759 32nd St · Newport News, VA 23607

$169,900

3 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 14 Days on market

Built 1930 Est $199k · 15% under

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Why this score? — see what drove the B- 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 +22.3/30.0
• ARV discount +14.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.3/10.0
• 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

This 3-bedroom home has new double hung windows and an updated heat and cooling system. New kitchen cabinets, laundry room. All hard wood floors throughout the whole house with two full baths. A deck overlooking the all fenced in backyard with storage shed. Driver can park two or more cars in the driveway and the street has available extra parking area. The attic is part flooring for extra interior storage space. Also, there is a fireplace in the living room. Relax on the front porch and enjoy the cool breeze.

Key facts

• Hard wood floors
• Fenced in backyard
• Storage shed

Tags

• NEW DOUBLE HUNG WINDOWS
• NEW KITCHEN CABINETS
• HARD WOOD FLOORS
• DECK OVERLOOKING BACKYARD
• FENCED IN BACKYARD
• STORAGE SHED

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: 2 off-street spaces (driveway and street)
• Utilities: City/County water; City/County sewer; Gas water heater
• Home design: Detached traditional home; 2 stories; Crawl foundation
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Deck; Storage shed; Front and back fenced yard

Interior

• Kitchen: Breakfast area
• Bedrooms: Bedroom on 2nd floor
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced hot air heating; Central air conditioning
• Interior features: Wood-burning fireplace; Walk-in attic; Window treatments
• 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 $170k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 8.3% 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: Newsome Park Elementary (math 8% / reading 21%, grade F, #1,104 of 1,108 statewide, top 100%, 477 students, 91% 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 (+2.9%/yr); 128 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $1,750/mo this rent would consume 50% 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 $1k of loan paydown is wiped out by about $1k 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 $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 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 $17k; list at $170k implies a 899% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $169,900

Questions for the listing agent

1. Built in 1930 — 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: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $198,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
843 29th St	0.20mi	3/2.5	1,349 (-0%)	1mo	$255,000	$189	87
3015 Wickham Ave	0.19mi	3/2.0	1,300 (-4%)	1mo	$252,000	$194	84
3503 Roanoke Ave	0.45mi	4/2.5 (+1)	1,370 (+1%)	3mo	$250,000	$182	67
2714 Roanoke Ave	0.50mi	4/2.0 (+1)	1,382 (+2%)	4mo	$107,000	$77	65
2128 Roanoke Ave	0.68mi	3/3.0	1,354 (+0%)	1mo	$285,000	$210	63
1222 27th St	0.71mi	3/2.0	1,450 (+7%)	2mo	$175,000	$121	53
942 20th St	0.73mi	3/1.5	1,250 (-8%)	1mo	$180,000	$144	51
633 26th St	0.37mi	4/2.5 (+1)	1,550 (+15%)	2mo	$227,760	$147	50
1220 29th St	0.67mi	3/1.0	1,509 (+12%)	2mo	$121,000	$80	44
1237 30th St	0.70mi	4/1.5 (+1)	1,479 (+9%)	2mo	$125,000	$85	43
1236 27th St	0.74mi	3/2.0	1,550 (+15%)	2mo	$245,000	$158	40
732 20th St	0.67mi	3/1.0	1,160 (-14%)	4mo	$70,000	$60	38

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: 2.9%
• Equity multiple: 1.13×
• Total profit: $6,082
• Equity at exit: $42,317

10-year hold

• IRR: 9.1%
• Equity multiple: 1.90×
• Total profit: $42,640
• Equity at exit: $45,557

Cash invested: $47,572 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,750 high
• Mortgage (P&I): −$891
• Tax from tax record: −$141 /mo · $1,693/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $280

Break-even live

Break-even rent $1,396

Max offer price $169,900

Occupancy floor 79%

Sensitivity live

Price	-10% $376	-5% $328	+0% $280	+5% $232	+10% $184
Rent	-10% $142	-5% $211	+0% $280	+5% $349	+10% $418
Rate	-1.0pp $365	-0.5pp $323	base $280	+0.5pp $236	+1.0pp $191

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
749 31st St Newport News, VA	3.0	2.0	1000	$1,900	$1.90	44d	1	0.05mi
709 33rd St Unit 1 Newport News, VA	2.0	1.0	878	$1,400	$1.59	17d	1	0.12mi
3206 Madison Ave Newport News, VA	3.0	1.0	900	$1,550	$1.72	11d	1	0.12mi
1032 37th St Newport News, VA	3.0	2.0	1191	$1,450	$1.22	44d	1	0.43mi
1034 26th St Newport News, VA	4.0	2.0	1579	$1,600	$1.01	44d	1	0.49mi
829 22nd St Newport News, VA	3.0	1.5	1020	$1,650	$1.62	44d	1	0.50mi
1124 33rd St Newport News, VA	3.0	1.5	1386	$1,600	$1.15	24d	1	0.50mi
4200 Newsome Dr Newport News, VA	2.0	1.0	895	$795	$0.89	24d	1	0.53mi
1020 23rd St Newport News, VA	4.0	3.0	1710	$2,195	$1.28	44d	1	0.58mi
1035 23rd St Newport News, VA	3.0	2.0	1378	$1,600	$1.16	44d	1	0.58mi
2104 Marshall Ave Newport News, VA	4.0	2.0	1568	$2,200	$1.40	16d	1	0.59mi
2102 Marshall Ave Newport News, VA	4.0	2.0	1780	$1,500	$0.84	44d	1	0.59mi
740 21st St Newport News, VA	3.0	2.0	1120	$2,000	$1.79	44d	1	0.62mi
3100 Warwick Blvd Newport News, VA	2.0	1.5	1130	$1,008	$0.89	4d	2	0.64mi
1227 31st St Newport News, VA	3.0	2.0	1500	$2,495	$1.66	2d	1	0.68mi
646 46th St Newport News, VA	3.0	2.0	1300	$1,800	$1.38	4d	1	0.69mi
646 46th St Unit Na Newport News, VA	3.0	2.0	1300	$1,800	$1.38	44d	1	0.70mi
635 46th St Newport News, VA	3.0	1.0	1097	$1,400	$1.28	44d	1	0.72mi
2314 Chestnut Ave Newport News, VA	2.0	1.0	900	$12,900	$14.33	2d	1	0.74mi
1110 21st St Newport News, VA	4.0	2.0	1613	$1,850	$1.15	44d	1	0.78mi
1242 26th St Newport News, VA	3.0	4.0	1704	$2,400	$1.41	3d	1	0.78mi
1239 24th St Newport News, VA	3.0	1.0	880	$1,495	$1.70	44d	1	0.81mi
656 49th St Newport News, VA	3.0	1.0	946	$1,500	$1.59	24d	1	0.84mi
1216 21st St Newport News, VA	3.0	3.5	1446	$1,700	$1.18	24d	1	0.89mi
1348 28th St Newport News, VA	2.0	1.0	997	$1,350	$1.35	4d	1	0.91mi
1348 28th St Unit NA Newport News, VA	2.0	1.0	997	$1,350	$1.35	24d	1	0.91mi
97 28th St Newport News, VA	2.0	2.0	930	$1,400	$1.51	44d	1	1.03mi
1152 Orcutt Ave Newport News, VA	3.0	1.0	947	$1,375	$1.45	4d	1	1.04mi
2601 West Ave Newport News, VA	1.0–2.0	1.0–2.0	919	$1,725	$1.88	2d	11	1.05mi
80 30th St Newport News, VA	1.0–3.0	1.0–3.0	923	$2,599	$2.82	2d	4	1.07mi
317 49th St Newport News, VA	3.0	1.5	1238	$1,595	$1.29	24d	1	1.11mi
902 W Russell Ct Newport News, VA	3.0	1.0	984	$1,450	$1.47	45d	1	1.27mi
321 Pine Ave Newport News, VA	3.0	2.5	1349	$1,990	$1.48	24d	1	1.32mi
41 Ash Ave Unit B Newport News, VA	2.0	1.0	930	$1,500	$1.61	24d	1	1.33mi
233 Pine Ave Newport News, VA	3.0	2.0	1213	$2,100	$1.73	24d	1	1.37mi
35 Cedar Ave Newport News, VA	3.0	1.5	1138	$1,595	$1.40	44d	1	1.37mi
40 Buxton Ave Unit C Newport News, VA	3.0	1.0	1750	$1,795	$1.03	44d	1	1.42mi

Listing history 8 events

1. 2026-06-16
   statusdays on market $169,900 Under Contract 14 DOM
2. 2026-06-16
   status $169,900 Active Under Contract 13 DOM
3. 2026-06-15
   days on market $169,900 Active 13 DOM
4. 2026-06-09
   days on market $169,900 Active 7 DOM
5. 2026-06-08
   days on market $169,900 Active 6 DOM
6. 2026-06-07
   days on market $169,900 Active 5 DOM
7. 2026-06-02
   remarks 515-char remark
8. 2026-06-02
   listed $169,900 Active 1 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: $1,693 · $141/mo
• Projected year-2 tax: $1,693 · $141/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 · 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: $21,003
• − Mortgage interest: −$9,517
• − Property taxes: −$1,693
• − Insurance: −$850
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$4,943
• Taxable income: $640
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $3,204/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

+899.4% since first listed

16 events — show timeline

• 2026-06-01 Listed $169,900 REINMLS
• 2023-06-25 Rental Removed — APPFOLIO
• 2021-11-03 Price Changed $59,900 WMLS
• 2021-11-03 Price Changed $59,900 WMLS
• 2020-08-17 Listing Removed — REINMLS
• 2020-07-27 Price Changed $119,900 REINMLS
• 2020-07-06 Price Changed $127,900 REINMLS
• 2020-06-02 Price Changed $129,900 REINMLS
• 2020-05-13 Listed $59,900 WMLS
• 2020-05-08 Listed $131,900 REINMLS
• 2019-08-26 Pending — REINMLS
• 2019-08-21 Contingent — REINMLS
• 2019-08-08 Listed $18,000 REINMLS
• 2000-09-29 Price Changed $119,900 WMLS
• 2000-09-29 Price Changed $119,900 WMLS
• 1976-04-20 Sold (Public Records) $17,000 Public Records

Property tax history

+4.8%/yr

Latest (2026): $1,693 · +20.5% YoY. Source: county tax records.