127 Clyde St · Hampton, VA 23669

$270,000

4 bd · 2.0 ba · 1,584 sqft · SingleFamily public records · 73 Days on market

Built 1944 $170/sqft · at area comps Est $282k · at est.

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Why this score? — see what drove the D 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 +12.6/30.0
• ARV discount +9.4/15.0
• Schools +5.5/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Closing cost assistance may be available. Contact listing agent for details. Welcome home to this beautifully updated 4-bedroom, 2-bathroom charmer located in the sought-after Sussex at Hampton neighborhood! This home features a newer roof, updated electrical and plumbing from 2021, and a recently installed HVAC system in 2023. The windows were also replaced for added efficiency. A stylish shed was added in 2017, and major utility upgrades include a new water line (2021) and sewer line (2017). Fresh interior paint just completed, giving the home a bright and clean feel throughout. Conveniently located near Hampton University, Downtown Hampton, and quick access to I-64. Don’t miss your chance—schedule your private tour today!

Key facts

• Replaced windows
• Updated electrical
• Newer roof

Tags

• NEWER ROOF
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• RECENTLY INSTALLED HVAC
• REPLACED WINDOWS
• FRESH INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-36 ($-437/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (19.4% below list).
• Recommended offer: $218k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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); Thomas Eaton Middle (math 51% / reading 60%, grade B-, #186 of 342 statewide, top 55%, 577 students, 88% FRL); Phoebus High (math 57% / reading 76%, grade B, #195 of 319 statewide, top 62%, 1,365 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 (+5.4%/yr); 235 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent runs 37% of the median local income ($71k/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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 73 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $217,717 (19.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 10.3

CMA / ARV

• ARV (median comp): $281,950
• List price: $270,000
• Delta: -4.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Clyde St	0.05mi	4/2.0	1,584 (0%)	3mo	$100,000	$63	96
106 Clyde St	0.10mi	4/2.0	1,584 (0%)	2mo	$280,000	$177	94
3829 Roads View Ave	0.15mi	3/2.0 (-1)	1,584 (0%)	2mo	$265,000	$167	86
4009 Catesby Jones Dr	0.19mi	3/2.0 (-1)	1,600 (+1%)	1mo	$285,000	$178	84
3614 Matoaka Rd	0.41mi	4/2.0	1,566 (-1%)	2mo	$320,500	$205	77
154 Armstrong Dr	0.09mi	4/2.0	1,783 (+13%)	5mo	$245,000	$137	71
55 Victor St	0.58mi	3/2.5 (-1)	1,589 (+0%)	5mo	$337,000	$212	61
126 Cherokee Rd	0.54mi	3/2.0 (-1)	1,669 (+5%)	1mo	$323,000	$194	60
4037 Catesby Jones Dr	0.37mi	3/2.0 (-1)	1,760 (+11%)	1mo	$325,000	$185	58
15 Victor St	0.46mi	4/2.5	1,755 (+11%)	3mo	$239,900	$137	56
355 Ivy Home Rd	0.64mi	4/2.5	1,400 (-12%)	0mo	$299,800	$214	48
144 Algonquin Rd	0.63mi	3/1.5 (-1)	1,742 (+10%)	1mo	$315,000	$181	46

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: -14.7%
• Equity multiple: 0.46×
• Total profit: $-40,632
• Equity at exit: $40,258

10-year hold

• IRR: -2.7%
• Equity multiple: 0.80×
• Total profit: $-14,891
• Equity at exit: $23,345

Cash invested: $75,600 (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 23669

• Rents YoY: 5.4%
• Active inventory: 235
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,177 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$228 /mo · $2,736/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-36

Break-even live

Break-even rent $2,223

Max offer price $263,562

Occupancy floor 97%

Sensitivity live

Price	-10% $116	-5% $40	+0% $-36	+5% $-113	+10% $-189
Rent	-10% $-208	-5% $-122	+0% $-36	+5% $50	+10% $136
Rate	-1.0pp $100	-0.5pp $32	base $-36	+0.5pp $-106	+1.0pp $-178

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Lasalle Ave Hampton, VA	3.0	2.0	1858	$2,200	$1.18	45d	1	0.48mi
180 Cherokee Rd Hampton, VA	3.0	1.0	1600	$2,000	$1.25	0d	1	0.56mi
27 Capps Qtrs #1 Hampton, VA	3.0	2.5	1734	$2,200	$1.27	45d	1	0.81mi
53 Shenandoah Rd Hampton, VA	3.0	2.5	1767	$2,395	$1.36	0d	1	0.82mi
516 Homestead Ave Hampton, VA	4.0	2.0	1129	$1,995	$1.77	0d	1	0.91mi
534 Brightwood Ave Hampton, VA	3.0	3.0	1528	$2,095	$1.37	45d	1	0.94mi
426 Seminole Rd Hampton, VA	4.0	2.5	2200	$2,450	$1.11	16d	1	0.94mi
607 Lee St Hampton, VA	3.0	1.5	1404	$2,150	$1.53	45d	1	1.08mi
708 Westwood Ave Hampton, VA	3.0	2.5	1300	$2,300	$1.77	16d	1	1.10mi
448 Chapel St Hampton, VA	3.0	2.0	1425	$1,850	$1.30	5d	1	1.12mi
626 Chapel St Hampton, VA	4.0	2.0	1470	$1,900	$1.29	14d	1	1.21mi
702 Rutherford St Hampton, VA	3.0	2.0	1445	$1,795	$1.24	25d	1	1.24mi
901 W Queen St Hampton, VA	2.0–3.0	1.5–2.5	1096	$1,600	$1.46	45d	1	1.33mi
130 Pocahontas Pl Hampton, VA	3.0	1.0	1415	$1,695	$1.20	45d	1	1.36mi
100 Chesterfield Rd Hampton, VA	3.0	1.5	1742	$2,200	$1.26	6d	1	1.39mi

Listing history 40 events

1. 2026-06-21
   days on market $270,000 Active 73 DOM
2. 2026-06-18
   days on market $270,000 Active 70 DOM
3. 2026-06-17
   days on market $270,000 Active 69 DOM
4. 2026-06-16
   days on market $270,000 Active 68 DOM
5. 2026-06-15
   days on market $270,000 Active 67 DOM
6. 2026-06-13
   days on market $270,000 Active 65 DOM
7. 2026-06-13
   days on market $270,000 Active 64 DOM
8. 2026-06-09
   days on market $270,000 Active 61 DOM
9. 2026-06-08
   days on market $270,000 Active 60 DOM
10. 2026-06-07
    days on market $270,000 Active 59 DOM
11. 2026-06-03
    days on market $270,000 Active 55 DOM
12. 2026-06-02
    days on market $270,000 Active 54 DOM
13. 2026-06-01
    days on market $270,000 Active 53 DOM
14. 2026-05-31
    days on market $270,000 Active 52 DOM
15. 2026-05-06
    price $270,000 746-char remark

    Show marketing remark (746 chars)

    Closing cost assistance may be available. Contact listing agent for details. Welcome home to this beautifully updated 4-bedroom, 2-bathroom charmer located in the sought-after Sussex at Hampton neighborhood! This home features a newer roof, updated electrical and plumbing from 2021, and a recently installed HVAC system in 2023. The windows were also replaced for added efficiency. A stylish shed was added in 2017, and major utility upgrades include a new water line (2021) and sewer line (2017). Fresh interior paint just completed, giving the home a bright and clean feel throughout. Conveniently located near Hampton University, Downtown Hampton, and quick access to I-64. Don’t miss your chance—schedule your private tour today!

16. 2026-04-09
    listed $260,000 Active 746-char remark

    Show marketing remark (746 chars)

    Closing cost assistance may be available. Contact listing agent for details. Welcome home to this beautifully updated 4-bedroom, 2-bathroom charmer located in the sought-after Sussex at Hampton neighborhood! This home features a newer roof, updated electrical and plumbing from 2021, and a recently installed HVAC system in 2023. The windows were also replaced for added efficiency. A stylish shed was added in 2017, and major utility upgrades include a new water line (2021) and sewer line (2017). Fresh interior paint just completed, giving the home a bright and clean feel throughout. Conveniently located near Hampton University, Downtown Hampton, and quick access to I-64. Don’t miss your chance—schedule your private tour today!

17. 2025-08-10
    historical
18. 2025-05-22
    listed $280,000 Active
19. 2023-12-18
    historical
20. 2023-12-15
    soldstatus $250,000 Closed
21. 2023-12-04
    status Under Contract
22. 2023-11-22
    historical Active Under Contract
23. 2023-11-22
    status Pending
24. 2023-11-16
    listed $250,000 Active
25. 2023-11-16
    listed $250,000 Active
26. 2021-11-24
    soldstatus $200,000
27. 2021-11-24
    historical
28. 2021-11-19
    soldstatus $200,000 Closed
29. 2021-11-19
    soldstatus $200,000
30. 2021-11-04
    status Under Contract
31. 2021-10-14
    historical Active Under Contract
32. 2021-10-14
    status Pending
33. 2021-10-05
    listed $230,000 Active
34. 2021-10-05
    listed $230,000
35. 2021-10-05
    listed $230,000 Active
36. 2016-10-26
    soldstatus $150,000
37. 2016-09-14
    status Under Contract
38. 2016-09-13
    historical
39. 2016-08-09
    listed $150,000 Active
40. 2006-05-10
    soldstatus $140,900

ⓘ 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: $2,736 · $228/mo
• Projected year-2 tax: $2,736 · $228/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 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $26,126
• − Mortgage interest: −$15,124
• − Property taxes: −$2,736
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − Depreciation: −$7,855
• Taxable loss: −$5,119
• Est. tax savings @ 24.0%: +$1,229
• After-tax cash flow: $791/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

+91.6% since first listed

26 events — show timeline

• 2026-05-06 Price Changed $270,000 REINMLS
• 2026-04-09 Listed $260,000 REINMLS
• 2025-08-10 Listing Removed — REINMLS
• 2025-05-22 Listed $280,000 REINMLS
• 2023-12-18 Listing Removed — REINMLS
• 2023-12-15 Sold (MLS) $250,000 WMLS
• 2023-12-04 Pending — REINMLS
• 2023-11-22 Contingent — REINMLS
• 2023-11-22 Pending — WMLS
• 2023-11-16 Listed $250,000 WMLS
• 2023-11-16 Listed $250,000 REINMLS
• 2021-11-24 Sold (Public Records) $200,000 Public Records
• 2021-11-24 Listing Removed — CVRMLS
• 2021-11-19 Sold (MLS) $200,000 WMLS
• 2021-11-19 Sold (MLS) $200,000 CVRMLS
• 2021-11-04 Pending — REINMLS
• 2021-10-14 Contingent — REINMLS
• 2021-10-14 Pending — CVRMLS
• 2021-10-05 Listed $230,000 REINMLS
• 2021-10-05 Listed $230,000 WMLS
• 2021-10-05 Listed $230,000 CVRMLS
• 2016-10-26 Sold (Public Records) $150,000 Public Records
• 2016-09-14 Pending — REINMLS
• 2016-09-13 Listing Removed — REINMLS
• 2016-08-09 Listed $150,000 REINMLS
• 2006-05-10 Sold (Public Records) $140,900 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,736 · +9.6% YoY. Source: county tax records.