2713 N Armistead Ave · Hampton, VA 23666

$185,800

3 bd · 1.0 ba · 2,419 sqft · SingleFamily public records · 85 Days on market

Built 1933 0.99 ac lot $77/sqft · 44% below area Est $330k · 44% 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +5.5/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 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 $186k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $186k).
• Recommended offer: $175k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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.
• Market conditions: Rents rising fast (+4.0%/yr); 231 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $6k 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 $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $186k implies a 436% 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 $174,652 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.27% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.75%
• DSCR: 1.66
• GRM: 6.6

CMA / ARV

• ARV (median comp): $329,638
• List price: $185,800
• Delta: -43.64%
• 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%)	3mo	$345,500	$149	65
109 Deerfield Blvd	0.40mi	4/2.0 (+1)	2,491 (+3%)	5mo	$290,000	$116	64
16 Diggs Dr	0.53mi	4/2.5 (+1)	2,414 (-0%)	10mo	$340,000	$141	56
41 Santa Barbara Dr	0.45mi	4/2.5 (+1)	2,233 (-8%)	5mo	$345,500	$155	51
11 Butler Farm Rd	0.15mi	4/3.5 (+1)	2,748 (+14%)	8mo	$530,000	$193	49
1521 Peabody Dr	0.64mi	4/2.0 (+1)	2,094 (-13%)	11mo	$350,000	$167	29

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: 6.4%
• Equity multiple: 1.25×
• Total profit: $13,135
• Equity at exit: $27,703

10-year hold

• IRR: 16.7%
• Equity multiple: 2.43×
• Total profit: $74,397
• Equity at exit: $16,065

Cash invested: $52,024 (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 23666

• Home prices YoY: -15.7%
• Rents YoY: 4.0%
• Active inventory: 231
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,351 medium
• Mortgage (P&I): −$974
• Tax from tax record: −$166 /mo · $1,995/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $640

Break-even live

Break-even rent $1,542

Max offer price $185,800

Occupancy floor 68%

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: $46,450
• Closing costs: $5,574
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 Charlton Dr Hampton, VA	3.0	2.5	1800	$2,500	$1.39	14d	1	1.08mi
10 Rutland Dr Hampton, VA	3.0	2.5	1817	$2,600	$1.43	23d	1	1.18mi
110 Marvin Dr Hampton, VA	4.0	2.5	2300	$2,400	$1.04	14d	1	1.18mi

Listing history 18 events

1. 2026-06-18
   days on market $185,800 Active 85 DOM
2. 2026-06-17
   days on market $185,800 Active 84 DOM
3. 2026-06-16
   days on market $185,800 Active 83 DOM
4. 2026-06-15
   days on market $185,800 Active 82 DOM
5. 2026-06-13
   days on market $185,800 Active 80 DOM
6. 2026-06-13
   days on market $185,800 Active 79 DOM
7. 2026-06-09
   days on market $185,800 Active 76 DOM
8. 2026-06-08
   days on market $185,800 Active 75 DOM
9. 2026-06-07
   days on market $185,800 Active 74 DOM
10. 2026-06-03
    days on market $185,800 Active 70 DOM
11. 2026-06-02
    days on market $185,800 Active 69 DOM
12. 2026-06-01
    days on market $185,800 Active 68 DOM
13. 2026-05-31
    days on market $185,800 Active 67 DOM
14. 2026-05-13
    price $228,800 320-char remark

    Show marketing remark (320 chars)

    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.

15. 2026-04-28
    price $249,000 320-char remark

    Show marketing remark (320 chars)

    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.

16. 2026-04-10
    price $274,800 320-char remark

    Show marketing remark (320 chars)

    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.

17. 2026-03-25
    listed $302,100 Active 320-char remark

    Show marketing remark (320 chars)

    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.

18. 1993-08-01
    soldstatus $34,656

ⓘ 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: $28,217
• − Mortgage interest: −$10,408
• − Property taxes: −$1,995
• − Insurance: −$929
• − Repairs & maintenance: −$2,257
• − Management: −$2,257
• − Depreciation: −$5,405
• Taxable income: $4,966
• Est. tax owed @ 24.0%: −$1,192
• After-tax cash flow: $6,484/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: 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

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 · 132,421 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: 2951.0

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%

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%

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

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.