3206 Madison Ave · Newport News, VA 23607

$129,900

3 bd · 1.0 ba · 812 sqft · SingleFamily public records · 122 Days on market

Built 1960 2,613 sqft lot $160/sqft · 22% below area Est $167k · 22% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.9/10.0
• Appreciation +4.6/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Completely remodeled with new cabinets, countertop, windows, roof, HVAC, light fixtures and bathroom fixtures, new carpet and laminate flooring throughout, private backyard with wood fence. Ready and waiting for a new homeowner looking for an affordable price

Key facts

• 2,613 sq ft lot
• Built 1960
• Listed 121 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.3% 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: Achievable Dream Academy (math 22% / reading 48%, grade F, #960 of 1,108 statewide, top 87%, 582 students, 91% FRL); Huntington Middle (math 2% / reading 27%, grade F, #341 of 342 statewide, top 100%, 411 students, 87% 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.
• Market conditions: Rents rising (+2.9%/yr); 130 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 40% 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 $898 of loan paydown is wiped out by about $1k 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 (-0.8% appreciation + 2.9% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $40k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $130k implies a 136% 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.09% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.67%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (median comp): $166,758
• List price: $129,900
• Delta: -22.10%
• 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
3206 Madison Ave	0.00mi	3/1.0	812 (0%)	0mo	$115,000	$142	100
722 32nd St	0.05mi	2/1.0 (-1)	796 (-2%)	2mo	$195,000	$245	88
618 33rd St	0.14mi	2/1.0 (-1)	818 (+1%)	4mo	$203,500	$249	84
749 31st St	0.12mi	3/1.0	918 (+13%)	5mo	$79,000	$86	68
1003 41st St	0.61mi	3/1.0	800 (-2%)	2mo	$199,900	$250	67
3115 Roanoke Ave	0.55mi	2/1.0 (-1)	818 (+1%)	2mo	$75,000	$92	67
1116 28th St	0.65mi	3/1.0	836 (+3%)	4mo	$111,000	$133	62
626 42nd St	0.47mi	2/2.0 (-1)	760 (-6%)	1mo	$180,900	$238	58
1042 25th St	0.64mi	3/1.0	892 (+10%)	1mo	$95,000	$107	53
911 36th St	0.41mi	3/2.0	925 (+14%)	1mo	$175,000	$189	53
3413 Roanoke Ave	0.56mi	2/1.0 (-1)	727 (-10%)	1mo	$72,000	$99	51
653 19th St	0.70mi	3/1.0	894 (+10%)	4mo	$84,000	$94	47

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: 5.9%
• Equity multiple: 1.27×
• Total profit: $9,666
• Equity at exit: $32,354

10-year hold

• IRR: 12.0%
• Equity multiple: 2.19×
• Total profit: $43,387
• Equity at exit: $34,832

Cash invested: $36,372 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$681
• Tax from tax record: −$94 /mo · $1,123/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $293

Break-even live

Break-even rent $1,049

Max offer price $129,900

Occupancy floor 74%

Sensitivity live

Price	-10% $366	-5% $330	+0% $293	+5% $256	+10% $219
Rent	-10% $181	-5% $237	+0% $293	+5% $349	+10% $405
Rate	-1.0pp $358	-0.5pp $326	base $293	+0.5pp $259	+1.0pp $225

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3206 Madison Ave Newport News, VA	3.0	1.0	900	$1,550	$1.72	13d	1	0.03mi
709 33rd St Unit 1 Newport News, VA	2.0	1.0	878	$1,400	$1.59	19d	1	0.07mi
749 31st St Newport News, VA	3.0	2.0	1000	$1,900	$1.90	46d	1	0.11mi
935 37th St Unit 15 Newport News, VA	2.0	1.0	700	$995	$1.42	10d	1	0.40mi
935 37th St Unit 4 Newport News, VA	2.0	1.0	700	$900	$1.29	26d	1	0.40mi
935 37th St Unit 16 Newport News, VA	2.0	1.0	700	$995	$1.42	46d	1	0.40mi
1010 36th St Newport News, VA	2.0	1.0	775	$1,095	$1.41	26d	1	0.49mi
829 22nd St Newport News, VA	3.0	1.5	1020	$1,650	$1.62	46d	1	0.53mi
841 41st St Newport News, VA	2.0	1.0	740	$795	$1.07	13d	1	0.53mi
4107 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	46d	1	0.55mi
4101 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	26d	1	0.55mi
4119 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	26d	1	0.56mi
4135 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	5d	1	0.56mi
4137 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	5d	1	0.56mi
4104 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	26d	1	0.57mi
4104 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	46d	1	0.57mi
913 41st St Newport News, VA	2.0	1.5	740	$1,045	$1.41	26d	1	0.59mi
915 41st St Newport News, VA	2.0	1.0	740	$1,045	$1.41	26d	1	0.59mi
4163 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	26d	1	0.59mi
4200 Newsome Dr Newport News, VA	2.0	1.0	895	$795	$0.89	26d	1	0.61mi
740 21st St Newport News, VA	3.0	2.0	1120	$2,000	$1.79	46d	1	0.61mi
4218 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	5d	1	0.63mi
4111 Orcutt Ave Newport News, VA	2.0	1.0	740	$795	$1.07	5d	1	0.63mi
4224 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	26d	1	0.63mi
4226 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	26d	1	0.63mi
4261 Newsome Dr Newport News, VA	2.0	1.0	740	$10,145	$13.71	26d	1	0.66mi
4263 Newsome Dr Unit 4263 Newport News, VA	2.0	1.0	740	$1,045	$1.41	46d	1	0.66mi
4263 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	13d	1	0.66mi
4241 Orcutt Ave Newport News, VA	2.0	1.0	740	$795	$1.07	5d	1	0.66mi
612 46th St Newport News, VA	2.0	1.0	967	$1,395	$1.44	0d	1	0.70mi
4325 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	13d	1	0.70mi
4325 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	5d	1	0.70mi
635 46th St Newport News, VA	3.0	1.0	1097	$1,400	$1.28	46d	1	0.71mi
656 49th St Newport News, VA	3.0	1.0	946	$1,500	$1.59	26d	1	0.83mi
2314 Chestnut Ave Newport News, VA	2.0	1.0	900	$12,900	$14.33	0d	1	0.85mi
97 28th St Newport News, VA	2.0	2.0	930	$1,400	$1.51	46d	1	0.90mi
1239 24th St Newport News, VA	3.0	1.0	880	$1,495	$1.70	46d	1	0.92mi
2601 West Ave Newport News, VA	1.0–2.0	1.0–2.0	919	$1,675	$1.82	0d	13	0.92mi
1240 24th St Newport News, VA	2.0	1.0	752	$995	$1.32	26d	1	0.93mi
80 30th St Newport News, VA	1.0–3.0	1.0–3.0	923	$2,599	$2.82	0d	4	0.94mi

Listing history 22 events

1. 2026-06-09
   days on market $129,900 Active 122 DOM
2. 2026-06-08
   days on market $129,900 Active 121 DOM
3. 2026-06-07
   days on market $129,900 Active 120 DOM
4. 2026-06-03
   days on market $129,900 Active 116 DOM
5. 2026-06-02
   days on market $129,900 Active 115 DOM
6. 2026-06-01
   days on market $129,900 Active 114 DOM
7. 2026-05-31
   days on market $129,900 Active 113 DOM
8. 2026-05-08
   status Active 259-char remark

   Show marketing remark (259 chars)

   Completely remodeled with new cabinets, countertop, windows, roof, HVAC, light fixtures and bathroom fixtures, new carpet and laminate flooring throughout, private backyard with wood fence. Ready and waiting for a new homeowner looking for an affordable price

9. 2026-05-08
   historical 259-char remark

   Show marketing remark (259 chars)

   Completely remodeled with new cabinets, countertop, windows, roof, HVAC, light fixtures and bathroom fixtures, new carpet and laminate flooring throughout, private backyard with wood fence. Ready and waiting for a new homeowner looking for an affordable price

10. 2026-05-08
    price $129,900 259-char remark

    Show marketing remark (259 chars)

    Completely remodeled with new cabinets, countertop, windows, roof, HVAC, light fixtures and bathroom fixtures, new carpet and laminate flooring throughout, private backyard with wood fence. Ready and waiting for a new homeowner looking for an affordable price

11. 2026-04-16
    price $139,900 259-char remark

    Show marketing remark (259 chars)

    Completely remodeled with new cabinets, countertop, windows, roof, HVAC, light fixtures and bathroom fixtures, new carpet and laminate flooring throughout, private backyard with wood fence. Ready and waiting for a new homeowner looking for an affordable price

12. 2026-04-11
    price $144,900 259-char remark

    Show marketing remark (259 chars)

    Completely remodeled with new cabinets, countertop, windows, roof, HVAC, light fixtures and bathroom fixtures, new carpet and laminate flooring throughout, private backyard with wood fence. Ready and waiting for a new homeowner looking for an affordable price

13. 2026-03-31
    price $149,900 259-char remark

    Show marketing remark (259 chars)

    Completely remodeled with new cabinets, countertop, windows, roof, HVAC, light fixtures and bathroom fixtures, new carpet and laminate flooring throughout, private backyard with wood fence. Ready and waiting for a new homeowner looking for an affordable price

14. 2026-03-19
    price $154,900 259-char remark

    Show marketing remark (259 chars)

    Completely remodeled with new cabinets, countertop, windows, roof, HVAC, light fixtures and bathroom fixtures, new carpet and laminate flooring throughout, private backyard with wood fence. Ready and waiting for a new homeowner looking for an affordable price

15. 2026-03-04
    price $159,900 259-char remark

    Show marketing remark (259 chars)

    Completely remodeled with new cabinets, countertop, windows, roof, HVAC, light fixtures and bathroom fixtures, new carpet and laminate flooring throughout, private backyard with wood fence. Ready and waiting for a new homeowner looking for an affordable price

16. 2026-02-19
    price $164,900 259-char remark

    Show marketing remark (259 chars)

    Completely remodeled with new cabinets, countertop, windows, roof, HVAC, light fixtures and bathroom fixtures, new carpet and laminate flooring throughout, private backyard with wood fence. Ready and waiting for a new homeowner looking for an affordable price

17. 2026-02-06
    listed $169,900 Active 259-char remark

    Show marketing remark (259 chars)

    Completely remodeled with new cabinets, countertop, windows, roof, HVAC, light fixtures and bathroom fixtures, new carpet and laminate flooring throughout, private backyard with wood fence. Ready and waiting for a new homeowner looking for an affordable price

18. 2021-02-09
    soldstatus $55,000
19. 2020-12-31
    status Under Contract
20. 2020-12-31
    historical Active Under Contract
21. 2020-12-21
    listed $60,000 Active
22. 2007-07-16
    soldstatus $56,500

ⓘ 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: $1,123 · $94/mo
• Projected year-2 tax: $1,123 · $94/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: $17,041
• − Mortgage interest: −$7,276
• − Property taxes: −$1,123
• − Insurance: −$650
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$3,779
• Taxable income: $1,487
• Est. tax owed @ 24.0%: −$357
• After-tax cash flow: $3,159/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

+129.9% since first listed

15 events — show timeline

• 2026-05-08 Relisted — REINMLS
• 2026-05-08 Listing Removed — REINMLS
• 2026-05-08 Price Changed $129,900 REINMLS
• 2026-04-16 Price Changed $139,900 REINMLS
• 2026-04-11 Price Changed $144,900 REINMLS
• 2026-03-31 Price Changed $149,900 REINMLS
• 2026-03-19 Price Changed $154,900 REINMLS
• 2026-03-04 Price Changed $159,900 REINMLS
• 2026-02-19 Price Changed $164,900 REINMLS
• 2026-02-06 Listed $169,900 REINMLS
• 2021-02-09 Sold (Public Records) $55,000 Public Records
• 2020-12-31 Pending — REINMLS
• 2020-12-31 Contingent — REINMLS
• 2020-12-21 Listed $60,000 REINMLS
• 2007-07-16 Sold (Public Records) $56,500 Public Records

Property tax history

+5.0%/yr

Latest (2026): $1,123 · +26.5% YoY. Source: county tax records.