1009 79th St · Newport News, VA 23605

$170,000

3 bd · 2.0 ba · 1,739 sqft · SingleFamily public records · 15 Days on market

Built 1955 Est $318k · 47% 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.6/10.0
• 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

Listing remarks

Property to be sold AS IS WHERE IS. Ranch home in Newport News. CASH ONLY.

Key facts

• Built 1955
• Listed 15 days

Property features AI

Finance

• HOA & community: No HOA fees listed

Exterior

• Parking: Street parking
• Utilities: City/County water; City/County sewer; Gas water heater
• Home design: Detached ranch; Single-story (1 living level)
• Construction: Asbestos siding; Asphalt shingle roof; Crawl foundation; Built as a ranch style home
• Exterior features: Back fenced yard; Has fence

Interior

• Kitchen: Refrigerator; Dishwasher
• Bedrooms: Master bedroom; Additional bedroom
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air; Gas water heater; Other heating
• Interior features: Carpet and laminate flooring; Seven total rooms; Bedroom and full bathroom on the first floor
• Laundry & utility: Washer; Dryer; Utility room

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 $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 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; 12 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).
• This rent runs 44% of the median local income ($54k/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 $5k 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 $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $56k; list at $170k implies a 204% gain — meaningful room to come down on a strong offer.

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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,450 (1.5% 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: 1.16% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.37%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $318,237
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Sourwood Dr	0.56mi	3/2.0	1,740 (+0%)	5mo	$293,000	$168	70
4902 Hazelwood Rd	0.61mi	3/2.0	1,800 (+4%)	0mo	$324,700	$180	65
1207 73rd St	0.47mi	4/2.0 (+1)	1,831 (+5%)	2mo	$335,000	$183	63
711 Hilton Blvd	0.65mi	3/2.0	1,682 (-3%)	3mo	$320,000	$190	62
1116 Faubus Drive Dr	0.55mi	4/1.5 (+1)	1,708 (-2%)	6mo	$295,000	$173	60
4113 Candlewood Dr	0.44mi	4/2.0 (+1)	1,616 (-7%)	5mo	$300,000	$186	58
7288 Abraham Ct	0.59mi	4/2.5 (+1)	1,725 (-1%)	8mo	$290,000	$168	58
4705 Hazelwood Rd	0.60mi	4/2.0 (+1)	1,672 (-4%)	5mo	$300,000	$179	56
232 Martha Lee Dr	0.55mi	4/2.0 (+1)	1,503 (-14%)	0mo	$300,000	$200	47
3420 W Lewis Rd	0.71mi	4/2.5 (+1)	1,625 (-7%)	6mo	$328,000	$202	44
3422 Candlewood Dr	0.74mi	3/1.0	1,485 (-15%)	3mo	$281,000	$189	35
635 Clinton Dr	0.63mi	4/2.0 (+1)	1,500 (-14%)	11mo	$274,900	$183	34

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: 3.4%
• Equity multiple: 1.14×
• Total profit: $6,632
• Equity at exit: $25,348

10-year hold

• IRR: 17.3%
• Equity multiple: 2.77×
• Total profit: $84,036
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,979 high
• Mortgage (P&I): −$891
• Tax from tax record: −$229 /mo · $2,754/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $372

Break-even live

Break-even rent $1,509

Max offer price $170,000

Occupancy floor 76%

Sensitivity live

Price	-10% $468	-5% $420	+0% $372	+5% $324	+10% $276
Rent	-10% $215	-5% $294	+0% $372	+5% $450	+10% $528
Rate	-1.0pp $457	-0.5pp $415	base $372	+0.5pp $328	+1.0pp $283

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 73rd St Newport News, VA	3.0	2.0	1203	$1,900	$1.58	3d	1	0.61mi
314 Martha Lee Dr Hampton, VA	3.0	2.0	1210	$2,200	$1.82	24d	1	0.68mi
321 Big Bethel Rd Hampton, VA	3.0	1.0	1400	$2,300	$1.64	13d	1	0.83mi
1115 Briarfield Rd Newport News, VA	1.0–2.0	1.0–2.0	1007	$1,351	$1.34	24d	1	0.87mi
3318 Custer Ct Hampton, VA	4.0	2.5	1625	$2,500	$1.54	13d	1	0.91mi
346 Sitka Ct Hampton, VA	3.0	1.5	1210	$1,675	$1.38	24d	1	0.95mi
37 Pennwood Dr Hampton, VA	3.0	2.0	1156	$1,795	$1.55	24d	1	1.06mi
604 Big Bethel Rd Hampton, VA	3.0	1.5	1139	$2,300	$2.02	44d	1	1.08mi
325 67th St Newport News, VA	3.0	2.0	1595	$2,095	$1.31	44d	1	1.17mi
6901 Huntington Ave Newport News, VA	3.0	1.5	1600	$1,800	$1.12	44d	1	1.19mi
25 Franklin Rd Newport News, VA	3.0	1.5	1521	$1,750	$1.15	8d	1	1.46mi
1587 Briarfield Rd Hampton, VA	2.0–3.0	1.5–2.0	985	$1,495	$1.52	3d	9	1.46mi

Listing history 8 events

1. 2026-06-18
   days on market $170,000 Active 15 DOM
2. 2026-06-17
   days on market $170,000 Active 14 DOM
3. 2026-06-16
   days on market $170,000 Active 13 DOM
4. 2026-06-15
   days on market $170,000 Active 12 DOM
5. 2026-06-09
   days on market $170,000 Active 6 DOM
6. 2026-06-08
   days on market $170,000 Active 5 DOM
7. 2026-06-07
   remarks 74-char remark
8. 2026-06-07
   listed $170,000 Active 4 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: $2,754 · $229/mo
• Projected year-2 tax: $2,754 · $229/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 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $23,751
• − Mortgage interest: −$9,523
• − Property taxes: −$2,754
• − Insurance: −$850
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − Depreciation: −$4,945
• Taxable income: $1,879
• Est. tax owed @ 24.0%: −$451
• After-tax cash flow: $4,010/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

+532.0% since first listed

3 events — show timeline

• 2026-06-02 Listed $170,000 REINMLS
• 1988-09-30 Sold (Public Records) $56,000 Public Records
• 1978-06-21 Sold (Public Records) $26,900 Public Records

Property tax history

+3.9%/yr

Latest (2026): $2,754 · +9.2% YoY. Source: county tax records.