$2.09	2d	11	1.31mi
161 Jenness Ln Newport News, VA	3.0	1.5	1121	$1,537	$1.37	44d	1	1.33mi
409 Flint Dr Newport News, VA	4.0	1.5	1415	$2,300	$1.63	44d	1	1.42mi

Listing history 2 events

1. 2026-05-16
   listed $175,000 Active
2. 1972-11-01
   soldstatus $24,000

ⓘ 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: $2,962 · $247/mo
• Projected year-2 tax: $2,962 · $247/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: $23,099
• − Mortgage interest: −$9,803
• − Property taxes: −$2,962
• − Insurance: −$875
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$5,091
• Taxable income: $672
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $3,237/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

+629.2% since first listed

2 events — show timeline

• 2026-05-16 Listed $175,000 REINMLS
• 1972-11-01 Sold (Public Records) $24,000 Public Records

Property tax history

+3.9%/yr

Latest (2026): $2,962 · +9.0% YoY. Source: county tax records.