2713 N Armistead Ave · Hampton, VA 23666

$148,500

3 bd · 1.0 ba · 2,419 sqft · SingleFamily public records · 136 Days on market

Built 1933 Fair condition 0.99 ac lot $61/sqft · 55% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this three bedroom, one bath home and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

Key facts

• 0.99 acre lot
• Pool
• Built 1933

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $148k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $847 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 4.5% in Hampton — 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 (#133 in VA, #4,302 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: crime C-, amenities D+, commute F.
• Hampton City Public School District (urban): math 60% / reading 70% proficiency, ranked #40 of 131 in VA (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Luther W. Machen Elementary (math 47% / reading 62%, grade C, #650 of 1,108 statewide, top 62%, 455 students, 84% FRL); Cesar Tarrant Middle (math 64% / reading 71%, grade A-, #98 of 342 statewide, top 30%, 676 students, 74% FRL); Bethel High (math 64% / reading 84%, grade B+, #120 of 319 statewide, top 38%, 1,777 students, 86% FRL) — zoned schools average 81% FRL vs 49% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 343 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 68 units permitted in Hampton city in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($73k/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 $4k of value loss. Plan a longer hold.
• Hampton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $148k implies a 328% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.58% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.45%
• DSCR: 2.09
• GRM: 5.3

CMA / ARV

• ARV (median comp): $330,815
• List price: $148,500
• Delta: -55.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Toledo Ct	0.32mi	4/2.5 (+1)	2,324 (-4%)	5mo	$345,500	$149	64
109 Deerfield Blvd	0.40mi	4/2.0 (+1)	2,491 (+3%)	6mo	$290,000	$116	62
16 Diggs Dr	0.53mi	4/2.5 (+1)	2,414 (-0%)	12mo	$340,000	$141	54
41 Santa Barbara Dr	0.45mi	4/2.5 (+1)	2,233 (-8%)	7mo	$345,500	$155	49
11 Butler Farm Rd	0.15mi	4/3.5 (+1)	2,748 (+14%)	9mo	$530,000	$193	48
1521 Peabody Dr	0.64mi	4/2.0 (+1)	2,094 (-13%)	13mo	$350,000	$167	28

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 · 4.05% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 1.78×
• Total profit: $32,418
• Equity at exit: $22,142

10-year hold

• IRR: 28.0%
• Equity multiple: 3.60×
• Total profit: $108,300
• Equity at exit: $12,840

Cash invested: $41,580 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 5 under contract
• Months of supply: 3.6 mo (28%/mo absorbed)
• Median asking: $340,000 ($148/sqft)
• Median days on market: 22 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -7.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 23666

• Home prices YoY: -15.7%
• Rents YoY: 4.0%
• Active inventory: 343
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,347 high
• Mortgage (P&I): −$779
• Tax from tax record: −$166 /mo · $1,995/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $847

Break-even live

Break-even rent $1,275

Max offer price $148,500

Occupancy floor 59%

Sensitivity live

Price	-10% $931	-5% $889	+0% $847	+5% $805	+10% $763
Rent	-10% $662	-5% $754	+0% $847	+5% $940	+10% $1,033
Rate	-1.0pp $922	-0.5pp $885	base $847	+0.5pp $809	+1.0pp $769

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: $37,125
• Closing costs: $4,455
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Tanglewood Dr Hampton, VA	4.0	2.5	1800	$2,650	$1.47	47d	1	1.00mi
608 Charlton Dr Hampton, VA	3.0	2.5	1800	$2,500	$1.39	64d	1	1.08mi
608 Charlton Dr Hampton, VA	3.0	2.5	1698	$2,400	$1.41	35d	1	1.08mi
10 Rutland Dr Hampton, VA	3.0	2.5	1817	$2,600	$1.43	73d	1	1.18mi
110 Marvin Dr Hampton, VA	4.0	2.5	2300	$2,300	$1.00	34d	1	1.18mi

Listing history 50 events

1. 2026-08-08
   days on market $148,500 Active 136 DOM
2. 2026-08-07
   days on market $148,500 Active 135 DOM
3. 2026-08-06
   days on market $148,500 Active 134 DOM
4. 2026-08-05
   days on market $148,500 Active 133 DOM
5. 2026-08-04
   days on market $148,500 Active 132 DOM
6. 2026-08-03
   days on market $148,500 Active 131 DOM
7. 2026-07-31
   pricedays on market $148,500 Active 128 DOM
8. 2026-07-30
   days on market $157,200 Active 126 DOM
9. 2026-07-28
   days on market $157,200 Active 125 DOM
10. 2026-07-26
    days on market $157,200 Active 123 DOM
11. 2026-07-24
    days on market $157,200 Active 121 DOM
12. 2026-07-23
    days on market $157,200 Active 120 DOM
13. 2026-07-22
    days on market $157,200 Active 119 DOM
14. 2026-07-21
    days on market $157,200 Active 118 DOM
15. 2026-07-20
    days on market $157,200 Active 117 DOM
16. 2026-07-18
    days on market $157,200 Active 115 DOM
17. 2026-07-18
    days on market $157,200 Active 114 DOM
18. 2026-07-16
    days on market $157,200 Active 113 DOM
19. 2026-07-15
    days on market $157,200 Active 112 DOM
20. 2026-07-14
    pricedays on market $157,200 Active 111 DOM
21. 2026-07-13
    days on market $167,600 Active 110 DOM
22. 2026-07-13
    days on market $167,600 Active 109 DOM
23. 2026-07-11
    days on market $167,600 Active 108 DOM
24. 2026-07-10
    days on market $167,600 Active 107 DOM
25. 2026-07-09
    days on market $167,600 Active 106 DOM
26. 2026-07-07
    days on market $167,600 Active 104 DOM
27. 2026-07-06
    days on market $167,600 Active 103 DOM
28. 2026-07-05
    days on market $167,600 Active 102 DOM
29. 2026-07-03
    days on market $167,600 Active 100 DOM
30. 2026-07-02
    days on market $167,600 Active 99 DOM
31. 2026-07-01
    days on market $167,600 Active 98 DOM
32. 2026-06-30
    days on market $167,600 Active 97 DOM
33. 2026-06-29
    days on market $167,600 Active 96 DOM
34. 2026-06-28
    days on market $167,600 Active 95 DOM
35. 2026-06-27
    days on market $167,600 Active 94 DOM
36. 2026-06-27
    days on market $167,600 Active 93 DOM
37. 2026-06-25
    pricedays on market $167,600 Active 91 DOM
38. 2026-06-22
    days on market $185,800 Active 89 DOM
39. 2026-06-21
    days on market $185,800 Active 88 DOM
40. 2026-06-18
    days on market $185,800 Active 85 DOM
41. 2026-06-17
    days on market $185,800 Active 84 DOM
42. 2026-06-16
    days on market $185,800 Active 83 DOM
43. 2026-06-15
    days on market $185,800 Active 82 DOM
44. 2026-06-13
    days on market $185,800 Active 80 DOM
45. 2026-06-13
    days on market $185,800 Active 79 DOM
46. 2026-06-09
    days on market $185,800 Active 76 DOM
47. 2026-06-08
    days on market $185,800 Active 75 DOM
48. 2026-06-07
    days on market $185,800 Active 74 DOM
49. 2026-06-03
    days on market $185,800 Active 70 DOM
50. 2026-06-02
    days on market $185,800 Active 69 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: $1,995 · $166/mo
• Projected year-2 tax: $1,995 · $166/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) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,162
• − Mortgage interest: −$8,318
• − Property taxes: −$1,995
• − Insurance: −$742
• − Repairs & maintenance: −$2,253
• − Management: −$2,253
• − Depreciation: −$4,320
• Taxable income: $8,280
• Est. tax owed @ 24.0%: −$1,987
• After-tax cash flow: $8,178/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $60,475–$108,855 screening

This single-family home requires significant repairs and maintenance, particularly to the roof and exterior siding. Improvements in these areas will significantly enhance its resale and rental value.

Repairs flagged

• Major roof — Signs of wear and discoloration indicate significant damage and potential water infiltration.
• Moderate exterior siding — The siding shows some discoloration and minor damage, which may require painting or replacement.
• Unknown HVAC/mechanicals — No interior photos are available to assess the condition of the HVAC and mechanical systems.
• Major landscaping — The landscaping is overgrown and lacks maintenance, which could be improved with trimming and planting.
• Unknown windows — No interior photos are available to assess the condition of the windows. However, the exterior suggests some may be old or in need of replacement.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can significantly improve the curb appeal and resale value. ↑
• Rental Landscaping and trimming the yard — A well-maintained yard can attract tenants and improve rental value. ↑
• Both Re-roofing and repairing the exterior siding — These repairs will address the most pressing issues and improve both resale and rental value. ↑
• Both Upgrading HVAC and mechanical systems — Modern, efficient systems can reduce utility costs and improve comfort, appealing to both buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 65/100

Zoned Schools

Elementary Luther W. Machen Elementary C VA #650/1,108 Nat'l #9,801/41,679 Middle Cesar Tarrant Middle A- VA #98/342 Nat'l #1,003/14,009 High Bethel High B+ VA #120/319 Nat'l #1,751/17,239

Schools (NCES district)

• District: Hampton City Public School District
• NCES district ID: 5101800
• Math proficiency: 60% ▼ -21.00%
• Reading proficiency: 70% ▼ -4.00%
• Median HH income: $50,089
• Composite: 55.19/100
• National rank: #1272
• State rank: #40 of 131 in VA

B Composite livability gradescore 75/100

Livability — Hampton

• Score: 75/100
• State rank: #133
• US rank: #4302

Category grades

Amenities D+ Commute F Cost of living A Crime C- Employment C+ Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton, VA
• County: Hampton City · 134,055 people
• City population: 132,421
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 54,233
• Household income: $72,568
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 12% of renters

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Population outlook (Hampton County) Hauer SSP2

• Today (2025): 134,055 people
• By 2030: 131,753 · -1.7%
• By 2040: 125,017 · -6.7%
• By 2050: 116,825 · -12.9%
• By 2075: 97,033 · -27.6%
• By 2100: 76,188 · -43.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 51% White 29% Two or more races 10% Hispanic / Latino 9% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 1% Arabic 1%

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Political lean MEDSL · Hampton

• 2024 margin: Solid D (+39.9) · D 69.2% · R 29.4% · Other 1.4%
• 2008→2024 swing: +1.0pp no change · 2008: 38.9pp · 2024: 39.9pp
• All cycles: 2024: D+39.9 2020: D+42.2 2016: D+37.8 2012: D+45.4 2008: D+38.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.01%
• Current HPI: 262.821
• Rent YoY: ▲ 4.05%
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• State GDP YoY: ▲ 2.40%
• F500 in state: 50

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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

+560.2% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $228,800 BRIGHT MLS
• 2026-04-28 Price Changed $249,000 BRIGHT MLS
• 2026-04-10 Price Changed $274,800 BRIGHT MLS
• 2026-03-25 Listed $302,100 BRIGHT MLS
• 1993-08-01 Sold (Public Records) $34,656 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,995 · -0.5% YoY. Source: county tax records.