1108 N Mallory St · Hampton, VA 23663

$148,000

2 bd · 1.0 ba · 828 sqft · SingleFamily public records · 34 Days on market

Built 1902 5,170 sqft lot $179/sqft · 31% below area Est $215k · 31% under

---

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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Schools +5.5/10.0
• 1% rule +4.7/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Income-producing 2BR/1BA just blocks from the Chesapeake Bay! Seller invested over $10,000 in recent renovations and upgrades, including professional tree removal, new floors & more. Enjoy a refreshed kitchen with new appliances, updated flooring and fresh paint throughout, plus a reglazed tub. Comfort features: new front screen door, new bathroom vanity, and new window A/C. Prime location with easy bay/beach access, nearby parks, Fort Monroe, and lively Downtown Hampton for dining, recreation, and commuting. SELLING STRICTLY AS IS, WHERE IS. SELLER TO MAKE NO REPAIRS.

Key facts

• Fresh paint
• Reglazed tub
• Recent renovations

Tags

• RECENT RENOVATIONS
• REFRESHED KITCHEN
• NEW APPLIANCES
• UPDATED FLOORING
• FRESH PAINT
• REGLAZED TUB

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Off-street parking; Driveway parking spaces
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Detached bungalow; Single-story; Slab foundation; Simple ownership
• Construction: Wood siding; Asphalt shingle roof
• Exterior features: Corner lot; Lot dimensions approximately 110 x 47 (about 0.1187 acres); City view

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: No ensuite bedrooms
• Flooring: Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating
• Interior features: Ceiling fan; Laminate flooring; One bedroom and a full bathroom on the first floor; Four total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/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 $144k (2.8% below list).
• Recommended offer: $144k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Jane H. Bryan Elementary (math 42% / reading 57%, grade D, #742 of 1,108 statewide, top 70%, 376 students, 82% FRL); Phoebus High (math 57% / reading 76%, grade B, #195 of 319 statewide, top 62%, 1,365 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 (+3.1%/yr); 81 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 32% of the median local income ($54k/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 $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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 7 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.
• Current owner paid $88k; list at $148k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1902 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $143,560 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

• ARV (median comp): $215,382
• List price: $148,000
• Delta: -31.28%
• 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
29 E Taylor Ave	0.46mi	2/2.0	810 (-2%)	2mo	$250,000	$309	69
405 Shelton Rd	0.45mi	3/1.0 (+1)	820 (-1%)	6mo	$212,000	$259	67
21 W Kelly Ave	0.42mi	2/1.0	888 (+7%)	9mo	$210,000	$236	61
401 Institute Dr	0.22mi	3/1.0 (+1)	946 (+14%)	2mo	$259,900	$275	59
343 Darby Ave	0.69mi	2/1.0	876 (+6%)	0mo	$235,000	$268	58
111 E Cummings Ave	0.53mi	2/1.0	900 (+9%)	8mo	$205,900	$229	54
112 W Kelly Ave	0.41mi	3/1.0 (+1)	947 (+14%)	2mo	$205,000	$216	50
10 Booker St	0.74mi	2/1.0	911 (+10%)	2mo	$126,454	$139	47
530 Price St	0.68mi	3/1.0 (+1)	912 (+10%)	2mo	$250,000	$274	45
436 Smiley Rd	0.58mi	2/1.0	730 (-12%)	10mo	$175,000	$240	45
526 Price St	0.65mi	3/1.0 (+1)	912 (+10%)	4mo	$200,000	$219	44
1428 Woodcrest Dr	0.73mi	2/1.0	705 (-15%)	8mo	$204,900	$291	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 · 3.13% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-16,594
• Equity at exit: $22,067

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-4,342
• Equity at exit: $12,796

Cash invested: $41,440 (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 23663

• Home prices YoY: -4.3%
• Rents YoY: 3.1%
• Active inventory: 81
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$776
• Tax from tax record: −$131 /mo · $1,571/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $113

Break-even live

Break-even rent $1,297

Max offer price $148,000

Occupancy floor 87%

Sensitivity live

Price	-10% $196	-5% $155	+0% $113	+5% $71	+10% $29
Rent	-10% $-1	-5% $56	+0% $113	+5% $170	+10% $226
Rate	-1.0pp $187	-0.5pp $150	base $113	+0.5pp $74	+1.0pp $35

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
949 N Mallory St Hampton, VA	2.0	1.5	1054	$1,250	$1.19	2d	1	0.13mi
435 Smiley Rd Hampton, VA	2.0	1.0	624	$1,195	$1.92	5d	1	0.54mi
320 E Mercury Blvd Apt 63 Hampton, VA	1.0	1.0	650	$850	$1.31	44d	1	0.82mi
320 E Mercury Blvd Unit 56 Hampton, VA	1.0	1.0	650	$850	$1.31	18d	1	0.83mi
4 Bainbridge Ave Unit B Hampton, VA	2.0	1.5	1050	$1,550	$1.48	44d	1	0.83mi
2010 E Pembroke Ave Hampton, VA	2.0	1.0	900	$1,150	$1.28	5d	1	0.97mi
1115 E Pembroke Ave Hampton, VA	2.0	1.0	850	$1,275	$1.50	2d	1	1.01mi
1802 Moger Dr Hampton, VA	3.0	1.0	900	$1,700	$1.89	13d	1	1.13mi
150 Ingalls Rd Fort Monroe, VA	1.0	1.0	571	$19,269	$33.75	2d	23	1.23mi
150 Ingalls Rd Unit 102 Fort Monroe, VA	1.0	1.0	717	$2,125	$2.96	44d	1	1.23mi
150 Ingalls Rd Unit 203 Fort Monroe, VA	1.0	1.0	739	$2,192	$2.97	18d	1	1.23mi
150 Ingalls Rd Unit 204 Fort Monroe, VA	2.0	1.0	872	$2,060	$2.36	18d	1	1.23mi
150 Ingalls Rd Unit 206 Fort Monroe, VA	1.0	1.0	534	$1,584	$2.97	18d	1	1.23mi
1909 N Mallory St Unit B Hampton, VA	2.0	1.0	619	$1,195	$1.93	8d	1	1.39mi
2000 Neville Cir Hampton, VA	3.0	1.0	1100	$1,750	$1.59	44d	1	1.41mi

Listing history 30 events

1. 2026-06-16
   status $148,000 Under Contract 34 DOM
2. 2026-06-15
   days on market $148,000 Active Under Contract 34 DOM
3. 2026-06-13
   days on market $148,000 Active Under Contract 32 DOM
4. 2026-06-13
   days on market $148,000 Active Under Contract 31 DOM
5. 2026-06-09
   days on market $148,000 Active Under Contract 28 DOM
6. 2026-06-08
   days on market $148,000 Active Under Contract 27 DOM
7. 2026-06-07
   days on market $148,000 Active Under Contract 26 DOM
8. 2026-06-03
   days on market $148,000 Active Under Contract 22 DOM
9. 2026-06-02
   days on market $148,000 Active Under Contract 21 DOM
10. 2026-06-01
    days on market $148,000 Active Under Contract 20 DOM
11. 2026-05-31
    days on market $148,000 Active Under Contract 19 DOM
12. 2026-05-12
    listed $148,000 Active 579-char remark
13. 2026-04-13
    historical
14. 2026-03-02
    price $159,500
15. 2025-12-01
    listed $165,000 Active
16. 2022-08-11
    soldstatus $88,000
17. 2022-08-09
    status Under Contract
18. 2022-08-02
    historical Active Under Contract
19. 2022-07-25
    listed $88,000 Active
20. 2022-07-25
    historical
21. 2022-07-18
    status Active
22. 2022-06-02
    historical Active Under Contract
23. 2022-05-23
    listed $90,000 Active
24. 2021-10-31
    historical
25. 2021-09-20
    listed $95,000 Active
26. 2021-03-04
    historical
27. 2021-01-14
    price $95,000
28. 2020-11-24
    listed $105,000 Active
29. 2005-06-01
    soldstatus $85,000
30. 1986-06-01
    soldstatus $10,000

ⓘ 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: $1,571 · $131/mo
• Projected year-2 tax: $1,571 · $131/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 8/10 Severe FEMA zone X (shaded) · 97% 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: $17,270
• − Mortgage interest: −$8,290
• − Property taxes: −$1,571
• − Insurance: −$1,406
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$4,305
• Taxable loss: −$1,067
• Est. tax savings @ 24.0%: +$256
• After-tax cash flow: $1,608/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): 14,656
• Household income: $54,336
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 803.0

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 48% White 37% Two or more races 11% Hispanic / Latino 5%
• Common ancestry: Romanian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -14.71%
• Current HPI: 328.8386
• Rent YoY: ▲ 3.13%
• 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

+1380.0% since first listed

21 events — show timeline

• 2026-06-15 Pending — REINMLS
• 2026-05-19 Contingent — REINMLS
• 2026-05-12 Listed $148,000 REINMLS
• 2026-04-13 Listing Removed — REINMLS
• 2026-03-02 Price Changed $159,500 REINMLS
• 2025-12-01 Listed $165,000 REINMLS
• 2022-08-11 Sold (Public Records) $88,000 Public Records
• 2022-08-09 Pending — REINMLS
• 2022-08-02 Contingent — REINMLS
• 2022-07-25 Listing Removed — REINMLS
• 2022-07-25 Listed $88,000 REINMLS
• 2022-07-18 Relisted — REINMLS
• 2022-06-02 Contingent — REINMLS
• 2022-05-23 Listed $90,000 REINMLS
• 2021-10-31 Listing Removed — REINMLS
• 2021-09-20 Listed $95,000 REINMLS
• 2021-03-04 Listing Removed — REINMLS
• 2021-01-14 Price Changed $95,000 REINMLS
• 2020-11-24 Listed $105,000 REINMLS
• 2005-06-01 Sold (Public Records) $85,000 Public Records
• 1986-06-01 Sold (Public Records) $10,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,571 · +1.0% YoY. Source: county tax records.