629 27th St · Newport News, VA 23607

$235,000

3 bd · 2.5 ba · 1,670 sqft · SingleFamily public records · 18 Days on market

Built 1930 2,613 sqft lot Est $271k · 13% under

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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).

• ARV discount +13.4/15.0
• Cash flow +11.0/30.0
• Appreciation +4.6/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• DSCR +3.2/10.0
• Rent growth +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0

Listing remarks

Renovated in 2024, this 3 bedroom 2.5 bathroom home has new flooring, fixtures, siding, and paint. Updated bathrooms. Updated kitchen with granite countertops, new cabinets, fixtures and stainless steel appliances. The primary suite includes a sitting room or office space.

Key facts

• New flooring
• New cabinets
• Updated bathrooms

Tags

• NEW FLOORING
• UPDATED BATHROOMS
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• NEW CABINETS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: No HOA (N/A)

Exterior

• Parking: Street parking
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Detached property; Farmhouse / Traditional style; 2 stories; Crawl foundation
• Construction: Brick and vinyl siding; Asphalt shingle roof
• Exterior features: Patio; Back yard fenced

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom with ensuite; Includes attic and master bedroom with bath; Porch listed as a room
• Flooring: Carpet; Ceramic; Laminate; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Double primary sink; Scuttle (attic) access
• Laundry & utility: Washer hookup; Dryer hookup; 220 V electric outlet

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (20.1% below list).
• Recommended offer: $188k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Hilton Elementary (math 47% / reading 72%, grade B-, #536 of 1,108 statewide, top 51%, 382 students, 91% FRL); Heritage High (math 49% / reading 67%, grade C, #262 of 319 statewide, top 82%, 1,111 students, 85% FRL) — zoned schools average 88% FRL vs 55% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 59% at this address vs 44% district-wide (+15 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); 130 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 522 units permitted in Newport News city in 2024 (458 in 5+ unit buildings).
• At $1,878/mo this rent would consume 53% of the median local household income ($42k/yr) (locally 2008% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $2k 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 18 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• Watch-outs: built in 1930 — 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 $187,806 (20.1% 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. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.80% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.77%
• DSCR: 0.92
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $270,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
633 26th St	0.05mi	4/2.5 (+1)	1,550 (-7%)	2mo	$227,760	$147	79
733 Hampton Ave	0.38mi	3/2.5	1,664 (-0%)	6mo	$269,900	$162	77
727 29th St	0.19mi	4/3.0 (+1)	1,590 (-5%)	3mo	$212,000	$133	74
923 Hampton Ave	0.57mi	3/2.0	1,675 (+0%)	3mo	$257,000	$153	68
1016 31st St	0.59mi	4/2.5 (+1)	1,768 (+6%)	1mo	$282,000	$160	57
1633 Rolfe Pl	0.60mi	4/2.0 (+1)	1,589 (-5%)	1mo	$265,000	$167	56
1034 26th St	0.62mi	4/2.0 (+1)	1,579 (-5%)	0mo	$139,000	$88	55
1128 25th St	0.75mi	4/1.5 (+1)	1,640 (-2%)	6mo	$228,000	$139	48
1000 38th St	0.73mi	3/2.0	1,533 (-8%)	6mo	$250,000	$163	45
1605 Rolfe Pl	0.66mi	4/2.0 (+1)	1,514 (-9%)	2mo	$264,900	$175	45
1608 Rolfe Pl	0.66mi	4/3.0 (+1)	1,545 (-8%)	7mo	$266,000	$172	44
1702 Marshall Ave	0.61mi	4/3.0 (+1)	1,460 (-13%)	3mo	$305,000	$209	41

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: -7.7%
• Equity multiple: 0.66×
• Total profit: $-22,339
• Equity at exit: $58,531

10-year hold

• IRR: -1.2%
• Equity multiple: 0.89×
• Total profit: $-7,187
• Equity at exit: $63,014

Cash invested: $65,800 (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: 130
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$250 /mo · $3,004/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-97

Break-even live

Break-even rent $2,001

Max offer price $217,877

Occupancy floor —

Sensitivity live

Price	-10% $36	-5% $-30	+0% $-97	+5% $-163	+10% $-230
Rent	-10% $-245	-5% $-171	+0% $-97	+5% $-23	+10% $51
Rate	-1.0pp $21	-0.5pp $-37	base $-97	+0.5pp $-158	+1.0pp $-220

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3100 Warwick Blvd Newport News, VA	2.0	1.5	1130	$1,008	$0.89	5d	2	0.41mi
740 21st St Newport News, VA	3.0	2.0	1120	$2,000	$1.79	45d	1	0.42mi
2104 Marshall Ave Newport News, VA	4.0	2.0	1568	$2,200	$1.40	17d	1	0.44mi
2102 Marshall Ave Newport News, VA	4.0	2.0	1780	$1,500	$0.84	45d	1	0.44mi
1020 23rd St Newport News, VA	4.0	3.0	1710	$2,195	$1.28	45d	1	0.63mi
1034 26th St Newport News, VA	4.0	2.0	1579	$1,600	$1.01	45d	1	0.63mi
1035 23rd St Newport News, VA	3.0	2.0	1378	$1,600	$1.16	45d	1	0.66mi
2601 West Ave Newport News, VA	1.0–2.0	1.0–2.0	919	$1,725	$1.88	3d	11	0.76mi
1032 37th St Newport News, VA	3.0	2.0	1191	$1,450	$1.22	45d	1	0.78mi
1110 21st St Newport News, VA	4.0	2.0	1613	$1,850	$1.15	45d	1	0.81mi
1124 33rd St Newport News, VA	3.0	1.5	1386	$1,600	$1.15	25d	1	0.81mi
80 30th St Newport News, VA	1.0–3.0	1.0–3.0	923	$2,599	$2.82	3d	4	0.83mi
621 44th St Newport News, VA	4.0	3.5	2100	$3,000	$1.43	45d	1	0.86mi
646 46th St Newport News, VA	3.0	2.0	1300	$1,800	$1.38	5d	1	0.93mi
646 46th St Unit Na Newport News, VA	3.0	2.0	1300	$1,800	$1.38	45d	1	0.93mi
1227 31st St Newport News, VA	3.0	2.0	1500	$2,495	$1.66	3d	1	0.95mi
635 46th St Newport News, VA	3.0	1.0	1097	$1,400	$1.28	45d	1	0.95mi
1216 21st St Newport News, VA	3.0	3.5	1446	$1,700	$1.18	25d	1	0.97mi
1242 26th St Newport News, VA	3.0	4.0	1704	$2,400	$1.41	4d	1	0.97mi
317 49th St Newport News, VA	3.0	1.5	1238	$1,595	$1.29	25d	1	1.20mi
35 Cedar Ave Newport News, VA	3.0	1.5	1138	$1,595	$1.40	45d	1	1.50mi

Listing history 9 events

1. 2026-06-21
   days on market $235,000 Active 18 DOM
2. 2026-06-18
   days on market $235,000 Active 15 DOM
3. 2026-06-17
   days on market $235,000 Active 14 DOM
4. 2026-06-16
   days on market $235,000 Active 13 DOM
5. 2026-06-15
   pricedays on market $235,000 Active 12 DOM
6. 2026-06-09
   days on market $245,000 Active 6 DOM
7. 2026-06-08
   days on market $245,000 Active 5 DOM
8. 2026-06-07
   remarks 273-char remark
9. 2026-06-07
   listed $245,000 Active 4 DOM

ⓘ 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: $3,004 · $250/mo
• Projected year-2 tax: $3,004 · $250/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: $22,537
• − Mortgage interest: −$13,164
• − Property taxes: −$3,004
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$6,836
• Taxable loss: −$5,248
• Est. tax savings @ 24.0%: +$1,260
• After-tax cash flow: $96/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

+188.2% since first listed

8 events — show timeline

• 2026-06-03 Listed $245,000 REINMLS
• 2024-12-04 Sold (Public Records) $244,900 Public Records
• 2024-10-31 Pending — REINMLS
• 2024-10-14 Price Changed $239,900 REINMLS
• 2024-09-23 Price Changed $249,900 REINMLS
• 2024-08-31 Listed $255,000 REINMLS
• 2023-11-16 Sold (Public Records) $115,000 Public Records
• 2006-01-18 Sold (Public Records) $85,000 Public Records

Property tax history

+9.7%/yr

Latest (2026): $3,004 · +139.7% YoY. Source: county tax records.