28 Pacific Dr #2 · Hampton, VA 23666

$95,000

1 bd · 1.0 ba · 567 sqft · Condo public records · 14 Days on market

Built 1985 $153/mo HOA · 13% of rent

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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 +21.2/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +6.7/10.0
• 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

Welcome home! This beautifully updated first-floor condo offers comfortable, low-maintenance living in a gated community. Featuring 1 bedroom and 1 bathroom, this move-in ready home showcases new carpet, luxury vinyl plank flooring, and fresh paint throughout. The updated kitchen offers modern finishes and plenty of functionality, while the renovated bathroom adds a stylish touch. Enjoy your morning coffee or unwind in the evening on the private balcony overlooking the community grounds. Conveniently located near shopping, dining, military bases, and major interstates, this condo is an excellent opportunity for a first-time buyer, downsizer, or investor. Call me today for private showing.

Key facts

• $153 HOA
• Built 1985
• Listed 13 days

Property features AI

Finance

• HOA & community: Hampton Club Condo Association; Condo fee approximately $153 per month

Exterior

• Parking: Assigned/reserved parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Attached condo; Low-rise style; Located on condo level 3; Single-story unit; Slab foundation
• Construction: Asphalt shingle roof
• Exterior features: In-ground pool; Brick and vinyl siding

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: First-floor master bedroom; Additional bedroom
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Carpet and laminate flooring; Balcony; Utility closet
• Laundry & utility: Washer; Dryer; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 8.0% 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: Luther W. Machen Elementary (math 47% / reading 62%, grade C, #650 of 1,108 statewide, top 62%, 455 students, 84% FRL); Hampton High (math 60% / reading 75%, grade B, #183 of 319 statewide, top 58%, 1,359 students, 86% FRL) — zoned schools average 85% FRL vs 49% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 231 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $657 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $65k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $95,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.05% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-5,334
• Equity at exit: $14,165

10-year hold

• IRR: 5.9%
• Equity multiple: 1.46×
• Total profit: $12,264
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,182 high
• Mortgage (P&I): −$498
• Tax from tax record: −$106 /mo · $1,277/yr
• Insurance: −$40
• HOA: −$153
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $137

Break-even live

Break-even rent $1,009

Max offer price $95,000

Occupancy floor 83%

Sensitivity live

Price	-10% $190	-5% $163	+0% $137	+5% $110	+10% $83
Rent	-10% $43	-5% $90	+0% $137	+5% $183	+10% $230
Rate	-1.0pp $184	-0.5pp $161	base $137	+0.5pp $112	+1.0pp $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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Hampton Club Dr #3 Hampton, VA	1.0	1.0	607	$1,165	$1.92	44d	1	0.02mi
140 Haverford Ct Unit 1 Hampton, VA	2.0	1.0	734	$1,250	$1.70	24d	1	0.05mi
131 Davenport Ct Unit 131 Hampton, VA	1.0	1.0	602	$1,200	$1.99	44d	1	0.07mi
139 Haverford Ct Hampton, VA	1.0	1.0	602	$995	$1.65	24d	1	0.09mi
139 Haverford Ct Hampton, VA	1.0	1.0	602	$1,095	$1.82	44d	1	0.09mi
133 Haverford Ct Hampton, VA	1.0	1.0	602	$1,200	$1.99	24d	1	0.09mi
126 Wells Ct Hampton, VA	1.0	1.0	602	$1,100	$1.83	18d	1	0.11mi
102 Wells Ct Hampton, VA	2.0	1.0	734	$1,200	$1.63	44d	1	0.12mi
326 Wells Ct Hampton, VA	1.0	1.0	650	$1,150	$1.77	44d	1	0.15mi
59 Wells Ct Hampton, VA	1.0	1.0	602	$1,025	$1.70	44d	1	0.15mi
260 Marcella Rd Hampton, VA	1.0–2.0	1.0–2.0	825	$1,403	$1.70	2d	18	0.38mi
2 Wyndham Dr Hampton, VA	1.0–2.0	1.0–2.0	749	$1,329	$1.77	44d	10	0.42mi
101 Signature Way Hampton, VA	1.0–3.0	1.0–2.0	956	$1,539	$1.61	2d	13	0.60mi
2632 N Armistead Ave Hampton, VA	1.0–2.0	1.0–1.5	735	$1,124	$1.53	3d	10	1.05mi
2018 Cunningham Dr Hampton, VA	1.0–3.0	1.0–1.5	997	$1,195	$1.20	2d	25	1.20mi
135 Pine Chapel Rd Hampton, VA	1.0–2.0	1.0–1.5	830	$1,374	$1.66	3d	9	1.38mi

HOA detail condo

• Monthly dues: $153 · $1,836/yr
• Likely covers: landscapingsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   price $95,000 Active 14 DOM
2. 2026-06-18
   days on market $110,000 Active 14 DOM
3. 2026-06-17
   days on market $110,000 Active 13 DOM
4. 2026-06-16
   days on market $110,000 Active 12 DOM
5. 2026-06-15
   days on market $110,000 Active 11 DOM
6. 2026-06-13
   days on market $110,000 Active 9 DOM
7. 2026-06-13
   days on market $110,000 Active 8 DOM
8. 2026-06-09
   days on market $110,000 Active 5 DOM
9. 2026-06-08
   days on market $110,000 Active 4 DOM
10. 2026-06-07
    statusdays on market $110,000 Active 3 DOM
11. 2026-06-02
    remarks 697-char remark
12. 2026-06-02
    listed $110,000 Coming Soon 1 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: $1,277 · $106/mo
• Projected year-2 tax: $1,277 · $106/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 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $14,183
• − Mortgage interest: −$5,321
• − Property taxes: −$1,277
• − Insurance: −$475
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − HOA: −$1,836
• − Depreciation: −$2,764
• Taxable income: $240
• Est. tax owed @ 24.0%: −$58
• After-tax cash flow: $1,580/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

+178.1% since first listed

4 events — show timeline

• 2026-06-02 Coming Soon $110,000 REINMLS
• 2020-09-28 Sold (Public Records) $65,000 Public Records
• 2020-04-13 Sold (Public Records) $20,000 Public Records
• 2001-01-17 Sold (Public Records) $39,550 Public Records

Property tax history

+13.8%/yr

Latest (2025): $1,277 · +8.0% YoY. Source: county tax records.