138 Hampton Roads Ave · Hampton, VA 23661

$214,000

4 bd · 2.0 ba · 1,564 sqft · SingleFamily public records · 21 Days on market

Built 1952 Est $283k · 24% under

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Why this score? — see what drove the C+ 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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Schools +5.5/10.0
• Rent growth +5.0/5.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cape Cod style home centrally located in Old Wythe just a short distance to the bay front. The home features 4 bedrooms 2 located on each floors and 2 full bathrooms. There is a detached garage and a large backyard great for entertaining. Large family room with fireplace and a formal dining room.

Key facts

• Formal dining room
• Cape cod style home
• Large backyard

Tags

• CAPE COD STYLE HOME
• DETACHED GARAGE
• LARGE BACKYARD
• FAMILY ROOM WITH FIREPLACE
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (0.7% below list).
• Recommended offer: $211k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: Hunter B. Andrews (math 65% / reading 72%, grade B+, #357 of 1,108 statewide, top 33%, 1,131 students, 81% FRL); Hampton High (math 60% / reading 75%, grade B, #183 of 319 statewide, top 58%, 1,359 students, 86% FRL) — zoned schools average 84% FRL vs 49% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+21.4%/yr); 123 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 ($65k/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 + 8.0% rent growth), your $60k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $210,790 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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: 0.99% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $283,084
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Glendale Rd	0.38mi	4/2.0	1,600 (+2%)	4mo	$290,000	$181	75
3614 Matoaka Rd	0.53mi	4/2.0	1,566 (+0%)	2mo	$320,500	$205	74
131 Cherokee Rd	0.32mi	4/2.0	1,510 (-4%)	8mo	$314,900	$209	73
126 Cherokee Rd	0.37mi	3/2.0 (-1)	1,669 (+7%)	1mo	$323,000	$194	66
144 Algonquin Rd	0.26mi	3/1.5 (-1)	1,742 (+11%)	1mo	$315,000	$181	61
421 Glendale Rd	0.44mi	3/2.0 (-1)	1,440 (-8%)	4mo	$280,000	$194	58
216 Manteo Ave	0.15mi	3/1.0 (-1)	1,330 (-15%)	3mo	$150,000	$113	56
301 Powhatan Pkwy	0.51mi	3/2.0 (-1)	1,669 (+7%)	5mo	$280,000	$168	56
470 Algonquin Rd	0.72mi	3/2.0 (-1)	1,500 (-4%)	4mo	$318,000	$212	51
2609 Victoria Blvd	0.52mi	3/1.5 (-1)	1,420 (-9%)	5mo	$220,000	$155	50
405 Seminole Rd	0.52mi	3/2.5 (-1)	1,400 (-10%)	4mo	$253,000	$181	48
248 Pocahontas Pl	0.52mi	4/2.0	1,775 (+14%)	6mo	$250,000	$141	48

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.80×
• Total profit: $-11,926
• Equity at exit: $31,908

10-year hold

• IRR: 9.8%
• Equity multiple: 1.93×
• Total profit: $55,671
• Equity at exit: $18,503

Cash invested: $59,920 (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 23661

• Home prices YoY: -16.7%
• Rents YoY: 21.4%
• Active inventory: 123
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,124 high
• Mortgage (P&I): −$1,122
• Tax from tax record: −$286 /mo · $3,437/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $180

Break-even live

Break-even rent $1,896

Max offer price $214,000

Occupancy floor 87%

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Pocahontas Pl Hampton, VA	3.0	1.0	1415	$1,695	$1.20	43d	1	0.49mi
100 Chesterfield Rd Hampton, VA	3.0	1.5	1742	$2,200	$1.26	4d	1	0.58mi
426 Seminole Rd Hampton, VA	4.0	2.5	2200	$2,450	$1.11	14d	1	0.68mi
310 Lasalle Ave Hampton, VA	3.0	2.0	1858	$2,200	$1.18	43d	1	0.68mi
130 Chancellor Rd Hampton, VA	4.0	1.0	2000	$1,995	$1.00	4d	1	0.68mi
640 Rolfe St Hampton, VA	3.0	2.0	1100	$2,000	$1.82	43d	1	0.78mi
702 Rutherford St Hampton, VA	3.0	2.0	1445	$1,795	$1.24	23d	1	0.86mi
708 Westwood Ave Hampton, VA	3.0	2.5	1300	$2,300	$1.77	14d	1	0.87mi
534 Brightwood Ave Hampton, VA	3.0	3.0	1528	$2,095	$1.37	43d	1	0.93mi
613 Delaware Ave Hampton, VA	3.0	2.0	1082	$1,900	$1.76	2d	1	1.00mi
707 Pennsylvania Ave Hampton, VA	4.0	2.5	2134	$2,800	$1.31	23d	1	1.08mi
607 Lee St Hampton, VA	3.0	1.5	1404	$2,150	$1.53	43d	1	1.27mi
626 Chapel St Hampton, VA	4.0	2.0	1470	$1,900	$1.29	12d	1	1.33mi
327 Locust Ave Hampton, VA	4.0	2.0	1500	$2,000	$1.33	43d	1	1.43mi
901 W Queen St Hampton, VA	2.0–3.0	1.5–2.5	1096	$1,600	$1.46	43d	1	1.44mi
448 Chapel St Hampton, VA	3.0	2.0	1425	$1,850	$1.30	2d	1	1.44mi
729 Chesapeake Ave Hampton, VA	4.0	3.0	2239	$2,975	$1.33	2d	1	1.44mi
101 Prince James Dr Hampton, VA	3.0	1.0	1766	$1,645	$0.93	14d	1	1.48mi

Listing history 22 events

1. 2026-03-05
   status Under Contract
2. 2026-02-20
   status Active
3. 2026-02-10
   status Under Contract
4. 2026-01-31
   listed $214,000 Active
5. 2021-12-13
   soldstatus $240,000
6. 2021-11-21
   status Under Contract
7. 2021-11-01
   historical Active Under Contract
8. 2021-10-26
   listed $240,000 Active
9. 2019-02-01
   soldstatus $185,000
10. 2019-01-18
    status Under Contract
11. 2019-01-02
    listed $185,000 Active
12. 2019-01-01
    historical
13. 2018-12-30
    price $185,000
14. 2018-11-14
    price $199,500
15. 2018-10-17
    listed $200,000 Active
16. 2018-09-17
    historical
17. 2018-07-05
    price $215,000
18. 2018-06-27
    listed $225,000 Active
19. 2013-08-28
    soldstatus $190,000
20. 2000-08-10
    soldstatus $89,900
21. 1967-09-01
    soldstatus $17,000
22. 1953-10-01
    soldstatus $17,200

ⓘ 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: $3,437 · $286/mo
• Projected year-2 tax: $3,437 · $286/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 5/10 Major FEMA zone X (unshaded) · 46% 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: $25,490
• − Mortgage interest: −$11,987
• − Property taxes: −$3,437
• − Insurance: −$1,070
• − Repairs & maintenance: −$2,039
• − Management: −$2,039
• − Depreciation: −$6,225
• Taxable loss: −$1,308
• Est. tax savings @ 24.0%: +$314
• After-tax cash flow: $2,477/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): 14,005
• Household income: $65,446
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 704.0

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 0.56)
• Race & ethnicity: Black 59% White 31% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Serbian 2% Italian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -54.95%
• Current HPI: 274.2769
• Rent YoY: ▲ 21.35%
• 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

+1144.2% since first listed

22 events — show timeline

• 2026-03-05 Pending — REINMLS
• 2026-02-20 Relisted — REINMLS
• 2026-02-10 Pending — REINMLS
• 2026-01-31 Listed $214,000 REINMLS
• 2021-12-13 Sold (Public Records) $240,000 Public Records
• 2021-11-21 Pending — REINMLS
• 2021-11-01 Contingent — REINMLS
• 2021-10-26 Listed $240,000 REINMLS
• 2019-02-01 Sold (Public Records) $185,000 Public Records
• 2019-01-18 Pending — REINMLS
• 2019-01-02 Listed $185,000 REINMLS
• 2019-01-01 Listing Removed — REINMLS
• 2018-12-30 Price Changed $185,000 REINMLS
• 2018-11-14 Price Changed $199,500 REINMLS
• 2018-10-17 Listed $200,000 REINMLS
• 2018-09-17 Listing Removed — REINMLS
• 2018-07-05 Price Changed $215,000 REINMLS
• 2018-06-27 Listed $225,000 REINMLS
• 2013-08-28 Sold (Public Records) $190,000 Public Records
• 2000-08-10 Sold (Public Records) $89,900 Public Records
• 1967-09-01 Sold (Public Records) $17,000 Public Records
• 1953-10-01 Sold (Public Records) $17,200 Public Records

Property tax history

+9.4%/yr

Latest (2025): $3,437 · +7.8% YoY. Source: county tax records.