385 Deputy Ln Unit B · Newport News, VA 23608

$215,000

3 bd · 1.5 ba · 1,270 sqft · Townhouse public records · 10 Days on market

Built 1982 Est $206k · at est. $50/mo HOA · 3% of rent

---

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).

• Cash flow +12.2/30.0
• ARV discount +5.5/15.0
• Rent growth +4.2/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-kept and move-in ready, this charming unit features an updated kitchen with modern finishes and ample cabinet space. Bedrooms offer customized closet shelving for enhanced organization and functionality. Thoughtfully maintained throughout, the home provides comfortable, low-maintenance living in a convenient location close to shopping, dining, and major commuter routes.

Key facts

• Updated kitchen
• Ample cabinet space
• Convenient location

Tags

• UPDATED KITCHEN
• AMPLE CABINET SPACE
• CUSTOMIZED CLOSET SHELVING
• LOW MAINTENANCE LIVING
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Wooded view
• HOA & community: Has HOA (Courthouse Green HOA); POA/HOA fee $50 monthly; Community playgrounds

Exterior

• Parking: Assigned/reserved 2 spaces
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Attached townhouse; 2 stories; Two living levels
• Construction: Vinyl siding; Asphalt shingle roof; Slab foundation
• Exterior features: Patio; Back wood fence (fenced backyard); Storage shed

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Bedrooms: One bedroom with ensuite
• Flooring: Carpet
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric heating; Central air
• Interior features: Ceiling fan; Attic; Foyer; Master bedroom with bath
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $-45 ($-542/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (15.6% below list).
• Recommended offer: $181k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Willis A. Jenkins Elementary (math 17% / reading 42%, grade F, #1,011 of 1,108 statewide, top 92%, 499 students, 90% FRL); Mary Passage Middle (math 38% / reading 53%, grade D+, #268 of 342 statewide, top 80%, 944 students, 87% FRL); Denbigh High (math 32% / reading 65%, grade D, #301 of 319 statewide, top 95%, 1,225 students, 65% FRL) — zoned schools average 81% FRL vs 55% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.9%/yr); 213 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 522 units permitted in Newport News city in 2024 (458 in 5+ unit buildings).
• This rent runs 31% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 $173k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $181,490 (15.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.84% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $205,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
385 Deputy Ln Unit B	0.00mi	3/2.5	1,270 (0%)	1mo	$225,000	$177	95
390 Jury Ln Unit C	0.10mi	3/1.5	1,225 (-4%)	2mo	$205,000	$167	88
304 Circuit Ln Unit B	0.05mi	3/1.5	1,392 (+10%)	4mo	$210,000	$151	78
14569 Old Courthouse Way Unit B	0.28mi	3/1.5	1,360 (+7%)	1mo	$225,000	$165	74
369 Deputy Ln Unit E	0.18mi	3/1.5	1,400 (+10%)	1mo	$230,000	$164	74
363 Circuit Ln Unit C	0.20mi	3/1.5	1,426 (+12%)	3mo	$205,000	$144	68
369 Deputy Ln Unit C	0.18mi	3/1.5	1,426 (+12%)	4mo	$229,500	$161	68
393 Jury Ln Unit A	0.13mi	3/2.5	1,424 (+12%)	3mo	$235,000	$165	67
369 Circuit Ln Unit F	0.17mi	3/2.5	1,422 (+12%)	1mo	$215,000	$151	67
371 Advocate Ct Unit C	0.35mi	3/1.5	1,392 (+10%)	3mo	$225,000	$162	65
373 Circuit Ln Unit A	0.21mi	3/2.5	1,422 (+12%)	4mo	$189,700	$133	63
364 Deputy Ln Unit A	0.22mi	3/2.5	1,440 (+13%)	4mo	$228,000	$158	60

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 · 6.87% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.50×
• Total profit: $-30,351
• Equity at exit: $32,057

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $2,590
• Equity at exit: $18,589

Cash invested: $60,200 (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 23608

• Home prices YoY: -10.5%
• Rents YoY: 6.9%
• Active inventory: 213
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$212 /mo · $2,542/yr
• Insurance: −$90
• HOA: −$50
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-45

Break-even live

Break-even rent $1,872

Max offer price $207,022

Occupancy floor 97%

Sensitivity live

Price	-10% $77	-5% $16	+0% $-45	+5% $-106	+10% $-167
Rent	-10% $-189	-5% $-117	+0% $-45	+5% $27	+10% $98
Rate	-1.0pp $63	-0.5pp $10	base $-45	+0.5pp $-101	+1.0pp $-158

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
397 Deputy Ln Unit A Newport News, VA	3.0	2.5	1422	$1,925	$1.35	23d	1	0.13mi
416 Hustings Ln Newport News, VA	3.0	3.0	1422	$1,850	$1.30	14d	1	0.22mi
416 Hustings Ln Unit F Newport News, VA	3.0	2.5	1422	$1,850	$1.30	16d	1	0.22mi
381 Advocate Ct Unit F Newport News, VA	3.0	2.5	1400	$1,325	$0.95	45d	1	0.34mi
108 Tazewell Rd Newport News, VA	3.0	2.0	1144	$1,900	$1.66	45d	1	0.41mi
500 Big Forrest Ct Newport News, VA	1.0–2.0	1.0	828	$1,383	$1.67	5d	4	0.55mi
14505 Old Courthouse Way Newport News, VA	2.0	2.0	970	$1,500	$1.55	5d	3	0.62mi
153 Windsor Castle Dr Unit A Newport News, VA	2.0	2.0	985	$1,450	$1.47	12d	1	0.69mi
163 Windsor Castle Dr Unit B Newport News, VA	2.0	2.5	1369	$1,750	$1.28	23d	1	0.73mi
104 Landmark Ct Newport News, VA	1.0–3.0	1.0–2.0	1020	$1,802	$1.77	4d	1	0.74mi
409 Flint Dr Newport News, VA	4.0	1.5	1415	$2,300	$1.63	45d	1	0.78mi
14353 Deloice Cres Newport News, VA	1.0–3.0	1.0–2.0	971	$2,032	$2.09	3d	11	0.78mi
376 Susan Constant Dr Newport News, VA	3.0	3.0	1584	$1,695	$1.07	25d	1	0.80mi
581 Calla Ct Newport News, VA	1.0–3.0	1.0–2.0	990	$1,575	$1.59	3d	11	0.81mi
650 Stoney Creek Ln Unit 00 520307 Newport News, VA	2.0	2.0	1124	$1,614	$1.44	45d	1	0.88mi
650 Stoney Creek Ln Unit 00 621307 Newport News, VA	2.0	2.0	1124	$1,499	$1.33	45d	1	0.88mi
650 Stoney Creek Ln Unit 00 601303 Newport News, VA	2.0	2.0	1124	$1,649	$1.47	25d	1	0.88mi
650 Stoney Creek Ln Unit 00 510305 Newport News, VA	2.0	2.0	1124	$1,699	$1.51	5d	1	0.88mi
218 Mona Dr Newport News, VA	3.0	1.0	993	$2,150	$2.17	25d	1	0.91mi
568 Candle Ln Newport News, VA	2.0	2.0	960	$1,395	$1.45	45d	1	0.96mi
100 Springhouse Way Newport News, VA	1.0–2.0	1.0–2.0	675	$1,589	$2.35	3d	47	0.97mi
572 Candle Ln Apt 302 Newport News, VA	2.0	2.0	960	$1,395	$1.45	25d	1	0.98mi
305 Mona Dr Newport News, VA	3.0	1.0	1016	$1,650	$1.62	12d	1	0.98mi
1 Cedarwood Way Newport News, VA	2.0	2.0	1050	$1,711	$1.63	45d	1	0.99mi
330 Kingsman Dr Newport News, VA	3.0	1.5	1166	$1,650	$1.42	45d	1	1.03mi
12663 Daybreak Cir Newport News, VA	2.0	2.0	944	$1,500	$1.59	45d	1	1.04mi
418 Cox Lndg Newport News, VA	1.0–3.0	1.0–1.5	975	$1,625	$1.67	3d	9	1.05mi
4327 Lacy Cove Ln Newport News, VA	3.0	2.5	1382	$2,200	$1.59	12d	1	1.05mi
12851 Daybreak Cir Newport News, VA	2.0	2.0	942	$1,450	$1.54	45d	1	1.07mi
7 Friedman Pl Newport News, VA	3.0	2.0	1537	$2,250	$1.46	12d	1	1.07mi
804 Newday Ct Newport News, VA	2.0	2.0	1100	$1,600	$1.45	16d	1	1.08mi
26 Garfield Dr Newport News, VA	3.0	1.0	1090	$1,850	$1.70	25d	1	1.11mi
106 Woodhaven Rd Newport News, VA	3.0	1.0	1162	$1,450	$1.25	21d	1	1.23mi
401 Jester Ct Newport News, VA	2.0	2.0	949	$1,462	$1.54	3d	3	1.24mi
259 Windsor Castle Dr Newport News, VA	3.0	2.5	1572	$2,300	$1.46	19d	1	1.25mi
259 Windsor Castle Dr Newport News, VA	3.0	2.5	1572	$2,250	$1.43	18d	1	1.25mi
259 Windsor Castle Dr Newport News, VA	3.0	2.5	1572	$2,300	$1.46	45d	1	1.25mi
259 Windsor Castle Dr Newport News, VA	3.0	2.5	1600	$2,350	$1.47	25d	1	1.25mi
161 Jenness Ln Newport News, VA	3.0	1.5	1121	$1,537	$1.37	45d	1	1.26mi
12750 Saint George St Newport News, VA	3.0	2.5	1350	$1,300	$0.96	9d	1	1.31mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 16 events

1. 2026-04-30
   status Under Contract
2. 2026-04-19
   listed $215,000 Active
3. 2022-09-19
   soldstatus $173,000
4. 2022-08-16
   status Under Contract
5. 2022-08-11
   status Active
6. 2022-08-10
   historical Active Under Contract
7. 2022-07-29
   status Under Contract
8. 2022-07-19
   historical Active Under Contract
9. 2022-07-14
   listed $168,000 Active
10. 2019-07-09
    status Under Contract
11. 2019-05-20
    listed $114,900 Active
12. 1989-09-21
    soldstatus $51,472
13. 1984-08-17
    soldstatus $53,100
14. 1982-10-01
    soldstatus $49,790
15. 1982-03-01
    soldstatus $168,000
16. 1982-01-01
    soldstatus $34,000

ⓘ 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: $2,542 · $212/mo
• Projected year-2 tax: $2,542 · $212/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 · 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: $21,779
• − Mortgage interest: −$12,043
• − Property taxes: −$2,542
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − HOA: −$600
• − Depreciation: −$6,255
• Taxable loss: −$4,221
• Est. tax savings @ 24.0%: +$1,013
• After-tax cash flow: $471/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): 43,641
• Household income: $71,126
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 2094.0

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 0.70)
• Race & ethnicity: Black 40% White 36% Hispanic / Latino 12% Two or more races 11% Asian 6%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 11% · Canada, South Korea, Vietnam
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 1% Arabic 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: ▼ -34.79%
• Current HPI: 297.7465
• Rent YoY: ▲ 6.87%
• 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

+532.4% since first listed

16 events — show timeline

• 2026-04-30 Pending — REINMLS
• 2026-04-19 Listed $215,000 REINMLS
• 2022-09-19 Sold (Public Records) $173,000 Public Records
• 2022-08-16 Pending — REINMLS
• 2022-08-11 Relisted — REINMLS
• 2022-08-10 Contingent — REINMLS
• 2022-07-29 Pending — REINMLS
• 2022-07-19 Contingent — REINMLS
• 2022-07-14 Listed $168,000 REINMLS
• 2019-07-09 Pending — REINMLS
• 2019-05-20 Listed $114,900 REINMLS
• 1989-09-21 Sold (Public Records) $51,472 Public Records
• 1984-08-17 Sold (Public Records) $53,100 Public Records
• 1982-10-01 Sold (Public Records) $49,790 Public Records
• 1982-03-01 Sold (Public Records) $168,000 Public Records
• 1982-01-01 Sold (Public Records) $34,000 Public Records

Property tax history

+6.6%/yr

Latest (2026): $2,542 · +11.5% YoY. Source: county tax records.