613 Briarfield Rd · Newport News, VA 23605

$100,000

2 bd · 1.0 ba · 736 sqft · SingleFamily public records

Built 1955 Est $180k · 44% 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).

• Cash flow +17.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +5.3/10.0
• Rent growth +4.7/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 2 garage spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $78 ($940/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 7.2% 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: Carver Elementary (math 14% / reading 32%, grade F, #1,066 of 1,108 statewide, top 96%, 600 students, 90% 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 fast (+8.9%/yr); 43 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 522 units permitted in Newport News city in 2024 (458 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 (-3.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $86k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.23%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $179,584
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
635 Highland Ct	0.20mi	2/1.0	736 (0%)	4mo	$128,000	$174	88
649 Highland Ct	0.21mi	2/1.0	736 (0%)	10mo	$220,000	$299	82
619 73rd St	0.51mi	2/1.0	736 (0%)	4mo	$225,000	$306	73
622 Temple Ln	0.18mi	2/1.0	697 (-5%)	12mo	$115,000	$165	72
807 Briarfield Rd	0.46mi	2/1.0	742 (+1%)	11mo	$85,000	$115	68
615 Hilton Blvd	0.24mi	2/1.0	800 (+9%)	8mo	$194,800	$244	68
609 Highland Ct	0.10mi	2/2.0	835 (+14%)	2mo	$201,250	$241	67
321 56th St	0.62mi	2/1.0	750 (+2%)	8mo	$194,999	$260	61
806 James Dr	0.48mi	2/1.0	742 (+1%)	20mo	$100,000	$135	60
638 Decatur St	0.28mi	2/1.0	845 (+15%)	8mo	$224,500	$266	56

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-5,716
• Equity at exit: $14,910

10-year hold

• IRR: 9.9%
• Equity multiple: 1.94×
• Total profit: $26,459
• Equity at exit: $8,646

Cash invested: $28,000 (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 23605

• Home prices YoY: -7.6%
• Rents YoY: 8.9%
• Active inventory: 43
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,032 high
• Mortgage (P&I): −$524
• Tax from tax record: −$171 /mo · $2,055/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $78

Break-even live

Break-even rent $933

Max offer price $100,000

Occupancy floor 87%

Sensitivity live

Price	-10% $135	-5% $107	+0% $78	+5% $50	+10% $22
Rent	-10% $-3	-5% $38	+0% $78	+5% $119	+10% $160
Rate	-1.0pp $129	-0.5pp $104	base $78	+0.5pp $52	+1.0pp $26

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
634 72nd St Newport News, VA	2.0	1.0	736	$1,100	$1.49	24d	1	0.42mi
5 Chad Ln Newport News, VA	1.0	1.0	500	$800	$1.60	44d	1	0.44mi
7 Erin Ln Newport News, VA	1.0	1.0	500	$800	$1.60	44d	1	0.45mi
5959 Jefferson Ave Newport News, VA	1.0	1.0	500	$800	$1.60	24d	1	0.48mi
6300 Grossman Pl Newport News, VA	1.0	1.0	703	$930	$1.32	44d	1	0.85mi
4325 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	4d	1	1.09mi
4325 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	11d	1	1.09mi
4329 Newsome Dr Unit B Newport News, VA	1.0	1.0	530	$695	$1.31	4d	1	1.10mi
4261 Newsome Dr Newport News, VA	2.0	1.0	740	$10,145	$13.71	24d	1	1.11mi
4263 Newsome Dr Unit 4263 Newport News, VA	1.0	1.0	740	$695	$0.94	24d	1	1.11mi
4263 Newsome Dr Unit 4263 Newport News, VA	2.0	1.0	740	$1,045	$1.41	44d	1	1.11mi
4263 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	11d	1	1.11mi
4241 Orcutt Ave Newport News, VA	2.0	1.0	740	$795	$1.07	4d	1	1.14mi
4163 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	24d	1	1.14mi
4137 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	4d	1	1.14mi
4135 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	4d	1	1.14mi
4226 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	24d	1	1.15mi
4224 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	24d	1	1.15mi
841 41st St Newport News, VA	2.0	1.0	740	$795	$1.07	11d	1	1.16mi
4119 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	24d	1	1.16mi
4218 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	4d	1	1.16mi
4113 Newsome Dr Unit A Newport News, VA	1.0	1.0	685	$695	$1.01	21d	1	1.17mi
4107 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	44d	1	1.18mi
4101 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	24d	1	1.18mi
4104 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	44d	1	1.19mi
4104 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	24d	1	1.19mi
4111 Orcutt Ave Newport News, VA	2.0	1.0	740	$795	$1.07	4d	1	1.20mi
915 41st St Newport News, VA	2.0	1.0	740	$1,045	$1.41	24d	1	1.20mi
913 41st St Newport News, VA	2.0	1.5	740	$1,045	$1.41	24d	1	1.20mi
935 37th St Unit 4 Newport News, VA	2.0	1.0	700	$900	$1.29	24d	1	1.38mi
935 37th St Unit 15 Newport News, VA	2.0	1.0	700	$995	$1.42	8d	1	1.38mi
935 37th St Unit 16 Newport News, VA	2.0	1.0	700	$995	$1.42	44d	1	1.38mi

Listing history 3 events

1. 2026-04-07
   listed $100,000
2. 2026-04-07
   historical
3. 2014-12-22
   soldstatus $85,500

ⓘ 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: $2,055 · $171/mo
• Projected year-2 tax: $2,055 · $171/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 ≥105°F today · 15 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: $12,390
• − Mortgage interest: −$5,602
• − Property taxes: −$2,055
• − Insurance: −$500
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$2,909
• Taxable loss: −$658
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $1,098/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): 13,332
• Household income: $53,815
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 1119.0

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 0.58)
• Race & ethnicity: Black 59% White 25% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -24.94%
• Current HPI: 305.0997
• Rent YoY: ▲ 8.87%
• 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

+17.0% since first listed

3 events — show timeline

• 2026-04-07 Listing Removed — REINMLS
• 2026-04-07 Listed $100,000 REINMLS
• 2014-12-22 Sold (Public Records) $85,500 Public Records

Property tax history

+4.6%/yr

Latest (2026): $2,055 · +14.2% YoY. Source: county tax records.