1119 N Mallory St · Hampton, VA 23663

$219,000

3 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 101 Days on market

Built 1974 $197/sqft · at area comps Est $225k · 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 +13.6/30.0
• ARV discount +8.7/15.0
• Schools +5.5/10.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime opportunity for a starter . All brick 3 BR rancher with features including appliance pkg and washer / Dryer . Extended driveway and annex area for parking. Large utility room with washer and dryer.

Key facts

• Extended driveway
• Appliance pkg
• Large utility room

Tags

• APPLIANCE PKG
• EXTENDED DRIVEWAY
• LARGE UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-45 ($-542/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (18.5% below list).
• Recommended offer: $179k (18.5% 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: William Mason Cooper Elementary (math 62% / reading 82%, grade A-, #273 of 1,108 statewide, top 27%, 386 students, 89% FRL); Benjamin Syms Middle (math 62% / reading 64%, grade B+, #134 of 342 statewide, top 40%, 897 students, 69% FRL); Phoebus High (math 57% / reading 76%, grade B, #195 of 319 statewide, top 62%, 1,365 students, 86% FRL) — zoned schools average 81% FRL vs 49% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 80 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 39% 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 $2k of loan paydown is wiped out by about $7k 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 101 days — a 9% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $31k; list at $219k implies a 608% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• 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 $178,522 (18.5% 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 101 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 10.2

CMA / ARV

• ARV (median comp): $224,950
• List price: $219,000
• Delta: -2.65%
• 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
6 Langille Ct	0.38mi	3/2.0	1,096 (-1%)	2mo	$282,000	$257	74
75 W Virginia Ave	0.40mi	3/1.0	1,025 (-8%)	1mo	$140,000	$137	68
704 Old Buckroe Rd	0.30mi	3/1.0	1,001 (-10%)	3mo	$224,900	$225	67
414 Institute Dr	0.26mi	3/1.5	1,000 (-10%)	3mo	$225,000	$225	67
213 Ireland St	0.57mi	3/2.0	1,110 (-0%)	3mo	$280,000	$252	67
401 Institute Dr	0.18mi	3/1.0	946 (-15%)	2mo	$259,900	$275	65
814 Old Point Ave	0.49mi	3/2.0	1,042 (-6%)	4mo	$263,000	$252	60
106 E Cummings Ave	0.57mi	3/2.0	1,170 (+5%)	3mo	$270,000	$231	58
7 Ambrose Ln	0.56mi	3/1.0	1,011 (-9%)	1mo	$247,000	$244	58
29 Scotland Rd	0.38mi	3/2.0	975 (-12%)	1mo	$215,000	$221	57
112 W Kelly Ave	0.41mi	3/1.0	947 (-15%)	2mo	$205,000	$216	54
1510 Denton Dr	0.75mi	3/2.0	1,051 (-6%)	3mo	$263,000	$250	50

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-38,141
• Equity at exit: $32,654

10-year hold

• IRR: -9.5%
• Equity multiple: 0.41×
• Total profit: $-35,992
• Equity at exit: $18,935

Cash invested: $61,320 (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: 80
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$160 /mo · $1,923/yr
• Insurance: −$91
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-45

Break-even live

Break-even rent $1,842

Max offer price $211,017

Occupancy floor 98%

Sensitivity live

Price	-10% $79	-5% $17	+0% $-45	+5% $-107	+10% $-169
Rent	-10% $-186	-5% $-116	+0% $-45	+5% $25	+10% $96
Rate	-1.0pp $65	-0.5pp $11	base $-45	+0.5pp $-102	+1.0pp $-160

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	0d	1	0.13mi
1210 Pansy St Hampton, VA	2.0	2.0	1409	$2,000	$1.42	45d	1	0.18mi
221 W Kelly Ave Hampton, VA	3.0	1.0	1200	$2,350	$1.96	45d	1	0.47mi
4 Bainbridge Ave Unit B Hampton, VA	2.0	1.5	1050	$1,550	$1.48	45d	1	0.83mi
25 Bainbridge Ave Hampton, VA	2.0	1.5	1306	$1,600	$1.23	0d	1	0.86mi
2010 E Pembroke Ave Hampton, VA	2.0	1.0	900	$1,150	$1.28	6d	1	0.97mi
1115 E Pembroke Ave Hampton, VA	2.0	1.0	850	$1,275	$1.50	0d	1	1.01mi
1665 N Mallory St Hampton, VA	2.0	1.0	1250	$1,785	$1.43	45d	1	1.04mi
229 Atlantic Ave Hampton, VA	2.0	1.0	1170	$1,600	$1.37	14d	1	1.10mi
1802 Moger Dr Hampton, VA	3.0	1.0	900	$1,700	$1.89	14d	1	1.13mi
305 Old Point Ave Hampton, VA	3.0	1.0	1186	$1,750	$1.48	45d	1	1.13mi
150 Ingalls Rd Unit 204 Fort Monroe, VA	2.0	1.0	872	$2,060	$2.36	19d	1	1.23mi
19 Magnolia Pl Hampton, VA	3.0	1.5	1405	$2,100	$1.49	16d	1	1.26mi
1805 Nickerson Blvd Hampton, VA	3.0	1.5	1393	$1,695	$1.22	45d	1	1.27mi
216 S 2nd St Hampton, VA	2.0	2.0	1429	$2,295	$1.61	0d	1	1.33mi
2304 Burnette Dr Hampton, VA	4.0	2.0	1322	$2,100	$1.59	16d	1	1.40mi
2000 Neville Cir Hampton, VA	3.0	1.0	1100	$1,750	$1.59	45d	1	1.41mi
2001 Neville Cir Hampton, VA	4.0	1.0	1320	$1,800	$1.36	0d	1	1.42mi
2001 Grimes Rd Hampton, VA	4.0	2.0	1430	$2,100	$1.47	5d	1	1.48mi

Listing history 18 events

1. 2026-06-21
   days on market $219,000 Active 101 DOM
2. 2026-06-18
   days on market $219,000 Active 98 DOM
3. 2026-06-17
   days on market $219,000 Active 97 DOM
4. 2026-06-16
   days on market $219,000 Active 96 DOM
5. 2026-06-15
   days on market $219,000 Active 95 DOM
6. 2026-06-13
   days on market $219,000 Active 93 DOM
7. 2026-06-13
   days on market $219,000 Active 92 DOM
8. 2026-06-09
   days on market $219,000 Active 89 DOM
9. 2026-06-08
   days on market $219,000 Active 88 DOM
10. 2026-06-07
    days on market $219,000 Active 87 DOM
11. 2026-06-03
    days on market $219,000 Active 83 DOM
12. 2026-06-02
    days on market $219,000 Active 82 DOM
13. 2026-06-01
    days on market $219,000 Active 81 DOM
14. 2026-05-31
    days on market $219,000 Active 80 DOM
15. 2026-04-07
    price $219,000 203-char remark

    Show marketing remark (203 chars)

    Prime opportunity for a starter . All brick 3 BR rancher with features including appliance pkg and washer / Dryer . Extended driveway and annex area for parking. Large utility room with washer and dryer.

16. 2026-03-12
    listed $225,000 Active 203-char remark

    Show marketing remark (203 chars)

    Prime opportunity for a starter . All brick 3 BR rancher with features including appliance pkg and washer / Dryer . Extended driveway and annex area for parking. Large utility room with washer and dryer.

17. 1978-10-01
    soldstatus $30,950
18. 1974-11-01
    soldstatus $23,950

ⓘ 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: $1,923 · $160/mo
• Projected year-2 tax: $1,923 · $160/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 7/10 Severe FEMA zone X (unshaded) · 96% 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: $21,423
• − Mortgage interest: −$12,267
• − Property taxes: −$1,923
• − Insurance: −$1,762
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$6,371
• Taxable loss: −$4,328
• Est. tax savings @ 24.0%: +$1,039
• After-tax cash flow: $496/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

+814.4% since first listed

4 events — show timeline

• 2026-04-07 Price Changed $219,000 REINMLS
• 2026-03-12 Listed $225,000 REINMLS
• 1978-10-01 Sold (Public Records) $30,950 Public Records
• 1974-11-01 Sold (Public Records) $23,950 Public Records

Property tax history

+9.7%/yr

Latest (2025): $1,923 · -0.9% YoY. Source: county tax records.