Real Estate Investing in Newport News, Virginia (23605)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 23605 (Newport News, VA)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 8.6% vacancy may signal weakening demand.
What’s happening in Newport News, VA (23605)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 23605 Newport News
In practical terms, ZIP 23605 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $230K median. It rewards specialists, not generalists.
From a cash-flow lens, the numbers look inviting — $230K purchase price, 0.0% nominal cap — the work to hit that pro forma in 23605 is substantial and deserves full respect.
Regionally, 23605 sits on the difficult end of the VA spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 23605 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Distressed ZIPs reward experience. sturdy returns are possible in 23605, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Newport News:
Property Strategy for 23605
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $179,236 | $1,450 | 5.8% | +9.9% | $89,618 |
| 3BR | $229,347 | $2,010 | 6.3% | +8.9% | $76,449 |
| 4BR | $279,647 | $2,370 | 6.1% | +8.4% | $69,912 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 23605 Compare?
| Metric | 23605 | Newport News | Virginia |
|---|---|---|---|
| Home Value | $229,725 | $283,832 | $403,170 |
| 5-Year CAGR | 7.2% | 6.8% | 6.4% |
| Avg Rent | $1,562 | $1,563 | - |
| Cap Rate | 5.3% | 4.5% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 23605 (Newport News, VA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $229,725 |
| Monthly Rent | $1,562 |
| Price-to-Rent | 12.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.2% |
| Cap Rate | 5.3% |
| 5-Year IRR | 12.5% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | +5.1% ▲ |
| 5-Year CAGR | +7.2% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 Rent Trends
| 1-Year | +1.8% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 23605
Population: 13,334
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 23605
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
A.W.E. Bassette Elementary
C. Alton Lindsay Middle
Newsome Park Elementary
Achievable Dream Academy
B.T. Washington Middle
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,158 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do home values compare in Newport News, VA?
Newport News, VA median home values land near $230K. That is reasonable territory for investors looking at $1,562/mo-per-month rentals.
What strategy should investors use in Newport News, VA?
For Newport News, VA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How strong is the working-renter base in Newport News, VA?
Working renters make up the core of the Newport News, VA tenant base. The pool is reasonable for investors targeting long-term holds.
Does a duplex house hack pencil in Newport News, VA?
Newport News, VA is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $230K price point reasonable to enter.
How strict are landlord regulations in Newport News, VA?
VA ranks as a landlord-friendly state for landlord-tenant law. Newport News generally follows the statewide framework, so landlords face reasonable operating rules.
You know 23605 now. You don’t know where it ranks.
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How 23605 ranks in Virginia Beach-Norfolk-Newport News, VA-NC
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