3328 Candlewood Dr · Hampton, VA 23666

$195,000

4 bd · 2.0 ba · 2,002 sqft · SingleFamily public records · 27 Days on market

Built 1958 Est $334k · 42% under

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Why this score? — see what drove the B 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +7.3/10.0
• 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

AMAZING OPPORTUNITY. A little love and INSTANT equity on this one!! 4 bedrooms, 2 baths, updated kitchen. Needs a good cleaning and some fresh paint and you'll be good to go! Selling as-is for a quick sale, subject to short sale approval, but definitely worth it! Schedule your showing today!

Key facts

• Built 1958
• Listed 27 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Christopher C. Kraft Elementary (math 52% / reading 67%, grade B-, #536 of 1,108 statewide, top 51%, 457 students, 85% FRL); Bethel High (math 64% / reading 84%, grade B+, #120 of 319 statewide, top 38%, 1,777 students, 86% FRL) — zoned schools average 85% FRL vs 49% district-wide (37 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 40% of the median local income ($73k/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 + 4.0% rent growth), your $55k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 1958 — 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 $192,075 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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: 1.23% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.35%
• DSCR: 1.46
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $334,334
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3325 Greenwood Dr	0.08mi	4/2.0	1,860 (-7%)	3mo	$214,720	$115	82
3311 Candlewood Dr	0.11mi	4/2.0	1,800 (-10%)	4mo	$317,500	$176	75
213 Albany Dr	0.48mi	4/2.5	2,151 (+7%)	6mo	$299,900	$139	58
1119 Gatling Dr	0.69mi	4/2.0	1,825 (-9%)	1mo	$337,900	$185	53
212 Woodbury Forrest Dr	0.49mi	3/2.5 (-1)	2,204 (+10%)	1mo	$199,000	$90	52
710 Arlington Ter	0.68mi	4/3.0	2,165 (+8%)	1mo	$321,000	$148	50
228 Woodbury Forrest Dr	0.60mi	3/3.5 (-1)	2,096 (+5%)	6mo	$349,900	$167	49
205 Gumwood Dr	0.58mi	4/2.0	1,752 (-12%)	5mo	$315,000	$180	48
347 Brunell Dr	0.67mi	4/2.5	2,177 (+9%)	5mo	$342,599	$157	48
309 Sourwood Dr	0.47mi	3/2.0 (-1)	1,740 (-13%)	5mo	$293,000	$168	48
218 Albany Dr	0.44mi	3/2.0 (-1)	1,735 (-13%)	6mo	$297,000	$171	47
344 Brout Dr	0.69mi	4/2.5	2,232 (+12%)	3mo	$359,900	$161	44

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 · 4.05% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,032
• Equity at exit: $29,075

10-year hold

• IRR: 11.2%
• Equity multiple: 1.93×
• Total profit: $50,581
• Equity at exit: $16,860

Cash invested: $54,600 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,398 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$320 /mo · $3,835/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $471

Break-even live

Break-even rent $1,802

Max offer price $195,000

Occupancy floor 75%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 Big Bethel Rd Hampton, VA	3.0	1.0	1400	$2,300	$1.64	12d	1	0.24mi
3318 Custer Ct Hampton, VA	4.0	2.5	1625	$2,500	$1.54	12d	1	0.37mi
62 Cline Dr Hampton, VA	5.0	2.0	2043	$2,800	$1.37	23d	1	1.22mi
119 Yorkshire Ter Hampton, VA	4.0	1.5	1499	$2,500	$1.67	23d	1	1.23mi
7 Briar Dr Hampton, VA	3.0	1.5	1626	$1,850	$1.14	14d	1	1.31mi

Listing history 15 events

1. 2026-04-13
   soldstatus $241,684
2. 2026-02-02
   status Under Contract
3. 2026-01-10
   historical Active Under Contract
4. 2026-01-06
   listed $195,000 Active
5. 2025-11-18
   status Under Contract
6. 2025-11-17
   historical
7. 2025-11-13
   listed $245,000 Active
8. 2019-09-11
   soldstatus $208,900
9. 2019-08-01
   status Under Contract
10. 2019-07-23
    listed $208,900 Active
11. 2019-06-27
    status Under Contract
12. 2019-06-25
    historical
13. 2019-06-06
    listed $208,900 Active
14. 2018-04-30
    soldstatus $75,000
15. 1959-04-01
    soldstatus $14,080

ⓘ 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: $3,835 · $320/mo
• Projected year-2 tax: $3,835 · $320/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $28,774
• − Mortgage interest: −$10,923
• − Property taxes: −$3,835
• − Insurance: −$975
• − Repairs & maintenance: −$2,302
• − Management: −$2,302
• − Depreciation: −$5,673
• Taxable income: $2,764
• Est. tax owed @ 24.0%: −$663
• After-tax cash flow: $4,987/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

+1616.5% since first listed

15 events — show timeline

• 2026-04-13 Sold (Public Records) $241,684 Public Records
• 2026-02-02 Pending — REINMLS
• 2026-01-10 Contingent — REINMLS
• 2026-01-06 Listed $195,000 REINMLS
• 2025-11-18 Pending — REINMLS
• 2025-11-17 Listing Removed — REINMLS
• 2025-11-13 Listed $245,000 REINMLS
• 2019-09-11 Sold (Public Records) $208,900 Public Records
• 2019-08-01 Pending — REINMLS
• 2019-07-23 Listed $208,900 REINMLS
• 2019-06-27 Pending — REINMLS
• 2019-06-25 Listing Removed — REINMLS
• 2019-06-06 Listed $208,900 REINMLS
• 2018-04-30 Sold (Public Records) $75,000 Public Records
• 1959-04-01 Sold (Public Records) $14,080 Public Records

Property tax history

+12.5%/yr

Latest (2025): $3,835 · +15.5% YoY. Source: county tax records.