231 Chapel St · Hampton, VA 23669

$250,000

3 bd · 2.0 ba · 1,544 sqft · SingleFamily public records · 52 Days on market

Built 1890 4,356 sqft lot $162/sqft · 6% below area Est $267k · 6% under

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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).

• ARV discount +10.3/15.0
• Cash flow +10.1/30.0
• Schools +5.5/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Victorian home located in the historic district of Hampton. This charming property offers an open floor plan with hardwood floors throughout and a first-floor primary suite for added convenience. The kitchen features stainless steel appliances and granite countertops, blending classic character with modern updates. Upstairs, you’ll find two generously sized bedrooms with plenty of space. A wonderful opportunity to enjoy historic charm in a desirable Hampton location.

Key facts

• Open floor plan
• Victorian home
• Historic district

Tags

• VICTORIAN HOME
• HISTORIC DISTRICT
• OPEN FLOOR PLAN
• HARDWOOD FLOORS
• FIRST-FLOOR PRIMARY SUITE
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: No HOA fees indicated

Exterior

• Parking: Street parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Detached Victorian; 2 stories; 2 living levels; Crawl foundation; Simple ownership
• Construction: Vinyl exterior siding; Crawl space foundation; Asphalt shingle roof
• Exterior features: Deck; Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Master bedroom; Bedroom with ensuite; Bedroom on first floor with full bathroom
• Flooring: Ceramic; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air
• Interior features: Ceiling fan; Walk-in closet; Window treatments; Porch
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (20.0% below list).
• Recommended offer: $200k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.5% in Hampton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Phoebus High (math 57% / reading 76%, grade B, #195 of 319 statewide, top 62%, 1,365 students, 86% FRL) — zoned schools average 86% FRL vs 49% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 53% at this address vs 65% district-wide (-12 pts) — the specific schools serving this property underperform the Hampton City Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.4%/yr); 236 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $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 52 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 6 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 $172k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $199,952 (20.0% 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 52 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.80% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $266,730
• List price: $250,000
• Delta: -6.27%
• 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
227 Lee St	0.07mi	3/1.5	1,386 (-10%)	6mo	$215,000	$155	73
429 Lee St	0.25mi	3/2.0	1,414 (-8%)	3mo	$265,000	$187	72
163 Columbia Ave	0.33mi	3/2.0	1,699 (+10%)	2mo	$350,000	$206	66
27 Maplewood St	0.47mi	3/2.0	1,427 (-8%)	2mo	$285,000	$200	64
357 W Queen St	0.27mi	3/2.5	1,740 (+13%)	2mo	$337,100	$194	62
55 Victor St	0.69mi	3/2.5	1,589 (+3%)	4mo	$337,000	$212	57
230 Parkdale Ave	0.73mi	3/2.5	1,600 (+4%)	8mo	$283,000	$177	52
410 Worster Ave	0.57mi	3/3.0	1,712 (+11%)	3mo	$288,000	$168	49
355 Ivy Home Rd	0.66mi	4/2.5 (+1)	1,400 (-9%)	0mo	$299,800	$214	46
32 W Sunset Rd	0.57mi	3/2.0	1,332 (-14%)	7mo	$175,000	$131	45
12 Fleetwood Ave	0.60mi	2/1.0 (-1)	1,411 (-9%)	8mo	$235,000	$167	42
4204 Kecoughtan Rd	0.60mi	3/1.0	1,331 (-14%)	5mo	$226,000	$170	41

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: -17.8%
• Equity multiple: 0.36×
• Total profit: $-44,916
• Equity at exit: $37,276

10-year hold

• IRR: -5.9%
• Equity multiple: 0.58×
• Total profit: $-29,483
• Equity at exit: $21,615

Cash invested: $70,000 (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: 236
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,000 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$313 /mo · $3,756/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-149

Break-even live

Break-even rent $2,188

Max offer price $223,750

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-78	+0% $-149	+5% $-219	+10% $-290
Rent	-10% $-307	-5% $-228	+0% $-149	+5% $-70	+10% $9
Rate	-1.0pp $-23	-0.5pp $-85	base $-149	+0.5pp $-213	+1.0pp $-279

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
448 Chapel St Hampton, VA	3.0	2.0	1425	$1,850	$1.30	4d	1	0.29mi
607 Lee St Hampton, VA	3.0	1.5	1404	$2,150	$1.53	45d	1	0.48mi
626 Chapel St Hampton, VA	4.0	2.0	1470	$1,900	$1.29	13d	1	0.57mi
901 W Queen St Hampton, VA	2.0–3.0	1.5–2.5	1096	$1,600	$1.46	45d	1	0.62mi
27 Capps Qtrs #1 Hampton, VA	3.0	2.5	1734	$2,200	$1.27	45d	1	0.64mi
234 Washington St Hampton, VA	2.0	1.0	1111	$2,000	$1.80	11d	1	0.69mi
703 N Back River Rd Hampton, VA	3.0	2.5	2062	$2,475	$1.20	45d	1	0.75mi
534 Brightwood Ave Hampton, VA	3.0	3.0	1528	$2,095	$1.37	45d	1	0.75mi
310 Lasalle Ave Hampton, VA	3.0	2.0	1858	$2,200	$1.18	45d	1	0.87mi
100 Spanish Trl Hampton, VA	1.0–2.0	1.0–1.5	812	$1,450	$1.79	3d	12	0.97mi
708 Westwood Ave Hampton, VA	3.0	2.5	1300	$2,300	$1.77	16d	1	0.99mi
426 Seminole Rd Hampton, VA	4.0	2.5	2200	$2,450	$1.11	16d	1	1.02mi
3750 Kecoughtan Rd Hampton, VA	2.0	1.5	1300	$1,600	$1.23	45d	1	1.09mi
19 Magnolia Pl Hampton, VA	3.0	1.5	1405	$2,100	$1.49	16d	1	1.13mi
702 Rutherford St Hampton, VA	3.0	2.0	1445	$1,795	$1.24	25d	1	1.16mi
1105 Easterly Ave Hampton, VA	3.0	1.5	1204	$1,800	$1.50	16d	1	1.17mi
31 Saxony Pl Hampton, VA	3.0	2.5	1315	$1,645	$1.25	18d	1	1.19mi
305 Old Point Ave Hampton, VA	3.0	1.0	1186	$1,750	$1.48	45d	1	1.20mi
212 Dockside Dr Unit B Hampton, VA	2.0	2.0	1253	$1,795	$1.43	45d	1	1.21mi
709 E Pembroke Ave Unit B Hampton, VA	2.0	1.5	1664	$1,349	$0.81	25d	1	1.22mi
17 S Gawain Way Hampton, VA	3.0	1.5	1460	$1,895	$1.30	4d	1	1.23mi
2 Abbott Dr Hampton, VA	1.0–3.0	1.0–3.5	1187	$2,891	$2.43	3d	18	1.49mi
4 Bainbridge Ave Unit B Hampton, VA	2.0	1.5	1050	$1,550	$1.48	45d	1	1.49mi

Listing history 33 events

1. 2026-06-21
   days on market $250,000 Active 52 DOM
2. 2026-06-18
   days on market $250,000 Active 49 DOM
3. 2026-06-17
   days on market $250,000 Active 48 DOM
4. 2026-06-16
   days on market $250,000 Active 47 DOM
5. 2026-06-15
   days on market $250,000 Active 46 DOM
6. 2026-06-13
   days on market $250,000 Active 44 DOM
7. 2026-06-13
   days on market $250,000 Active 43 DOM
8. 2026-06-09
   days on market $250,000 Active 40 DOM
9. 2026-06-08
   days on market $250,000 Active 39 DOM
10. 2026-06-07
    days on market $250,000 Active 38 DOM
11. 2026-06-03
    days on market $250,000 Active 34 DOM
12. 2026-06-02
    days on market $250,000 Active 33 DOM
13. 2026-06-01
    days on market $250,000 Active 32 DOM
14. 2026-05-31
    days on market $250,000 Active 31 DOM
15. 2026-04-30
    listed $250,000 Active 487-char remark
16. 2025-09-25
    historical $1,775
17. 2025-08-19
    listed $1,775
18. 2025-08-19
    historical $1,800
19. 2025-08-13
    price $1,800
20. 2025-08-05
    price $1,825
21. 2025-06-17
    listed $1,850
22. 2021-03-21
    historical
23. 2021-02-22
    listed $180,000 Active
24. 2020-07-01
    soldstatus $172,000
25. 2020-05-28
    status Under Contract
26. 2020-05-19
    historical Active Under Contract
27. 2020-05-15
    price $168,900
28. 2020-05-07
    status Active
29. 2020-04-30
    historical Active Under Contract
30. 2020-04-23
    listed $169,900 Active
31. 2015-06-17
    soldstatus $149,900
32. 2014-10-14
    soldstatus $53,600
33. 2014-09-24
    price $29,900

ⓘ 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: $3,756 · $313/mo
• Projected year-2 tax: $3,756 · $313/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 6/10 Major FEMA zone X (unshaded) · 54% 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: $23,994
• − Mortgage interest: −$14,004
• − Property taxes: −$3,756
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$7,273
• Taxable loss: −$6,128
• Est. tax savings @ 24.0%: +$1,471
• After-tax cash flow: $-313/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

+736.1% since first listed

19 events — show timeline

• 2026-04-30 Listed $250,000 REINMLS
• 2025-09-25 Rental Removed $1,775 REINMLS
• 2025-08-19 Listed for Rent $1,775 REINMLS
• 2025-08-19 Rental Removed $1,800 REINMLS
• 2025-08-13 Price Changed $1,800 REINMLS
• 2025-08-05 Price Changed $1,825 REINMLS
• 2025-06-17 Listed for Rent $1,850 REINMLS
• 2021-03-21 Listing Removed — REINMLS
• 2021-02-22 Listed $180,000 REINMLS
• 2020-07-01 Sold (Public Records) $172,000 Public Records
• 2020-05-28 Pending — REINMLS
• 2020-05-19 Contingent — REINMLS
• 2020-05-15 Price Changed $168,900 REINMLS
• 2020-05-07 Relisted — REINMLS
• 2020-04-30 Contingent — REINMLS
• 2020-04-23 Listed $169,900 REINMLS
• 2015-06-17 Sold (Public Records) $149,900 Public Records
• 2014-10-14 Sold (Public Records) $53,600 Public Records
• 2014-09-24 Price Changed $29,900 REINMLS

Property tax history

+21.1%/yr

Latest (2025): $3,756 · +17.9% YoY. Source: county tax records.