2201 Roanoke Ave · Newport News, VA 23607

$135,000

3 bd · 2.0 ba · 1,266 sqft · SingleFamily public records

Built 1925 Est $247k · 45% 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 +8.5/10.0
• 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

Key facts

• 2 parking spots
• Built 1925

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 11.1% 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: Sedgefield Elementary (math 9% / reading 37%, grade F, #1,066 of 1,108 statewide, top 96%, 469 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $1,821/mo this rent would consume 52% 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 $933 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 $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $49k; list at $135k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $135,000

Questions for the listing agent

1. Built in 1925 — 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: 1.35% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.18%
• DSCR: 1.76
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $246,870
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
942 20th St	0.21mi	3/1.5	1,250 (-1%)	1mo	$180,000	$144	85
2010 Roanoke Ave	0.13mi	3/1.0	1,300 (+3%)	2mo	$180,000	$138	83
2128 Roanoke Ave	0.04mi	3/3.0	1,354 (+7%)	1mo	$285,000	$210	82
937 17th St	0.32mi	3/2.0	1,245 (-2%)	0mo	$252,500	$203	82
2106 Chestnut Ave	0.21mi	4/3.0 (+1)	1,244 (-2%)	2mo	$295,000	$237	77
3015 Wickham Ave	0.49mi	3/2.0	1,300 (+3%)	1mo	$252,000	$194	72
1230 23rd St	0.26mi	3/2.5	1,362 (+8%)	2mo	$265,000	$195	72
960 15th St	0.44mi	3/1.5	1,195 (-6%)	0mo	$137,000	$115	68
1151 18th St	0.28mi	4/2.0 (+1)	1,359 (+7%)	2mo	$268,990	$198	68
843 29th St	0.45mi	3/2.5	1,349 (+7%)	1mo	$255,000	$189	65
1234 22nd St	0.27mi	3/1.0	1,100 (-13%)	1mo	$259,000	$235	61
1222 27th St	0.33mi	3/2.0	1,450 (+14%)	2mo	$175,000	$121	59

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: 14.6%
• Equity multiple: 1.66×
• Total profit: $25,122
• Equity at exit: $33,624

10-year hold

• IRR: 20.1%
• Equity multiple: 3.05×
• Total profit: $77,619
• Equity at exit: $36,199

Cash invested: $37,800 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$708
• Tax from tax record: −$133 /mo · $1,594/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $541

Break-even live

Break-even rent $1,135

Max offer price $135,000

Occupancy floor 65%

Sensitivity live

Price	-10% $618	-5% $579	+0% $541	+5% $503	+10% $465
Rent	-10% $397	-5% $469	+0% $541	+5% $613	+10% $685
Rate	-1.0pp $609	-0.5pp $576	base $541	+0.5pp $506	+1.0pp $471

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1035 23rd St Newport News, VA	3.0	2.0	1378	$1,600	$1.16	44d	1	0.09mi
1020 23rd St Newport News, VA	4.0	3.0	1710	$2,195	$1.28	44d	1	0.09mi
1110 21st St Newport News, VA	4.0	2.0	1613	$1,850	$1.15	44d	1	0.11mi
1034 26th St Newport News, VA	4.0	2.0	1579	$1,600	$1.01	44d	1	0.21mi
2314 Chestnut Ave Newport News, VA	2.0	1.0	900	$12,900	$14.33	2d	1	0.22mi
1216 21st St Newport News, VA	3.0	3.5	1446	$1,700	$1.18	24d	1	0.25mi
1239 24th St Newport News, VA	3.0	1.0	880	$1,495	$1.70	44d	1	0.31mi
829 22nd St Newport News, VA	3.0	1.5	1020	$1,650	$1.62	44d	1	0.32mi
1242 26th St Newport News, VA	3.0	4.0	1704	$2,400	$1.41	3d	1	0.35mi
2102 Marshall Ave Newport News, VA	4.0	2.0	1780	$1,500	$0.84	44d	1	0.39mi
2104 Marshall Ave Newport News, VA	4.0	2.0	1568	$2,200	$1.40	16d	1	0.39mi
1152 Orcutt Ave Newport News, VA	3.0	1.0	947	$1,375	$1.45	4d	1	0.45mi
740 21st St Newport News, VA	3.0	2.0	1120	$2,000	$1.79	44d	1	0.47mi
1227 31st St Newport News, VA	3.0	2.0	1500	$2,495	$1.66	2d	1	0.54mi
1348 28th St Newport News, VA	2.0	1.0	997	$1,350	$1.35	4d	1	0.55mi
1348 28th St Unit NA Newport News, VA	2.0	1.0	997	$1,350	$1.35	24d	1	0.55mi
1124 33rd St Newport News, VA	3.0	1.5	1386	$1,600	$1.15	24d	1	0.55mi
749 31st St Newport News, VA	3.0	2.0	1000	$1,900	$1.90	44d	1	0.65mi
41 Ash Ave Unit B Newport News, VA	2.0	1.0	930	$1,500	$1.61	24d	1	0.72mi
1032 37th St Newport News, VA	3.0	2.0	1191	$1,450	$1.22	44d	1	0.74mi
3206 Madison Ave Newport News, VA	3.0	1.0	900	$1,550	$1.72	11d	1	0.76mi
35 Cedar Ave Newport News, VA	3.0	1.5	1138	$1,595	$1.40	44d	1	0.78mi
709 33rd St Unit 1 Newport News, VA	2.0	1.0	878	$1,400	$1.59	17d	1	0.78mi
40 Buxton Ave Unit C Newport News, VA	3.0	1.0	1750	$1,795	$1.03	44d	1	0.84mi
321 Pine Ave Newport News, VA	3.0	2.5	1349	$1,990	$1.48	24d	1	0.91mi
233 Pine Ave Newport News, VA	3.0	2.0	1213	$2,100	$1.73	24d	1	0.92mi
4200 Newsome Dr Newport News, VA	2.0	1.0	895	$795	$0.89	24d	1	1.03mi
3100 Warwick Blvd Newport News, VA	2.0	1.5	1130	$1,008	$0.89	4d	2	1.14mi
327 Locust Ave Hampton, VA	4.0	2.0	1500	$2,000	$1.33	44d	1	1.25mi
417 Greenbriar Ave Hampton, VA	3.0	2.0	1007	$1,695	$1.68	8d	1	1.32mi
646 46th St Newport News, VA	3.0	2.0	1300	$1,800	$1.38	4d	1	1.33mi
646 46th St Unit Na Newport News, VA	3.0	2.0	1300	$1,800	$1.38	44d	1	1.34mi
635 46th St Newport News, VA	3.0	1.0	1097	$1,400	$1.28	44d	1	1.36mi
104 Greenbriar Ave Hampton, VA	2.0	1.0	1146	$1,390	$1.21	13d	1	1.38mi
2601 West Ave Newport News, VA	1.0–2.0	1.0–2.0	919	$1,725	$1.88	2d	11	1.45mi
656 49th St Newport News, VA	3.0	1.0	946	$1,500	$1.59	24d	1	1.46mi
97 28th St Newport News, VA	2.0	2.0	930	$1,400	$1.51	44d	1	1.47mi
633 Hemlock Ave Hampton, VA	3.0	1.0	1056	$1,757	$1.66	12d	1	1.48mi

Listing history 3 events

1. 2026-04-07
   listed $135,000
2. 2026-04-07
   historical
3. 1996-05-07
   soldstatus $49,000

ⓘ 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: $1,594 · $133/mo
• Projected year-2 tax: $1,594 · $133/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 6/10 Major FEMA zone X (unshaded) · 71% 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: $21,847
• − Mortgage interest: −$7,562
• − Property taxes: −$1,594
• − Insurance: −$675
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$3,927
• Taxable income: $4,593
• Est. tax owed @ 24.0%: −$1,102
• After-tax cash flow: $5,392/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

+175.5% since first listed

3 events — show timeline

• 2026-04-07 Listing Removed — REINMLS
• 2026-04-07 Listed $135,000 REINMLS
• 1996-05-07 Sold (Public Records) $49,000 Public Records

Property tax history

+5.0%/yr

Latest (2026): $1,594 · +17.1% YoY. Source: county tax records.