3204 Roanoke Ave · Newport News, VA 23607

$255,000

3 bd · 2.0 ba · 1,696 sqft · SingleFamily public records · 47 Days on market

Built 1950 Est $205k · 24% over

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Why this score? — see what drove the F 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 +10.5/30.0
• Appreciation +4.6/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• DSCR +3.0/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Move-In Ready!!! Welcome to this beautifully renovated 4-bedroom, 2-bathroom home, boasting approximate1,700 sq ft of modern living space. Brand-new kitchen, complete with shaker cabinetry, stainless steel appliances, neutral paint palette, stylish luxury vinyl plank new flooring throughout. Both bathrooms have been beautifully completed. First floor bedroom, Oversize detach garage, etc. Historically located at the city's southern end, close to the undergoing vibrant "Yard District", shopping, dining, interstates, etc. This home is ready for you to move in and relax! Virtual staged on some pictures.

Key facts

• Renovated home
• Brand new kitchen
• Shaker cabinetry

Tags

• RENOVATED HOME
• BRAND NEW KITCHEN
• SHAKER CABINETRY
• STAINLESS STEEL APPLIANCES
• LUXURY VINYL PLANK FLOORING
• FIRST FLOOR BEDROOM

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Oversized garage (488 sq. ft.); Off-street parking; Driveway parking spaces
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Detached Cape Cod; 2 stories; 2 living levels; Crawl space foundation; Simple ownership
• Construction: Brick and vinyl construction; Asphalt shingle roof; Crawl space foundation
• Exterior features: Brick and vinyl siding; Chain-link fence; Asphalt shingle roof

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher
• Bedrooms: First-floor bedroom with full bathroom; Total rooms: 7
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Wood-burning fireplace; Vinyl flooring
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (25.4% below list).
• Recommended offer: $190k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: L.F. Palmer Elementary (math 24% / reading 42%, grade F, #986 of 1,108 statewide, top 89%, 433 students, 89% FRL); Heritage High (math 49% / reading 67%, grade C, #262 of 319 statewide, top 82%, 1,111 students, 85% FRL) — zoned schools average 87% FRL vs 55% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 128 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $1,903/mo this rent would consume 54% 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 47 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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.
• Current owner paid $190k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $190,325 (25.4% 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 47 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.20%
• DSCR: 0.90
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $205,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1016 31st St	0.14mi	4/2.5 (+1)	1,768 (+4%)	1mo	$282,000	$160	79
1034 26th St	0.34mi	4/2.0 (+1)	1,579 (-7%)	0mo	$139,000	$88	68
1236 27th St	0.37mi	3/2.0	1,550 (-9%)	2mo	$245,000	$158	67
1220 29th St	0.27mi	3/1.0	1,509 (-11%)	2mo	$121,000	$80	64
2011 Chestnut Ave	0.65mi	4/2.0 (+1)	1,687 (-0%)	1mo	$165,000	$98	63
1329 22nd St	0.64mi	3/2.0	1,759 (+4%)	3mo	$120,000	$68	62
1222 27th St	0.35mi	3/2.0	1,450 (-14%)	2mo	$175,000	$121	58
1237 30th St	0.27mi	4/1.5 (+1)	1,479 (-13%)	2mo	$125,000	$85	58
727 29th St	0.54mi	4/3.0 (+1)	1,590 (-6%)	3mo	$212,000	$133	53
1038 24th St	0.43mi	4/2.5 (+1)	1,950 (+15%)	0mo	$317,200	$163	48
2501 Parish Ave	0.59mi	4/— (+1)	1,507 (-11%)	3mo	$55,000	$36	47
633 26th St	0.74mi	4/2.5 (+1)	1,550 (-9%)	2mo	$227,760	$147	42

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: -8.3%
• Equity multiple: 0.64×
• Total profit: $-25,915
• Equity at exit: $63,513

10-year hold

• IRR: -1.7%
• Equity multiple: 0.84×
• Total profit: $-11,522
• Equity at exit: $68,376

Cash invested: $71,400 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,903 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$191 /mo · $2,291/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-131

Break-even live

Break-even rent $2,069

Max offer price $231,884

Occupancy floor —

Sensitivity live

Price	-10% $13	-5% $-59	+0% $-131	+5% $-203	+10% $-275
Rent	-10% $-281	-5% $-206	+0% $-131	+5% $-56	+10% $20
Rate	-1.0pp $-2	-0.5pp $-66	base $-131	+0.5pp $-197	+1.0pp $-264

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1124 33rd St Newport News, VA	3.0	1.5	1386	$1,600	$1.15	24d	1	0.06mi
1032 37th St Newport News, VA	3.0	2.0	1191	$1,450	$1.22	44d	1	0.22mi
1227 31st St Newport News, VA	3.0	2.0	1500	$2,495	$1.66	2d	1	0.25mi
1034 26th St Newport News, VA	4.0	2.0	1579	$1,600	$1.01	44d	1	0.33mi
1242 26th St Newport News, VA	3.0	4.0	1704	$2,400	$1.41	3d	1	0.43mi
1035 23rd St Newport News, VA	3.0	2.0	1378	$1,600	$1.16	44d	1	0.46mi
1020 23rd St Newport News, VA	4.0	3.0	1710	$2,195	$1.28	44d	1	0.49mi
1110 21st St Newport News, VA	4.0	2.0	1613	$1,850	$1.15	44d	1	0.63mi
1216 21st St Newport News, VA	3.0	3.5	1446	$1,700	$1.18	24d	1	0.66mi
2104 Marshall Ave Newport News, VA	4.0	2.0	1568	$2,200	$1.40	16d	1	0.72mi
2102 Marshall Ave Newport News, VA	4.0	2.0	1780	$1,500	$0.84	44d	1	0.72mi
740 21st St Newport News, VA	3.0	2.0	1120	$2,000	$1.79	44d	1	0.79mi
321 Pine Ave Newport News, VA	3.0	2.5	1349	$1,990	$1.48	24d	1	0.89mi
621 44th St Newport News, VA	4.0	3.5	2100	$3,000	$1.43	44d	1	0.90mi
646 46th St Newport News, VA	3.0	2.0	1300	$1,800	$1.38	4d	1	0.91mi
646 46th St Unit Na Newport News, VA	3.0	2.0	1300	$1,800	$1.38	44d	1	0.91mi
635 46th St Newport News, VA	3.0	1.0	1097	$1,400	$1.28	44d	1	0.94mi
233 Pine Ave Newport News, VA	3.0	2.0	1213	$2,100	$1.73	24d	1	0.95mi
35 Cedar Ave Newport News, VA	3.0	1.5	1138	$1,595	$1.40	44d	1	1.04mi
40 Buxton Ave Unit C Newport News, VA	3.0	1.0	1750	$1,795	$1.03	44d	1	1.07mi
3100 Warwick Blvd Newport News, VA	2.0	1.5	1130	$1,008	$0.89	4d	2	1.07mi
633 Hemlock Ave Hampton, VA	3.0	1.0	1056	$1,757	$1.66	12d	1	1.16mi
327 Locust Ave Hampton, VA	4.0	2.0	1500	$2,000	$1.33	44d	1	1.17mi
729 Chesapeake Ave Hampton, VA	4.0	3.0	2239	$2,975	$1.33	3d	1	1.38mi
104 Greenbriar Ave Hampton, VA	2.0	1.0	1146	$1,390	$1.21	13d	1	1.41mi
317 49th St Newport News, VA	3.0	1.5	1238	$1,595	$1.29	24d	1	1.43mi
2601 West Ave Newport News, VA	1.0–2.0	1.0–2.0	919	$1,725	$1.88	2d	11	1.48mi

Listing history 28 events

1. 2026-05-13
   status Under Contract
2. 2026-04-22
   historical Active Under Contract
3. 2026-04-15
   price $255,000
4. 2026-03-27
   listed $265,000 Active
5. 2024-03-13
   soldstatus $190,000
6. 2024-02-22
   status Under Contract
7. 2024-02-15
   historical Active Under Contract
8. 2024-01-10
   price $220,000
9. 2024-01-03
   price $235,000
10. 2023-11-30
    price $240,000
11. 2023-10-18
    listed $245,000 Active
12. 2021-06-10
    soldstatus $152,000
13. 2021-04-17
    status Under Contract
14. 2021-04-06
    historical Active Under Contract
15. 2021-03-31
    price $147,500
16. 2021-03-17
    listed $150,000 Active
17. 2020-11-26
    historical
18. 2020-11-04
    price $119,900
19. 2020-09-26
    listed $125,000 Active
20. 2016-07-29
    historical
21. 2016-07-09
    price $125,000
22. 2016-07-09
    status Active
23. 2016-07-01
    historical
24. 2016-06-13
    price $119,900
25. 2016-05-14
    price $124,900
26. 2016-04-29
    listed $129,900 Active
27. 2006-09-29
    soldstatus $100,000
28. 1978-06-22
    soldstatus $26,000

ⓘ 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: $2,291 · $191/mo
• Projected year-2 tax: $2,291 · $191/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 5/10 Major FEMA zone X (unshaded) · 67% 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: $22,839
• − Mortgage interest: −$14,284
• − Property taxes: −$2,291
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$7,418
• Taxable loss: −$6,083
• Est. tax savings @ 24.0%: +$1,460
• After-tax cash flow: $-110/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

+880.8% since first listed

28 events — show timeline

• 2026-05-13 Pending — REINMLS
• 2026-04-22 Contingent — REINMLS
• 2026-04-15 Price Changed $255,000 REINMLS
• 2026-03-27 Listed $265,000 REINMLS
• 2024-03-13 Sold (Public Records) $190,000 Public Records
• 2024-02-22 Pending — REINMLS
• 2024-02-15 Contingent — REINMLS
• 2024-01-10 Price Changed $220,000 REINMLS
• 2024-01-03 Price Changed $235,000 REINMLS
• 2023-11-30 Price Changed $240,000 REINMLS
• 2023-10-18 Listed $245,000 REINMLS
• 2021-06-10 Sold (Public Records) $152,000 Public Records
• 2021-04-17 Pending — REINMLS
• 2021-04-06 Contingent — REINMLS
• 2021-03-31 Price Changed $147,500 REINMLS
• 2021-03-17 Listed $150,000 REINMLS
• 2020-11-26 Listing Removed — REINMLS
• 2020-11-04 Price Changed $119,900 REINMLS
• 2020-09-26 Listed $125,000 REINMLS
• 2016-07-29 Listing Removed — REINMLS
• 2016-07-09 Price Changed $125,000 REINMLS
• 2016-07-09 Relisted — REINMLS
• 2016-07-01 Listing Removed — REINMLS
• 2016-06-13 Price Changed $119,900 REINMLS
• 2016-05-14 Price Changed $124,900 REINMLS
• 2016-04-29 Listed $129,900 REINMLS
• 2006-09-29 Sold (Public Records) $100,000 Public Records
• 1978-06-22 Sold (Public Records) $26,000 Public Records

Property tax history

+3.8%/yr

Latest (2026): $2,291 · +13.1% YoY. Source: county tax records.