7 South Cypress St · Hampton, VA 23669

$100,000

2 bd · 1.0 ba · 1,263 sqft · SingleFamily public records · 8 Days on market

Built 1937 $79/sqft · 57% 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 +5.5/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity for Cash Buyer or investor. This 1937 brick home offers two bedrooms and one bathroom and is ready for a complete renovation. This property has known structural and environmental concerns and will require significant work. Being sold as-is, where is, with the seller making no repairs. All remaining contents will convey with the property and will be the responsibility of the buyer. For the right buyer, there may be potential to restore and reimagine this home, or explore other possibilities for the site. Much of the value is in the land. Bring your vision and creativity.

Key facts

• Built 1937
• Listed 8 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 14.0% 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: Captain John Smith Elementary (math 42% / reading 57%, grade D, #742 of 1,108 statewide, top 70%, 393 students, 82% FRL); C. Alton Lindsay Middle (math 52% / reading 57%, grade B-, #194 of 342 statewide, top 60%, 707 students, 73% FRL); Phoebus High (math 57% / reading 76%, grade B, #195 of 319 statewide, top 62%, 1,365 students, 86% FRL) — zoned schools average 80% FRL vs 49% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 235 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 68 units permitted in Hampton city in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 + 5.4% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1937 — 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 $100,000

Questions for the listing agent

1. Built in 1937 — 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. 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.
5. 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.
6. 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: 1.75% ✓
• Cap rate: 14.01%
• Cash-on-cash: 27.57%
• DSCR: 2.23
• GRM: 4.8

CMA / ARV

• ARV (median comp): $234,586
• List price: $100,000
• Delta: -57.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Cambridge Pl	0.28mi	3/1.0 (+1)	1,197 (-5%)	1mo	$244,000	$204	72
121 Cambridge Pl	0.31mi	3/2.0 (+1)	1,233 (-2%)	3mo	$305,000	$247	70
146 Cambridge Pl	0.29mi	3/1.0 (+1)	1,360 (+8%)	1mo	$200,000	$147	68
111 Chichester Ave	0.25mi	2/1.0	1,147 (-9%)	7mo	$215,000	$187	67
237 Canford Dr	0.40mi	3/2.0 (+1)	1,218 (-4%)	4mo	$285,000	$234	63
19 Magnolia Pl	0.23mi	3/1.5 (+1)	1,405 (+11%)	6mo	$205,000	$146	58
10 Theodore St	0.20mi	3/2.0 (+1)	1,119 (-11%)	8mo	$227,700	$203	56
603 Washington St	0.70mi	2/1.5	1,177 (-7%)	1mo	$199,000	$169	53
202 Clay St	0.71mi	2/1.0	1,152 (-9%)	4mo	$203,500	$177	49
72 Ireland St	0.71mi	3/1.5 (+1)	1,402 (+11%)	0mo	$310,000	$221	41
37 Scotland Rd	0.64mi	3/2.0 (+1)	1,119 (-11%)	9mo	$275,000	$246	35
109 Frissell St	0.71mi	3/2.0 (+1)	1,418 (+12%)	3mo	$278,500	$196	35

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 · 5.44% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.04×
• Total profit: $29,205
• Equity at exit: $14,910

10-year hold

• IRR: 33.9%
• Equity multiple: 4.48×
• Total profit: $97,335
• Equity at exit: $8,646

Cash invested: $28,000 (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 23669

• Rents YoY: 5.4%
• Active inventory: 235
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,745 high
• Mortgage (P&I): −$524
• Tax from tax record: −$170 /mo · $2,035/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $643

Break-even live

Break-even rent $931

Max offer price $100,000

Occupancy floor 58%

Sensitivity live

Price	-10% $700	-5% $672	+0% $643	+5% $615	+10% $587
Rent	-10% $505	-5% $574	+0% $643	+5% $712	+10% $781
Rate	-1.0pp $694	-0.5pp $669	base $643	+0.5pp $617	+1.0pp $591

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Old Point Ave Hampton, VA	3.0	1.0	1186	$1,750	$1.48	45d	1	0.12mi
709 E Pembroke Ave Unit B Hampton, VA	2.0	1.5	1664	$1,349	$0.81	25d	1	0.18mi
19 Magnolia Pl Hampton, VA	3.0	1.5	1405	$2,100	$1.49	16d	1	0.23mi
212 Dockside Dr Unit B Hampton, VA	2.0	2.0	1253	$1,795	$1.43	45d	1	0.58mi
234 Washington St Hampton, VA	2.0	1.0	1111	$2,000	$1.80	12d	1	0.65mi
5 Lacrosse St Hampton, VA	3.0	2.5	1612	$2,500	$1.55	45d	1	0.66mi
221 W Kelly Ave Hampton, VA	3.0	1.0	1200	$2,350	$1.96	45d	1	0.74mi
4 Bainbridge Ave Unit B Hampton, VA	2.0	1.5	1050	$1,550	$1.48	45d	1	0.83mi
100 Spanish Trl Hampton, VA	1.0–2.0	1.0–1.5	812	$1,450	$1.79	3d	12	0.85mi
25 Bainbridge Ave Hampton, VA	2.0	1.5	1306	$1,600	$1.23	3d	1	0.88mi
949 N Mallory St Hampton, VA	2.0	1.5	1054	$1,250	$1.19	3d	1	0.98mi
1802 Moger Dr Hampton, VA	3.0	1.0	900	$1,700	$1.89	14d	1	0.99mi
17 S Gawain Way Hampton, VA	3.0	1.5	1460	$1,895	$1.30	4d	1	1.03mi
31 Saxony Pl Hampton, VA	3.0	2.5	1315	$1,645	$1.25	19d	1	1.08mi
8 Rip Rap Rd Hampton, VA	2.0	1.0	1000	$1,200	$1.20	23d	1	1.17mi
1210 Pansy St Hampton, VA	2.0	2.0	1409	$2,000	$1.42	45d	1	1.18mi
28 Monroe Dr Hampton, VA	3.0	1.0	1110	$1,600	$1.44	45d	1	1.21mi
224 W Queen St Unit 224A Hampton, VA	1.0	1.5	1100	$1,950	$1.77	45d	1	1.22mi
1105 Easterly Ave Hampton, VA	3.0	1.5	1204	$1,800	$1.50	16d	1	1.27mi
27 Capps Qtrs #1 Hampton, VA	3.0	2.5	1734	$2,200	$1.27	45d	1	1.29mi
19 Bernard Ave Hampton, VA	2.0	1.0	906	$995	$1.10	23d	1	1.30mi
450 Cedar Dr Hampton, VA	3.0	1.0	912	$1,500	$1.64	13d	1	1.37mi
109 Peachtree Ln Hampton, VA	3.0	2.0	984	$1,795	$1.82	16d	1	1.42mi
24 Cavalier Rd Hampton, VA	3.0	2.0	1014	$1,850	$1.82	5d	1	1.47mi
2000 Neville Cir Hampton, VA	3.0	1.0	1100	$1,750	$1.59	45d	1	1.47mi

Listing history 5 events

1. 2026-05-11
   status Under Contract 595-char remark

   Show marketing remark (595 chars)

   Opportunity for Cash Buyer or investor. This 1937 brick home offers two bedrooms and one bathroom and is ready for a complete renovation. This property has known structural and environmental concerns and will require significant work. Being sold as-is, where is, with the seller making no repairs. All remaining contents will convey with the property and will be the responsibility of the buyer. For the right buyer, there may be potential to restore and reimagine this home, or explore other possibilities for the site. Much of the value is in the land. Bring your vision and creativity.

2. 2026-05-06
   status Active 595-char remark

   Show marketing remark (595 chars)

   Opportunity for Cash Buyer or investor. This 1937 brick home offers two bedrooms and one bathroom and is ready for a complete renovation. This property has known structural and environmental concerns and will require significant work. Being sold as-is, where is, with the seller making no repairs. All remaining contents will convey with the property and will be the responsibility of the buyer. For the right buyer, there may be potential to restore and reimagine this home, or explore other possibilities for the site. Much of the value is in the land. Bring your vision and creativity.

3. 2026-03-31
   status Under Contract 595-char remark

   Show marketing remark (595 chars)

   Opportunity for Cash Buyer or investor. This 1937 brick home offers two bedrooms and one bathroom and is ready for a complete renovation. This property has known structural and environmental concerns and will require significant work. Being sold as-is, where is, with the seller making no repairs. All remaining contents will convey with the property and will be the responsibility of the buyer. For the right buyer, there may be potential to restore and reimagine this home, or explore other possibilities for the site. Much of the value is in the land. Bring your vision and creativity.

4. 2026-03-28
   listed $100,000 Active 595-char remark

   Show marketing remark (595 chars)

   Opportunity for Cash Buyer or investor. This 1937 brick home offers two bedrooms and one bathroom and is ready for a complete renovation. This property has known structural and environmental concerns and will require significant work. Being sold as-is, where is, with the seller making no repairs. All remaining contents will convey with the property and will be the responsibility of the buyer. For the right buyer, there may be potential to restore and reimagine this home, or explore other possibilities for the site. Much of the value is in the land. Bring your vision and creativity.

5. 2001-11-26
   soldstatus $85,000

ⓘ 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: $2,035 · $170/mo
• Projected year-2 tax: $2,035 · $170/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) · 56% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,945
• − Mortgage interest: −$5,602
• − Property taxes: −$2,035
• − Insurance: −$500
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$2,909
• Taxable income: $6,548
• Est. tax owed @ 24.0%: −$1,572
• After-tax cash flow: $6,147/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): 39,884
• Household income: $71,222
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 2130.0

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 0.63)
• Race & ethnicity: Black 46% White 39% Two or more races 9% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 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: ▼ -150.40%
• Current HPI: 276.4636
• Rent YoY: ▲ 5.44%
• 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

+17.6% since first listed

5 events — show timeline

• 2026-05-11 Pending — REINMLS
• 2026-05-06 Relisted — REINMLS
• 2026-03-31 Pending — REINMLS
• 2026-03-28 Listed $100,000 REINMLS
• 2001-11-26 Sold (Public Records) $85,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $2,035 · -0.3% YoY. Source: county tax records.