17 Green Oaks Rd · Newport News, VA 23601

$250,000

3 bd · 2.0 ba · 1,805 sqft · SingleFamily public records · 17 Days on market

Built 1955 0.26 ac lot $139/sqft · 28% below area Est $306k · 18% 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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.4/10.0
• Rent growth +4.0/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this spacious Cape Cod in the lovely Green Oaks neighborhood sitting on a quarter acre. This home has lots of potential including huge walk in attic & possible option to make into a 4 or 5 bedroom. New roof (2019), new HVAC (2019). Selling As-Is where Is. Recently Appraised As-Is for $282,000.00.

Key facts

• New hvac
• Quarter acre
• Huge walk in attic

Tags

• QUARTER ACRE
• HUGE WALK IN ATTIC
• NEW ROOF
• NEW HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (5.6% below list).
• Recommended offer: $236k (5.6% below list) — sets the bar for 1% rule.
• 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.
• Market conditions: Rents rising fast (+6.0%/yr); 89 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 522 units permitted in Newport News city in 2024 (458 in 5+ unit buildings).
• This rent runs 40% 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 $2k of loan paydown is wiped out by about $8k 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 17 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,961 (5.6% below list)

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: 0.94% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.25%
• DSCR: 1.14
• GRM: 8.8

CMA / ARV

• ARV (median comp): $305,950
• List price: $250,000
• Delta: -11.75%
• 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
13 Belmont Rd	0.13mi	3/2.5	1,789 (-1%)	1mo	$349,900	$196	90
14 Belmont Rd	0.10mi	4/3.0 (+1)	1,729 (-4%)	3mo	$333,000	$193	77
122 Kendall Dr	0.45mi	3/2.0	1,764 (-2%)	1mo	$330,000	$187	74
95 Gum Grove Dr	0.23mi	4/2.5 (+1)	1,951 (+8%)	0mo	$363,500	$186	68
114 Kendall Dr	0.46mi	3/2.0	1,900 (+5%)	3mo	$330,000	$174	68
140 Henry Clay Rd	0.41mi	3/2.0	1,679 (-7%)	3mo	$280,000	$167	66
15 Sanford Dr	0.37mi	3/1.5	1,613 (-11%)	2mo	$325,000	$201	61
89 Adams Dr	0.39mi	3/1.5	2,002 (+11%)	3mo	$305,000	$152	59
18 Belinda Dr	0.45mi	4/2.0 (+1)	1,654 (-8%)	2mo	$330,000	$200	58
12 Colonial Pl	0.54mi	4/2.0 (+1)	1,637 (-9%)	0mo	$340,000	$208	54
106 Kendall Dr	0.46mi	4/3.0 (+1)	1,583 (-12%)	1mo	$200,000	$126	48
81 Haviland Dr	0.57mi	4/3.0 (+1)	2,001 (+11%)	0mo	$375,000	$187	46

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 · 5.99% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.70×
• Total profit: $-21,113
• Equity at exit: $37,276

10-year hold

• IRR: 5.0%
• Equity multiple: 1.42×
• Total profit: $29,088
• Equity at exit: $21,615

Cash invested: $70,000 (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 23601

• Home prices YoY: -13.0%
• Rents YoY: 6.0%
• Active inventory: 89
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,360 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$259 /mo · $3,110/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $190

Break-even live

Break-even rent $2,119

Max offer price $250,000

Occupancy floor 87%

Sensitivity live

Price	-10% $331	-5% $260	+0% $190	+5% $119	+10% $48
Rent	-10% $3	-5% $97	+0% $190	+5% $283	+10% $376
Rate	-1.0pp $316	-0.5pp $253	base $190	+0.5pp $125	+1.0pp $59

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Gambol St Newport News, VA	3.0	2.5	1650	$2,500	$1.52	4d	1	0.13mi
101 Basswood Dr Newport News, VA	4.0	2.0	1409	$2,395	$1.70	45d	1	0.53mi
806 Terrace Dr Newport News, VA	4.0	3.0	2380	$2,600	$1.09	45d	1	0.81mi
268 Town Pointe Way Newport News, VA	3.0	2.5	1587	$2,200	$1.39	45d	1	0.88mi
7 Whetstone Dr Hampton, VA	4.0	2.5	2240	$2,600	$1.16	8d	1	1.06mi
39 Westover Rd Newport News, VA	3.0	1.5	1850	$2,000	$1.08	16d	1	1.14mi
2 Eisele Ct Hampton, VA	4.0	2.5	2317	$2,795	$1.21	8d	1	1.17mi
43 Milford Rd Newport News, VA	3.0	1.5	2000	$2,500	$1.25	45d	1	1.20mi
72 Ferguson Ln Newport News, VA	3.0	2.0	1473	$2,200	$1.49	3d	1	1.23mi
1400 Summit Ln Newport News, VA	1.0–3.0	1.0–2.0	1135	$2,756	$2.43	3d	25	1.25mi
24 Brandon Rd Newport News, VA	3.0	1.5	1574	$2,495	$1.59	45d	1	1.28mi
8 Butler Pl Newport News, VA	4.0	3.5	2000	$3,300	$1.65	25d	1	1.47mi

Listing history 18 events

1. 2026-06-21
   days on market $250,000 Active 17 DOM
2. 2026-06-18
   days on market $250,000 Active 14 DOM
3. 2026-06-17
   days on market $250,000 Active 13 DOM
4. 2026-06-16
   days on market $250,000 Active 12 DOM
5. 2026-06-15
   days on market $250,000 Active 11 DOM
6. 2026-06-09
   days on market $250,000 Active 5 DOM
7. 2026-06-08
   days on market $250,000 Active 4 DOM
8. 2026-06-07
   pricedays on marketlisting id $250,000 Active 3 DOM
9. 2026-06-03
   days on market $270,000 Active 62 DOM
10. 2026-06-02
    days on market $270,000 Active 61 DOM
11. 2026-06-01
    days on market $270,000 Active 60 DOM
12. 2026-05-31
    days on market $270,000 Active 59 DOM
13. 2026-05-11
    price $270,000 311-char remark

    Show marketing remark (311 chars)

    Come see this spacious Cape Cod in the lovely Green Oaks neighborhood sitting on a quarter acre. This home has lots of potential including huge walk in attic & possible option to make into a 4 or 5 bedroom. New roof (2019), new HVAC (2019). Selling As-Is where Is. Recently Appraised As-Is for $282,000.00.

14. 2026-04-01
    listed $275,000 Active 311-char remark

    Show marketing remark (311 chars)

    Come see this spacious Cape Cod in the lovely Green Oaks neighborhood sitting on a quarter acre. This home has lots of potential including huge walk in attic & possible option to make into a 4 or 5 bedroom. New roof (2019), new HVAC (2019). Selling As-Is where Is. Recently Appraised As-Is for $282,000.00.

15. 2021-06-11
    soldstatus $226,000
16. 2021-05-05
    status Under Contract
17. 2021-04-30
    listed $220,000 Active
18. 2005-10-04
    soldstatus $170,000

ⓘ 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: $3,110 · $259/mo
• Projected year-2 tax: $3,110 · $259/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 · 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: $28,315
• − Mortgage interest: −$14,004
• − Property taxes: −$3,110
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − Depreciation: −$7,273
• Taxable loss: −$1,852
• Est. tax savings @ 24.0%: +$444
• After-tax cash flow: $2,721/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): 26,645
• Household income: $71,279
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 1175.0

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 0.59)
• Race & ethnicity: White 51% Black 38% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 2% Iranian 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -42.06%
• Current HPI: 281.5503
• Rent YoY: ▲ 5.99%
• 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

+58.8% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $270,000 REINMLS
• 2026-04-01 Listed $275,000 REINMLS
• 2021-06-11 Sold (Public Records) $226,000 Public Records
• 2021-05-05 Pending — REINMLS
• 2021-04-30 Listed $220,000 REINMLS
• 2005-10-04 Sold (Public Records) $170,000 Public Records

Property tax history

+4.0%/yr

Latest (2026): $3,110 · +6.5% YoY. Source: county tax records.