833 Hampton Ave · Newport News, VA 23607

$187,000

3 bd · 1.0 ba · 1,139 sqft · SingleFamily public records · 92 Days on market

Built 1984 2,613 sqft lot $164/sqft · 92% above area

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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).

• Cash flow +14.2/30.0
• ARV discount +7.5/15.0
• Appreciation +4.6/10.0
• DSCR +4.3/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Make this stylish house with a great floor plan, your home!  Remodeled and refreshed!  3 freshly carpeted bedrooms, 1 bathroom with spacious vanity sink and shower!  New roof, HVAC, flooring, kitchen cabinets, quartz countertop, appliances, light fixtures, patio door, windows, bathroom fixtures, and more! A privately fenced backyard with room for a garden, cookout, and relaxing! No HOA!  Conveniently located near shopping, restaurants, Newport News Shipbuilding, James River, Hampton Roads Bridge tunnel, and I 64. Don't let this one get away.

Key facts

• Front porch
• Backyard
• Built 1984

Tags

• FRONT PORCH
• BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $32 ($382/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 $157k (16.2% below list).
• Recommended offer: $157k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 (+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 44% 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 92 days — a 9% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $70k; list at $187k implies a 165% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,781 (16.2% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (median comp): $97,408
• List price: $187,000
• Delta: 91.98%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
942 20th St	0.23mi	3/1.5	1,250 (+10%)	1mo	$180,000	$144	70
960 15th St	0.46mi	3/1.5	1,195 (+5%)	0mo	$137,000	$115	68
1234 22nd St	0.59mi	3/1.0	1,100 (-3%)	1mo	$259,000	$235	66
937 17th St	0.31mi	3/2.0	1,245 (+9%)	0mo	$252,500	$203	66
848 31st St	0.47mi	3/1.0	1,045 (-8%)	1mo	$175,000	$167	64
641 33rd St	0.67mi	3/2.0	1,135 (-0%)	1mo	$263,000	$232	63
988 15th St	0.50mi	2/1.0 (-1)	1,061 (-7%)	2mo	$126,050	$119	59
2010 Roanoke Ave	0.36mi	3/1.0	1,300 (+14%)	2mo	$180,000	$138	58
1141 27th St	0.52mi	3/1.0	1,000 (-12%)	2mo	$85,000	$85	54
643 33rd St	0.67mi	2/1.0 (-1)	1,060 (-7%)	2mo	$215,000	$203	51
3015 Wickham Ave	0.47mi	3/2.0	1,300 (+14%)	1mo	$252,000	$194	50
2106 Chestnut Ave	0.51mi	4/3.0 (+1)	1,244 (+9%)	2mo	$295,000	$237	46

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: -4.7%
• Equity multiple: 0.79×
• Total profit: $-10,872
• Equity at exit: $46,576

10-year hold

• IRR: 1.8%
• Equity multiple: 1.17×
• Total profit: $9,082
• Equity at exit: $50,143

Cash invested: $52,360 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,568 high
• Mortgage (P&I): −$981
• Tax from tax record: −$148 /mo · $1,778/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $32

Break-even live

Break-even rent $1,527

Max offer price $187,000

Occupancy floor 93%

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
829 22nd St Newport News, VA	3.0	1.5	1020	$1,650	$1.62	44d	1	0.03mi
740 21st St Newport News, VA	3.0	2.0	1120	$2,000	$1.79	44d	1	0.18mi
1035 23rd St Newport News, VA	3.0	2.0	1378	$1,600	$1.16	44d	1	0.28mi
932 16th St Newport News, VA	2.0	1.0	754	$1,500	$1.99	44d	1	0.39mi
749 31st St Newport News, VA	3.0	2.0	1000	$1,900	$1.90	44d	1	0.49mi
2314 Chestnut Ave Newport News, VA	2.0	1.0	900	$12,900	$14.33	2d	1	0.52mi
1152 Orcutt Ave Newport News, VA	3.0	1.0	947	$1,375	$1.45	4d	1	0.52mi
1216 21st St Newport News, VA	3.0	3.5	1446	$1,700	$1.18	24d	1	0.54mi
3206 Madison Ave Newport News, VA	3.0	1.0	900	$1,550	$1.72	11d	1	0.58mi
1240 24th St Newport News, VA	2.0	1.0	752	$995	$1.32	24d	1	0.60mi
1239 24th St Newport News, VA	3.0	1.0	880	$1,495	$1.70	44d	1	0.61mi
709 33rd St Unit 1 Newport News, VA	2.0	1.0	878	$1,400	$1.59	17d	1	0.61mi
1124 33rd St Newport News, VA	3.0	1.5	1386	$1,600	$1.15	24d	1	0.67mi
1010 36th St Newport News, VA	2.0	1.0	775	$1,095	$1.41	24d	1	0.73mi
1227 31st St Newport News, VA	3.0	2.0	1500	$2,495	$1.66	2d	1	0.73mi
935 37th St Unit 16 Newport News, VA	2.0	1.0	700	$995	$1.42	44d	1	0.76mi
935 37th St Unit 4 Newport News, VA	2.0	1.0	700	$900	$1.29	24d	1	0.76mi
935 37th St Unit 15 Newport News, VA	2.0	1.0	700	$995	$1.42	8d	1	0.76mi
1032 37th St Newport News, VA	3.0	2.0	1191	$1,450	$1.22	44d	1	0.78mi
1348 28th St Newport News, VA	2.0	1.0	997	$1,350	$1.35	4d	1	0.83mi
1348 28th St Unit NA Newport News, VA	2.0	1.0	997	$1,350	$1.35	24d	1	0.83mi
3100 Warwick Blvd Newport News, VA	2.0	1.5	1130	$1,008	$0.89	3d	2	0.86mi
4107 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	44d	1	0.97mi
4101 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	24d	1	0.97mi
4104 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	44d	1	0.97mi
4104 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	24d	1	0.97mi
913 41st St Newport News, VA	2.0	1.5	740	$1,045	$1.41	24d	1	0.97mi
841 41st St Newport News, VA	2.0	1.0	740	$795	$1.07	11d	1	0.97mi
915 41st St Newport News, VA	2.0	1.0	740	$1,045	$1.41	24d	1	0.98mi
4119 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	24d	1	0.99mi
4135 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	3d	1	1.00mi
4137 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	3d	1	1.00mi
4111 Orcutt Ave Newport News, VA	2.0	1.0	740	$795	$1.07	3d	1	1.00mi
4163 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	24d	1	1.01mi
4200 Newsome Dr Newport News, VA	2.0	1.0	895	$795	$0.89	24d	1	1.01mi
41 Ash Ave Unit B Newport News, VA	2.0	1.0	930	$1,500	$1.61	24d	1	1.02mi
4218 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	3d	1	1.02mi
4224 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	24d	1	1.03mi
4226 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	24d	1	1.03mi
4241 Orcutt Ave Newport News, VA	2.0	1.0	740	$795	$1.07	3d	1	1.06mi

Listing history 18 events

1. 2026-05-15
   price $187,000 567-char remark

   Show marketing remark (543 chars)

   Make this stylish house with a great floor plan, your home! Remodeled and refreshed! 3 freshly carpeted bedrooms, 1 bathroom with spacious vanity sink and shower! New roof, HVAC, flooring, kitchen cabinets, quartz countertop, appliances, light fixtures, patio door, windows, bathroom fixtures, and more! A privately fenced backyard with room for a garden, cookout, and relaxing! No HOA! Conveniently located near shopping, restaurants, Newport News Shipbuilding, James River, Hampton Roads Bridge tunnel, and I 64. Don't let this one get away.

2. 2026-05-15
   price $187,000 543-char remark

   Show marketing remark (543 chars)

   Make this stylish house with a great floor plan, your home! Remodeled and refreshed! 3 freshly carpeted bedrooms, 1 bathroom with spacious vanity sink and shower! New roof, HVAC, flooring, kitchen cabinets, quartz countertop, appliances, light fixtures, patio door, windows, bathroom fixtures, and more! A privately fenced backyard with room for a garden, cookout, and relaxing! No HOA! Conveniently located near shopping, restaurants, Newport News Shipbuilding, James River, Hampton Roads Bridge tunnel, and I 64. Don't let this one get away.

3. 2026-04-02
   price $189,000 567-char remark

   Show marketing remark (543 chars)

   Make this stylish house with a great floor plan, your home! Remodeled and refreshed! 3 freshly carpeted bedrooms, 1 bathroom with spacious vanity sink and shower! New roof, HVAC, flooring, kitchen cabinets, quartz countertop, appliances, light fixtures, patio door, windows, bathroom fixtures, and more! A privately fenced backyard with room for a garden, cookout, and relaxing! No HOA! Conveniently located near shopping, restaurants, Newport News Shipbuilding, James River, Hampton Roads Bridge tunnel, and I 64. Don't let this one get away.

4. 2026-04-02
   price $189,000 543-char remark

   Show marketing remark (543 chars)

   Make this stylish house with a great floor plan, your home! Remodeled and refreshed! 3 freshly carpeted bedrooms, 1 bathroom with spacious vanity sink and shower! New roof, HVAC, flooring, kitchen cabinets, quartz countertop, appliances, light fixtures, patio door, windows, bathroom fixtures, and more! A privately fenced backyard with room for a garden, cookout, and relaxing! No HOA! Conveniently located near shopping, restaurants, Newport News Shipbuilding, James River, Hampton Roads Bridge tunnel, and I 64. Don't let this one get away.

5. 2026-02-24
   listed $196,000 Active 567-char remark

   Show marketing remark (543 chars)

   Make this stylish house with a great floor plan, your home! Remodeled and refreshed! 3 freshly carpeted bedrooms, 1 bathroom with spacious vanity sink and shower! New roof, HVAC, flooring, kitchen cabinets, quartz countertop, appliances, light fixtures, patio door, windows, bathroom fixtures, and more! A privately fenced backyard with room for a garden, cookout, and relaxing! No HOA! Conveniently located near shopping, restaurants, Newport News Shipbuilding, James River, Hampton Roads Bridge tunnel, and I 64. Don't let this one get away.

6. 2026-02-24
   listed $196,000 Active 543-char remark

   Show marketing remark (543 chars)

   Make this stylish house with a great floor plan, your home! Remodeled and refreshed! 3 freshly carpeted bedrooms, 1 bathroom with spacious vanity sink and shower! New roof, HVAC, flooring, kitchen cabinets, quartz countertop, appliances, light fixtures, patio door, windows, bathroom fixtures, and more! A privately fenced backyard with room for a garden, cookout, and relaxing! No HOA! Conveniently located near shopping, restaurants, Newport News Shipbuilding, James River, Hampton Roads Bridge tunnel, and I 64. Don't let this one get away.

7. 2025-06-17
   historical
8. 2025-03-10
   price $127,000
9. 2025-03-10
   price $127,000
10. 2025-01-30
    listed $132,700 Active
11. 2025-01-30
    listed $132,700 Active
12. 2015-04-01
    soldstatus $70,500
13. 1998-11-20
    soldstatus $55,000
14. 1998-09-29
    soldstatus $55,000
15. 1998-03-17
    soldstatus $55,000
16. 1998-03-16
    soldstatus $25,000
17. 1997-09-24
    soldstatus $44,989
18. 1985-12-23
    soldstatus $47,000

ⓘ 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: $1,778 · $148/mo
• Projected year-2 tax: $1,778 · $148/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

Taxation est. · year 1

• Rental income: $18,814
• − Mortgage interest: −$10,475
• − Property taxes: −$1,778
• − Insurance: −$935
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$5,440
• Taxable loss: −$2,824
• Est. tax savings @ 24.0%: +$678
• After-tax cash flow: $1,060/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

+297.9% since first listed

18 events — show timeline

• 2026-05-15 Price Changed $187,000 REINMLS
• 2026-05-15 Price Changed $187,000 WMLS
• 2026-04-02 Price Changed $189,000 REINMLS
• 2026-04-02 Price Changed $189,000 WMLS
• 2026-02-24 Listed $196,000 WMLS
• 2026-02-24 Listed $196,000 REINMLS
• 2025-06-17 Listing Removed — REINMLS
• 2025-03-10 Price Changed $127,000 REINMLS
• 2025-03-10 Price Changed $127,000 WMLS
• 2025-01-30 Listed $132,700 REINMLS
• 2025-01-30 Listed $132,700 WMLS
• 2015-04-01 Sold (Public Records) $70,500 Public Records
• 1998-11-20 Sold (Public Records) $55,000 Public Records
• 1998-09-29 Sold (Public Records) $55,000 Public Records
• 1998-03-17 Sold (Public Records) $55,000 Public Records
• 1998-03-16 Sold (Public Records) $25,000 Public Records
• 1997-09-24 Sold (Public Records) $44,989 Public Records
• 1985-12-23 Sold (Public Records) $47,000 Public Records

Property tax history

+4.9%/yr

Latest (2026): $1,778 · +20.0% YoY. Source: county tax records.