628 Celey St · Hampton, VA 23661

$210,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 76 Days on market

Built 1900 9,583 sqft lot Est $218k · 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 +13.4/30.0
• ARV discount +9.2/15.0
• Schools +5.5/10.0
• Rent growth +5.0/5.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Newly renovated single-story home on nearly a quarter-acre in the heart of Hampton! This move-in-ready property features fresh paint, modern lighting, new appliances, granite countertops, shaker-style cabinetry, and durable LVP flooring throughout. The inviting front porch offers the perfect place to unwind, while the spacious lot provides room for outdoor enjoyment and entertaining. Conveniently located near waterfront parks, shopping, and dining, with easy access to local favorites like Mill Point Park, the Virginia Air & Space Science Center, and events at the Hampton Coliseum. Also just minutes from Hampton University and major commuter routes. A great opportunity to enjoy updated

Key facts

• Inviting front porch
• Spacious lot
• New appliances

Tags

• NEW APPLIANCES
• GRANITE COUNTERTOPS
• SHAKER-STYLE CABINETRY
• DURABLE LVP FLOORING
• INVITING FRONT PORCH
• SPACIOUS LOT

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking; Street parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric service
• Home design: Detached property; Bungalow/Ranch style; One story; Crawl foundation
• Construction: Asphalt shingle roof
• Exterior features: Vinyl siding; Porch; Approximately 0.22-acre lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Refrigerator
• Bedrooms: Bedroom and full bathroom on the first floor
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced hot air heating; Central air conditioning
• Interior features: Cable hookup; Laminate flooring
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $5 ($58/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 $166k (21.0% below list).
• Recommended offer: $166k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: A.W.E. Bassette Elementary (math 32% / reading 47%, grade F, #900 of 1,108 statewide, top 83%, 494 students, 87% FRL); C. Alton Lindsay Middle (math 52% / reading 57%, grade B-, #194 of 342 statewide, top 60%, 707 students, 73% FRL); Hampton High (math 60% / reading 75%, grade B, #183 of 319 statewide, top 58%, 1,359 students, 86% FRL) — zoned schools average 82% FRL vs 49% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+21.4%/yr); 124 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 30% 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.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $107k; list at $210k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $165,843 (21.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $218,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
624 Celey St	0.02mi	3/2.0	1,053 (-2%)	1mo	$235,000	$223	90
820 Pocahontas Pl	0.36mi	3/1.0	1,133 (+5%)	3mo	$185,000	$163	73
515 Pocahontas Pl	0.35mi	2/1.0 (-1)	1,125 (+4%)	1mo	$155,000	$138	71
2810 Rosalee Dr	0.15mi	3/2.0	1,191 (+10%)	3mo	$274,900	$231	69
402 Melville Rd	0.31mi	3/1.0	1,180 (+9%)	2mo	$215,000	$182	69
647 Bell St	0.41mi	3/1.5	1,148 (+6%)	2mo	$148,000	$129	67
814 Downing St	0.54mi	3/1.5	1,116 (+3%)	3mo	$210,000	$188	65
428 Colonial Ave	0.49mi	3/1.0	1,151 (+7%)	3mo	$232,000	$202	64
625 Bell St	0.39mi	3/1.0	1,212 (+12%)	2mo	$146,000	$120	60
633 Bell St	0.39mi	3/2.0	1,200 (+11%)	3mo	$245,000	$204	57
816 Smith St	0.48mi	3/1.0	951 (-12%)	2mo	$224,900	$236	56
632 Westwood Ave	0.72mi	3/1.0	924 (-14%)	3mo	$200,000	$216	40

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: -11.2%
• Equity multiple: 0.57×
• Total profit: $-25,022
• Equity at exit: $31,312

10-year hold

• IRR: 3.6%
• Equity multiple: 1.31×
• Total profit: $18,236
• Equity at exit: $18,157

Cash invested: $58,800 (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: 124
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,658 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$117 /mo · $1,399/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $5

Break-even live

Break-even rent $1,652

Max offer price $210,000

Occupancy floor 95%

Sensitivity live

Price	-10% $124	-5% $64	+0% $5	+5% $-55	+10% $-114
Rent	-10% $-126	-5% $-61	+0% $5	+5% $70	+10% $136
Rate	-1.0pp $111	-0.5pp $58	base $5	+0.5pp $-50	+1.0pp $-105

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Norwood Cir Hampton, VA	2.0	1.0	720	$1,050	$1.46	25d	1	0.24mi
640 Rolfe St Hampton, VA	3.0	2.0	1100	$2,000	$1.82	45d	1	0.30mi
1625 W Pembroke Ave Hampton, VA	2.0	1.5	950	$1,250	$1.32	25d	1	0.35mi
1625 W Pembroke Ave Unit 7 Hampton, VA	2.0	1.5	950	$1,250	$1.32	45d	1	0.36mi
236 Pocahontas Pl Hampton, VA	2.0	1.0	1262	$1,795	$1.42	3d	1	0.45mi
2113 Victoria Blvd Hampton, VA	3.0	1.0	1005	$1,595	$1.59	45d	1	0.53mi
130 Pocahontas Pl Hampton, VA	3.0	1.0	1415	$1,695	$1.20	45d	1	0.61mi
613 Delaware Ave Hampton, VA	3.0	2.0	1082	$1,900	$1.76	4d	1	0.62mi
624 Pennsylvania Ave Hampton, VA	3.0	1.0	912	$1,600	$1.75	25d	1	0.63mi
702 Rutherford St Hampton, VA	3.0	2.0	1445	$1,795	$1.24	25d	1	0.63mi
1943 Kecoughtan Rd Hampton, VA	2.0	1.0	900	$1,150	$1.28	5d	1	0.70mi
1943 Kecoughtan Rd Unit G Hampton, VA	2.0	1.0	900	$1,150	$1.28	13d	1	0.70mi
1212 Shell Rd Hampton, VA	3.0	2.0	960	$1,995	$2.08	16d	1	0.75mi
708 Westwood Ave Hampton, VA	3.0	2.5	1300	$2,300	$1.77	16d	1	0.76mi
507 Highland Ave Hampton, VA	2.0	1.0	925	$1,500	$1.62	16d	1	0.78mi
401 Craven St Hampton, VA	3.0	1.0	864	$1,595	$1.85	25d	1	0.87mi
63 Algonquin Rd Hampton, VA	2.0	1.0	1100	$1,495	$1.36	45d	1	0.89mi
640 Homestead Ave Hampton, VA	3.0	1.0	852	$1,750	$2.05	45d	1	0.90mi
3605 Kecoughtan Rd Hampton, VA	2.0	1.0	800	$1,200	$1.50	45d	1	0.94mi
603 La Salle Ave Hampton, VA	2.0	1.0	759	$1,000	$1.32	45d	1	0.98mi
3750 Kecoughtan Rd Hampton, VA	2.0	1.5	1300	$1,600	$1.23	45d	1	1.14mi
417 Greenbriar Ave Hampton, VA	3.0	2.0	1007	$1,695	$1.68	9d	1	1.18mi
104 Greenbriar Ave Hampton, VA	2.0	1.0	1146	$1,390	$1.21	14d	1	1.22mi
3785 Kecoughtan Rd Hampton, VA	1.0–2.0	1.0	650	$1,425	$2.19	45d	5	1.25mi
327 Locust Ave Hampton, VA	4.0	2.0	1500	$2,000	$1.33	45d	1	1.25mi
633 Hemlock Ave Hampton, VA	3.0	1.0	1056	$1,757	$1.66	13d	1	1.25mi
607 Lee St Hampton, VA	3.0	1.5	1404	$2,150	$1.53	45d	1	1.30mi
626 Chapel St Hampton, VA	4.0	2.0	1470	$1,900	$1.29	14d	1	1.30mi
901 W Queen St Hampton, VA	2.0–3.0	1.5–2.5	1096	$1,600	$1.46	45d	1	1.37mi

Listing history 30 events

1. 2026-06-19
   status $210,000 Under Contract 76 DOM
2. 2026-06-18
   days on market $210,000 Active Under Contract 76 DOM
3. 2026-06-17
   days on market $210,000 Active Under Contract 75 DOM
4. 2026-06-16
   days on market $210,000 Active Under Contract 74 DOM
5. 2026-06-15
   days on market $210,000 Active Under Contract 73 DOM
6. 2026-06-13
   days on market $210,000 Active Under Contract 71 DOM
7. 2026-06-13
   days on market $210,000 Active Under Contract 70 DOM
8. 2026-06-09
   days on market $210,000 Active Under Contract 67 DOM
9. 2026-06-08
   days on market $210,000 Active Under Contract 66 DOM
10. 2026-06-07
    days on market $210,000 Active Under Contract 65 DOM
11. 2026-06-03
    days on market $210,000 Active Under Contract 61 DOM
12. 2026-06-02
    days on market $210,000 Active Under Contract 60 DOM
13. 2026-06-01
    days on market $210,000 Active Under Contract 59 DOM
14. 2026-05-31
    days on market $210,000 Active Under Contract 58 DOM
15. 2026-04-28
    historical Active Under Contract
16. 2026-04-03
    historical
17. 2026-04-02
    listed $210,000 Active
18. 2026-03-13
    price $217,500
19. 2026-02-07
    price $222,500
20. 2026-01-23
    listed $225,000 Active
21. 2025-12-04
    historical
22. 2025-11-14
    status Active
23. 2025-10-30
    historical Active Under Contract
24. 2025-10-21
    listed $150,000 Active
25. 2025-10-14
    soldstatus $107,350 Sold
26. 2025-09-24
    status Under Contract
27. 2025-04-11
    price $130,000
28. 2025-01-31
    listed $190,000 Active
29. 2002-05-15
    soldstatus $46,000
30. 1999-10-05
    soldstatus $21,100

ⓘ 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: $1,399 · $117/mo
• Projected year-2 tax: $1,722 · $144/mo
• Expected delta: +$323/yr (+$27/mo · 23.1%)

ⓘ 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 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: $19,901
• − Mortgage interest: −$11,763
• − Property taxes: −$1,399
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$6,109
• Taxable loss: −$3,604
• Est. tax savings @ 24.0%: +$865
• After-tax cash flow: $923/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

+895.3% since first listed

16 events — show timeline

• 2026-04-28 Contingent — REINMLS
• 2026-04-03 Listing Removed — REINMLS
• 2026-04-02 Listed $210,000 REINMLS
• 2026-03-13 Price Changed $217,500 REINMLS
• 2026-02-07 Price Changed $222,500 REINMLS
• 2026-01-23 Listed $225,000 REINMLS
• 2025-12-04 Listing Removed — REINMLS
• 2025-11-14 Relisted — REINMLS
• 2025-10-30 Contingent — REINMLS
• 2025-10-21 Listed $150,000 REINMLS
• 2025-10-14 Sold (MLS) $107,350 REINMLS
• 2025-09-24 Pending — REINMLS
• 2025-04-11 Price Changed $130,000 REINMLS
• 2025-01-31 Listed $190,000 REINMLS
• 2002-05-15 Sold (Public Records) $46,000 Public Records
• 1999-10-05 Sold (Public Records) $21,100 Public Records

Property tax history

+33.9%/yr

Latest (2025): $1,399 · +7.0% YoY. Source: county tax records.