1793 N Armistead Ave · Hampton, VA 23666

$127,000

3 bd · 1.0 ba · 1,228 sqft · SingleFamily public records · 11 Days on market

Built 1941 $103/sqft · 55% below area

---

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
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MUST HAVE CONFIRMED APPT. CASH OR REHAB LOANS ONLY. SELLER LOOKING FOR FAST CLOSING. FOR DIRECT QUESTIONS PLEASE CALL LISTING AGENT DIRECTLY.

Key facts

• Garage
• Built 1941
• Listed 11 days

Property features AI

Finance

• HOA & community: No HOA fees indicated

Exterior

• Parking: Detached 1-car garage; Oversized garage
• Utilities: City/County sewer; City/County water; Gas water heater
• Home design: Detached bungalow; Single-story; Crawl foundation; Simple ownership
• Construction: Asphalt shingle roof
• Exterior features: Vinyl siding; Fenced yard (other fence type)

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Master bedroom; Additional bedroom; Bedroom and full bathroom on 1st floor
• Bathrooms: 1 full bathroom; Full bathroom (additional listed room)
• Heating & cooling: Forced hot air heating; Central air conditioning
• Interior features: Fixer upper
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Cap rate 12.7% 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: Aberdeen Elementary (math 47% / reading 57%, grade C-, #696 of 1,108 statewide, top 66%, 442 students, 86% FRL); Hampton High (math 60% / reading 75%, grade B, #183 of 319 statewide, top 58%, 1,359 students, 86% FRL) — zoned schools average 86% FRL vs 49% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 238 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 33% 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 $878 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago 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.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $127,000

Questions for the listing agent

1. Built in 1941 — 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: 1.57% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.04%
• DSCR: 2.03
• GRM: 5.3

CMA / ARV

• ARV (median comp): $283,144
• List price: $127,000
• Delta: -55.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Findley St	0.12mi	3/1.0	1,244 (+1%)	8mo	$255,000	$205	86
118 Findley Sq	0.22mi	3/2.0	1,196 (-3%)	5mo	$240,000	$201	77
1813 Gildner Rd	0.23mi	3/1.0	1,326 (+8%)	8mo	$260,000	$196	70
8 Brookfield Dr	0.44mi	3/1.0	1,292 (+5%)	6mo	$270,000	$209	66
148 Findley Sq	0.31mi	3/2.0	1,345 (+10%)	3mo	$292,200	$217	63
6 Linda Cir	0.24mi	3/1.0	1,080 (-12%)	8mo	$249,900	$231	62
1815 Gildner Rd	0.24mi	3/2.0	1,400 (+14%)	1mo	$300,000	$214	61
20 Marple Ln	0.20mi	3/1.5	1,078 (-12%)	11mo	$278,990	$259	59
20 Brookfield Dr	0.53mi	3/2.0	1,400 (+14%)	15mo	$295,000	$211	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 · 4.05% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 1.71×
• Total profit: $25,086
• Equity at exit: $18,936

10-year hold

• IRR: 26.5%
• Equity multiple: 3.45×
• Total profit: $86,948
• Equity at exit: $10,981

Cash invested: $35,560 (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: 238
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,997 high
• Mortgage (P&I): −$666
• Tax from tax record: −$176 /mo · $2,107/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $683

Break-even live

Break-even rent $1,132

Max offer price $127,000

Occupancy floor 61%

Sensitivity live

Price	-10% $755	-5% $719	+0% $683	+5% $647	+10% $611
Rent	-10% $525	-5% $604	+0% $683	+5% $762	+10% $841
Rate	-1.0pp $747	-0.5pp $715	base $683	+0.5pp $650	+1.0pp $616

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Freeman Dr Hampton, VA	1.0–2.0	1.0–2.0	892	$2,008	$2.25	2d	8	0.26mi
2 Abbott Dr Hampton, VA	1.0–3.0	1.0–3.5	1187	$2,891	$2.43	2d	18	0.27mi
135 Pine Chapel Rd Hampton, VA	1.0–2.0	1.0–1.5	830	$1,490	$1.80	3d	9	0.56mi
2018 Cunningham Dr Hampton, VA	1.0–3.0	1.0–1.5	997	$1,880	$1.88	2d	25	0.66mi
901 W Queen St Hampton, VA	2.0–3.0	1.5–2.5	1096	$1,600	$1.46	44d	1	1.13mi
408 Fishers Ct Hampton, VA	2.0	2.0	1369	$1,999	$1.46	44d	1	1.19mi
1102 Celia Ct Hampton, VA	2.0	2.0	1370	$2,100	$1.53	44d	1	1.22mi
18 Tall Pine Dr Hampton, VA	2.0	1.0	800	$1,365	$1.71	22d	5	1.22mi
626 Chapel St Hampton, VA	4.0	2.0	1470	$1,900	$1.29	13d	1	1.24mi
323 Roane Dr Hampton, VA	3.0	1.0	974	$1,495	$1.53	5d	1	1.28mi
1105 Easterly Ave Hampton, VA	3.0	1.5	1204	$1,800	$1.50	15d	1	1.28mi
101 Signature Way Hampton, VA	1.0–3.0	1.0–2.0	956	$2,459	$2.57	2d	13	1.29mi
19 Bernard Ave Hampton, VA	2.0	1.0	906	$995	$1.10	22d	1	1.37mi
607 Lee St Hampton, VA	3.0	1.5	1404	$2,150	$1.53	44d	1	1.37mi
8 Rip Rap Rd Hampton, VA	2.0	1.0	1000	$1,200	$1.20	22d	1	1.39mi
603 La Salle Ave Hampton, VA	2.0	1.0	759	$1,000	$1.32	44d	1	1.39mi
260 Marcella Rd Hampton, VA	1.0–2.0	1.0–2.0	825	$1,838	$2.23	2d	18	1.41mi
2 Wyndham Dr Hampton, VA	1.0–2.0	1.0–2.0	749	$1,864	$2.49	44d	10	1.43mi
640 Homestead Ave Hampton, VA	3.0	1.0	852	$1,750	$2.05	44d	1	1.43mi
232 W Gilbert St Hampton, VA	1.0–2.0	1.0	767	$1,371	$1.79	2d	1	1.43mi
702 Rutherford St Hampton, VA	3.0	2.0	1445	$1,795	$1.24	24d	1	1.43mi
448 Chapel St Hampton, VA	3.0	2.0	1425	$1,850	$1.30	3d	1	1.43mi
708 Westwood Ave Hampton, VA	3.0	2.5	1300	$2,300	$1.77	15d	1	1.45mi
700 Benevita Pl Unit 700-403 Hampton, VA	2.0	2.0	1359	$2,100	$1.55	24d	1	1.49mi

Listing history 9 events

1. 2026-05-12
   status Under Contract 141-char remark
2. 2026-05-05
   historical Active Under Contract 141-char remark
3. 2026-05-01
   listed $127,000 Active 141-char remark
4. 2020-09-30
   soldstatus $134,900
5. 2020-08-10
   status Under Contract
6. 2020-07-31
   historical Active Under Contract
7. 2020-07-01
   listed $134,900 Active
8. 1994-02-01
   soldstatus $51,500
9. 1981-02-01
   soldstatus $13,500

ⓘ 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: $2,107 · $176/mo
• Projected year-2 tax: $2,107 · $176/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 ≥105°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: $23,960
• − Mortgage interest: −$7,114
• − Property taxes: −$2,107
• − Insurance: −$635
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$3,695
• Taxable income: $6,576
• Est. tax owed @ 24.0%: −$1,578
• After-tax cash flow: $6,616/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

+840.7% since first listed

9 events — show timeline

• 2026-05-12 Pending — REINMLS
• 2026-05-05 Contingent — REINMLS
• 2026-05-01 Listed $127,000 REINMLS
• 2020-09-30 Sold (Public Records) $134,900 Public Records
• 2020-08-10 Pending — REINMLS
• 2020-07-31 Contingent — REINMLS
• 2020-07-01 Listed $134,900 REINMLS
• 1994-02-01 Sold (Public Records) $51,500 Public Records
• 1981-02-01 Sold (Public Records) $13,500 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,107 · +2.7% YoY. Source: county tax records.