1517 Rolfe Pl · Newport News, VA 23607

$99,000

2 bd · 1.0 ba · 1,132 sqft · SingleFamily public records · 8 Days on market

Built 1935 Est $163k · 39% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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

House to be sold-is/where-is seller to make no repairs. Cash or hard money only.

Key facts

• Built 1935
• Listed 8 days

Property features AI

Finance

• HOA & community: No HOA fees reported

Exterior

• Parking: Driveway spaces
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Detached ranch; Single-story
• Construction: Sealed/encapsulated crawl space foundation
• Exterior features: Aluminum and vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Electric range
• Bedrooms: Master bedroom; Additional bedroom
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Central air
• Interior features: Wood flooring; Bedroom and full bathroom on the first floor; 6 total rooms
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 11.9% 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: Richard T. Yates Elementary (math 32% / reading 57%, grade F, #827 of 1,108 statewide, top 77%, 440 students, 92% FRL); Menchville High (math 39% / reading 79%, grade C+, #256 of 319 statewide, top 81%, 1,788 students, 87% FRL) — zoned schools average 90% FRL vs 55% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 128 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 42% 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 $684 of loan paydown is wiped out by about $832 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $11k; list at $99k implies a 808% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• 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 $99,000

Questions for the listing agent

1. Built in 1935 — 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: 1.49% ✓
• Cap rate: 11.86%
• Cash-on-cash: 19.89%
• DSCR: 1.88
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $163,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
732 20th St	0.24mi	3/1.0 (+1)	1,160 (+2%)	4mo	$70,000	$60	77
988 15th St	0.36mi	2/1.0	1,061 (-6%)	2mo	$126,050	$119	72
960 15th St	0.29mi	3/1.5 (+1)	1,195 (+6%)	0mo	$137,000	$115	70
965 21st St	0.40mi	3/1.0 (+1)	1,085 (-4%)	4mo	$125,000	$115	66
937 17th St	0.24mi	3/2.0 (+1)	1,245 (+10%)	0mo	$252,500	$203	63
1605 Roanoke Ave	0.36mi	2/1.0	1,000 (-12%)	4mo	$110,000	$110	61
942 20th St	0.31mi	3/1.5 (+1)	1,250 (+10%)	1mo	$180,000	$144	60
921 26th St	0.61mi	2/2.0	1,092 (-4%)	3mo	$225,000	$206	59
1234 22nd St	0.73mi	3/1.0 (+1)	1,100 (-3%)	1mo	$259,000	$235	56
1137 23rd St	0.64mi	3/2.0 (+1)	1,201 (+6%)	5mo	$269,000	$224	47
2010 Roanoke Ave	0.46mi	3/1.0 (+1)	1,300 (+15%)	2mo	$180,000	$138	47
1039 26th St	0.66mi	3/2.5 (+1)	1,263 (+12%)	5mo	$250,000	$198	35

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: 17.6%
• Equity multiple: 1.81×
• Total profit: $22,427
• Equity at exit: $24,658

10-year hold

• IRR: 23.0%
• Equity multiple: 3.37×
• Total profit: $65,620
• Equity at exit: $26,546

Cash invested: $27,720 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$519
• Tax from tax record: −$148 /mo · $1,777/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $459

Break-even live

Break-even rent $897

Max offer price $99,000

Occupancy floor 64%

Sensitivity live

Price	-10% $515	-5% $487	+0% $459	+5% $431	+10% $403
Rent	-10% $343	-5% $401	+0% $459	+5% $518	+10% $576
Rate	-1.0pp $509	-0.5pp $485	base $459	+0.5pp $434	+1.0pp $408

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
932 16th St Newport News, VA	2.0	1.0	754	$1,500	$1.99	44d	1	0.23mi
740 21st St Newport News, VA	3.0	2.0	1120	$2,000	$1.79	44d	1	0.28mi
1152 Orcutt Ave Newport News, VA	3.0	1.0	947	$1,375	$1.45	4d	1	0.35mi
829 22nd St Newport News, VA	3.0	1.5	1020	$1,650	$1.62	44d	1	0.39mi
1035 23rd St Newport News, VA	3.0	2.0	1378	$1,600	$1.16	44d	1	0.54mi
1216 21st St Newport News, VA	3.0	3.5	1446	$1,700	$1.18	24d	1	0.64mi
2314 Chestnut Ave Newport News, VA	2.0	1.0	900	$12,900	$14.33	2d	1	0.73mi
2314 Chestnut Ave Newport News, VA	1.0	1.0	800	$1,090	$1.36	44d	1	0.73mi
2314 Chestnut Ave Newport News, VA	1.0	1.0	900	$990	$1.10	24d	1	0.73mi
1240 24th St Newport News, VA	2.0	1.0	752	$995	$1.32	24d	1	0.80mi
1239 24th St Newport News, VA	3.0	1.0	880	$1,495	$1.70	44d	1	0.81mi
749 31st St Newport News, VA	3.0	2.0	1000	$1,900	$1.90	44d	1	0.83mi
3206 Madison Ave Newport News, VA	3.0	1.0	900	$1,550	$1.72	11d	1	0.91mi
709 33rd St Unit 1 Newport News, VA	2.0	1.0	878	$1,400	$1.59	17d	1	0.94mi
1124 33rd St Newport News, VA	3.0	1.5	1386	$1,600	$1.15	24d	1	1.01mi
1227 31st St Newport News, VA	3.0	2.0	1500	$2,495	$1.66	2d	1	1.03mi
3100 Warwick Blvd Newport News, VA	2.0	1.5	1130	$1,008	$0.89	4d	2	1.05mi
1348 28th St Newport News, VA	2.0	1.0	997	$1,350	$1.35	4d	1	1.05mi
1348 28th St Unit NA Newport News, VA	2.0	1.0	997	$1,350	$1.35	24d	1	1.05mi
41 Ash Ave Unit B Newport News, VA	2.0	1.0	930	$1,500	$1.61	24d	1	1.07mi
1010 36th St Newport News, VA	2.0	1.0	775	$1,095	$1.41	24d	1	1.09mi
35 Cedar Ave Newport News, VA	3.0	1.5	1138	$1,595	$1.40	44d	1	1.12mi
935 37th St Unit 15 Newport News, VA	2.0	1.0	700	$995	$1.42	8d	1	1.13mi
935 37th St Unit 16 Newport News, VA	2.0	1.0	700	$995	$1.42	44d	1	1.13mi
935 37th St Unit 4 Newport News, VA	2.0	1.0	700	$900	$1.29	24d	1	1.13mi
1032 37th St Newport News, VA	3.0	2.0	1191	$1,450	$1.22	44d	1	1.14mi
223 29th St Unit 105 Newport News, VA	1.0	1.0	750	$1,200	$1.60	3d	1	1.14mi
2601 West Ave Newport News, VA	1.0–2.0	1.0–2.0	919	$1,725	$1.88	2d	11	1.22mi
97 28th St Newport News, VA	2.0	2.0	930	$1,400	$1.51	44d	1	1.27mi
4107 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	44d	1	1.33mi
4101 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	24d	1	1.33mi
841 41st St Newport News, VA	2.0	1.0	740	$795	$1.07	11d	1	1.33mi
4104 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	24d	1	1.33mi
4104 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	44d	1	1.33mi
913 41st St Newport News, VA	2.0	1.5	740	$1,045	$1.41	24d	1	1.34mi
915 41st St Newport News, VA	2.0	1.0	740	$1,045	$1.41	24d	1	1.34mi
4119 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	24d	1	1.35mi
4135 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	3d	1	1.36mi
80 30th St Newport News, VA	1.0–3.0	1.0–3.0	923	$1,900	$2.06	2d	4	1.36mi
4137 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	3d	1	1.36mi

Listing history 5 events

1. 2026-06-08
   status $99,000 Under Contract 8 DOM
2. 2026-06-07
   days on market $99,000 Active 8 DOM
3. 2026-06-03
   days on market $99,000 Active 4 DOM
4. 2026-06-02
   days on market $99,000 Active 3 DOM
5. 2026-06-01
   days on market $99,000 Active 2 DOM

ⓘ 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: $1,777 · $148/mo
• Projected year-2 tax: $1,777 · $148/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 ≥107°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: $17,741
• − Mortgage interest: −$5,546
• − Property taxes: −$1,777
• − Insurance: −$495
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$2,880
• Taxable income: $4,205
• Est. tax owed @ 24.0%: −$1,009
• After-tax cash flow: $4,504/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

+808.3% since first listed

2 events — show timeline

• 2026-05-30 Listed $99,000 REINMLS
• 1966-01-19 Sold (Public Records) $10,900 Public Records

Property tax history

+4.4%/yr

Latest (2026): $1,777 · +13.9% YoY. Source: county tax records.