136 Harrington Rd · Newport News, VA 23602

$299,000

4 bd · 1.5 ba · 1,852 sqft · SingleFamily public records · 35 Days on market

Built 1973 9,583 sqft lot Est $369k · 19% 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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• Rent growth +5.0/5.0
• DSCR +3.9/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to 136 Harrington! This spacious 4-bedroom, 1.5-bath home features well-maintained systems for added peace of mind. Enjoy a comfortable living room with a cozy wood stove. Step outside to your private backyard retreat with an above-ground pool, just in time for warmer weather, along with a covered seating area great for relaxing or entertaining. Workshop with power making it great for hobbies or extra storage. Conveniently located and zoned for Menchville High School, with easy access to shopping and entertainment. Sellers have found their new home and are motivated to move! Bring your offer!

Key facts

• Covered seating area
• Above-ground pool
• Versatile workshop

Tags

• PRIVATE BACKYARD RETREAT
• ABOVE-GROUND POOL
• COVERED SEATING AREA
• CHARMING PATIO SWING
• VERSATILE WORKSHOP

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Attached 1-car garage; Additional multi-car parking; Street parking
• Utilities: City/County water; City/County sewer; Electric service; Gas water heater
• Home design: Detached traditional-style home; Two stories; Slab foundation; Vinyl siding; Asphalt shingle roof; Accessible features include levered doors and low-pile carpet
• Construction: Vinyl siding construction; Slab foundation; Asphalt shingle roof
• Exterior features: Deck; Above-ground pool; Back yard fenced with wood fence; Detached workshop

Interior

• Kitchen: Electric range; Dishwasher; Disposal; Refrigerator
• Bedrooms: No bedroom with a full bathroom ensuite; Eight total rooms including attic, foyer, pantry, rec room, sun room, and workshop
• Flooring: Bamboo; Wood; Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Cable hookup; Ceiling fan; Wood-burning fireplace; Wood stove
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-16 ($-190/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (15.4% below list).
• Recommended offer: $253k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: T. Ryland Sanford Elementary (math 27% / reading 47%, grade F, #933 of 1,108 statewide, top 86%, 482 students, 90% FRL); Ethel M. Gildersleeve Middle (math 47% / reading 58%, grade C+, #216 of 342 statewide, top 63%, 1,130 students, 89% 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); 185 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 38% 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 $9k 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 35 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $116k; list at $299k implies a 158% 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 $253,023 (15.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.85% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $368,548
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Harrington Rd	0.00mi	4/1.5	1,852 (0%)	1mo	$300,000	$162	99
461 Harcourt Pl	0.19mi	4/2.5	1,890 (+2%)	1mo	$375,000	$198	83
507 Colony Rd	0.49mi	4/3.0	1,885 (+2%)	2mo	$400,000	$212	66
448 Dunmore Dr	0.16mi	3/1.5 (-1)	1,600 (-14%)	1mo	$320,000	$200	64
155 Sandpiper St	0.47mi	3/2.5 (-1)	1,808 (-2%)	2mo	$415,000	$230	63
331 Malden Ln	0.17mi	4/2.5	2,100 (+13%)	3mo	$419,900	$200	63
108 Fischer Dr	0.63mi	4/2.5	1,764 (-5%)	1mo	$330,000	$187	58
415 Lanyard Rd	0.69mi	4/2.0	1,745 (-6%)	2mo	$347,500	$199	54
89 Saint Croix Dr	0.60mi	4/2.5	2,046 (+10%)	0mo	$392,000	$192	50
140 Lowell Pl	0.61mi	4/2.5	1,664 (-10%)	3mo	$316,000	$190	48
151 Princess Margaret Dr	0.71mi	3/1.5 (-1)	1,681 (-9%)	3mo	$247,200	$147	44
496 Windemere Rd	0.75mi	3/2.0 (-1)	1,700 (-8%)	1mo	$385,000	$226	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: -11.4%
• Equity multiple: 0.57×
• Total profit: $-36,080
• Equity at exit: $44,582

10-year hold

• IRR: 3.8%
• Equity multiple: 1.34×
• Total profit: $28,171
• Equity at exit: $25,852

Cash invested: $83,720 (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: 185
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,530 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$322 /mo · $3,866/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $-16

Break-even live

Break-even rent $2,550

Max offer price $296,205

Occupancy floor 96%

Sensitivity live

Price	-10% $153	-5% $69	+0% $-16	+5% $-100	+10% $-185
Rent	-10% $-216	-5% $-116	+0% $-16	+5% $84	+10% $184
Rate	-1.0pp $135	-0.5pp $60	base $-16	+0.5pp $-93	+1.0pp $-172

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
428 Lucas Creek Rd Newport News, VA	3.0	2.0	1616	$2,500	$1.55	5d	1	0.52mi
108 Nicewood Dr Newport News, VA	3.0	3.0	1457	$2,250	$1.54	5d	1	0.68mi
556 Oliver Way Newport News, VA	4.0	2.5	2433	$2,750	$1.13	25d	1	0.74mi
229 Telford Dr Newport News, VA	3.0	2.0	1500	$2,495	$1.66	45d	1	0.84mi
119 Cindy Cir Newport News, VA	3.0	2.0	1579	$2,395	$1.52	5d	1	0.84mi
238 Sherbrooke Dr Newport News, VA	4.0	2.5	2465	$2,901	$1.18	45d	1	0.85mi
540 Kerry Lake Dr Newport News, VA	4.0	3.0	2393	$3,150	$1.32	22d	1	1.10mi
4327 Lacy Cove Ln Newport News, VA	3.0	2.5	1382	$2,200	$1.59	12d	1	1.11mi
408 Savage Dr Unit A Newport News, VA	3.0	2.5	1380	$1,895	$1.37	45d	1	1.18mi
306 Charity Ln Newport News, VA	4.0	2.5	1855	$2,600	$1.40	16d	1	1.20mi
304 Charity Ln Newport News, VA	4.0	2.5	2323	$2,750	$1.18	25d	1	1.20mi
195 Bentley Dr Newport News, VA	4.0	3.0	1748	$2,400	$1.37	45d	1	1.26mi

Listing history 8 events

1. 2026-05-01
   status Under Contract
2. 2026-04-16
   historical Active Under Contract
3. 2026-04-13
   price $299,000
4. 2026-03-31
   price $339,900
5. 2026-03-27
   listed $355,000 Active
6. 2001-05-31
   soldstatus $116,000
7. 1986-06-02
   soldstatus $82,000
8. 1975-12-01
   soldstatus $35,000

ⓘ 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: $3,866 · $322/mo
• Projected year-2 tax: $3,866 · $322/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: $30,363
• − Mortgage interest: −$16,749
• − Property taxes: −$3,866
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,429
• − Management: −$2,429
• − Depreciation: −$8,698
• Taxable loss: −$5,303
• Est. tax savings @ 24.0%: +$1,273
• After-tax cash flow: $1,083/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

+754.3% since first listed

8 events — show timeline

• 2026-05-01 Pending — REINMLS
• 2026-04-16 Contingent — REINMLS
• 2026-04-13 Price Changed $299,000 REINMLS
• 2026-03-31 Price Changed $339,900 REINMLS
• 2026-03-27 Listed $355,000 REINMLS
• 2001-05-31 Sold (Public Records) $116,000 Public Records
• 1986-06-02 Sold (Public Records) $82,000 Public Records
• 1975-12-01 Sold (Public Records) $35,000 Public Records

Property tax history

+3.9%/yr

Latest (2026): $3,866 · +7.4% YoY. Source: county tax records.