18 E Gilbert St · Hampton, VA 23669

$234,900

3 bd · 1.0 ba · 1,488 sqft · SingleFamily public records · 15 Days on market

Built 1943 Est $290k · 19% 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 +15.0/15.0
• Cash flow +12.3/30.0
• Schools +5.5/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 18 E Gilbert, a beautifully remodeled three-bedroom, one-bath home offering modern comfort and convenience. This property features fresh LVP flooring throughout, a fully updated bathroom, and sleek stainless-steel appliances that give the kitchen a polished, contemporary feel. Located near popular Hampton amenities—including shopping, dining, and area parks—you’re also just minutes from major interstates, making commutes to Newport News, Norfolk, and military installations quick and easy.

Key facts

• Fresh lvp flooring
• Updated bathroom
• Remodeled home

Tags

• REMODELED HOME
• UPDATED BATHROOM
• STAINLESS STEEL APPLIANCES
• FRESH LVP FLOORING
• NEAR POPULAR AMENITIES
• MINUTES FROM MAJOR INTERSTATES

Property features AI

Finance

• HOA & community: No HOA (fees listed as 0)

Exterior

• Parking: Street parking
• Utilities: City/County sewer; City/County water; Electric water heater; Electric power
• Home design: Detached property; Ranch style; 2 stories; 2 living levels; Crawl foundation; Simple ownership
• Construction: Vinyl exterior; Asphalt shingle roof; Crawlspace foundation
• Exterior features: Vinyl siding; Asphalt shingle roof; Neighborhood: CAVALIER COURT

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Master bedroom; Additional bedroom; No bedroom with ensuite; No bedroom and full bathroom on first floor
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Cable hookup; Ceiling fan
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-41 ($-496/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (22.0% below list).
• Recommended offer: $183k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Captain John Smith Elementary (math 42% / reading 57%, grade D, #742 of 1,108 statewide, top 70%, 393 students, 82% FRL); Kecoughtan High (math 68% / reading 87%, grade A-, #83 of 319 statewide, top 28%, 1,564 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 fast (+5.4%/yr); 232 active listings in the ZIP; 24 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 31% of the median local income ($71k/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 15 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 4 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 $105k; list at $235k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $183,222 (22.0% 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. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.78% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $290,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 E Bayberry Ct	0.29mi	3/2.0	1,500 (+1%)	4mo	$285,000	$190	78
39 Longwood Dr	0.13mi	3/1.0	1,269 (-15%)	1mo	$285,000	$225	69
319 Shoreline Dr	0.49mi	3/2.0	1,524 (+2%)	2mo	$215,000	$141	67
51 Longwood Dr	0.14mi	4/1.0 (+1)	1,269 (-15%)	0mo	$279,000	$220	63
73 Longwood Dr	0.28mi	3/1.5	1,269 (-15%)	3mo	$270,000	$213	58
2 Monroe Dr	0.50mi	3/2.0	1,350 (-9%)	2mo	$263,000	$195	56
19 Saint Albans Dr	0.54mi	4/2.0 (+1)	1,580 (+6%)	1mo	$325,000	$206	55
161 Chickamauga Pike	0.63mi	3/2.0	1,589 (+7%)	2mo	$295,000	$186	53
201 Shawen Dr	0.29mi	4/2.0 (+1)	1,704 (+14%)	1mo	$333,000	$195	53
413 W Gilbert St	0.63mi	3/2.5	1,642 (+10%)	3mo	$302,500	$184	45
111 Boeing Ave	0.72mi	3/2.5	1,358 (-9%)	3mo	$345,000	$254	44
19 Michele Dr	0.69mi	4/2.5 (+1)	1,632 (+10%)	1mo	$261,500	$160	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 · 5.44% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.45×
• Total profit: $-36,141
• Equity at exit: $35,024

10-year hold

• IRR: -3.1%
• Equity multiple: 0.77×
• Total profit: $-15,204
• Equity at exit: $20,310

Cash invested: $65,772 (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: 232
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$159 /mo · $1,908/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-41

Break-even live

Break-even rent $1,884

Max offer price $227,606

Occupancy floor 97%

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Cavalier Rd Hampton, VA	3.0	2.0	1014	$1,850	$1.82	4d	1	0.11mi
450 Cedar Dr Hampton, VA	3.0	1.0	912	$1,500	$1.64	12d	1	0.24mi
109 Peachtree Ln Hampton, VA	3.0	2.0	984	$1,795	$1.82	15d	1	0.26mi
28 Monroe Dr Hampton, VA	3.0	1.0	1110	$1,600	$1.44	44d	1	0.39mi
13 W Lamington Rd Hampton, VA	3.0	1.5	1415	$2,050	$1.45	44d	1	0.53mi
13 Beverly St Hampton, VA	3.0	1.0	1050	$1,800	$1.71	4d	1	0.56mi
323 Roane Dr Hampton, VA	3.0	1.0	974	$1,495	$1.53	4d	1	0.59mi
19 Bernard Ave Hampton, VA	2.0	1.0	906	$995	$1.10	21d	1	0.64mi
17 S Gawain Way Hampton, VA	3.0	1.5	1460	$1,895	$1.30	3d	1	0.74mi
31 Saxony Pl Hampton, VA	3.0	2.5	1315	$1,645	$1.25	17d	1	0.77mi
12 Clemwood Pkwy Hampton, VA	3.0	2.0	1200	$1,745	$1.45	24d	1	0.78mi
8 Rip Rap Rd Hampton, VA	2.0	1.0	1000	$1,200	$1.20	21d	1	0.80mi
18 Colonies Lndg Hampton, VA	3.0	2.5	1540	$2,000	$1.30	4d	1	0.81mi
1105 Easterly Ave Hampton, VA	3.0	1.5	1204	$1,800	$1.50	15d	1	0.83mi
1563 N King St Hampton, VA	2.0	2.0	1087	$1,612	$1.48	24d	2	0.83mi
1563 N King St Unit 105 Hampton, VA	2.0	2.0	1087	$1,675	$1.54	44d	1	0.85mi
102 Tyburn Ct Hampton, VA	3.0	2.5	1500	$2,000	$1.33	12d	1	0.95mi
212 Dockside Dr Unit B Hampton, VA	2.0	2.0	1253	$1,795	$1.43	44d	1	1.02mi
100 Spanish Trl Hampton, VA	1.0–2.0	1.0–1.5	812	$1,450	$1.79	2d	12	1.03mi
63 Waters Edge Cir Hampton, VA	3.0	2.5	1667	$2,400	$1.44	24d	1	1.18mi
132 Tide Mill Ln Hampton, VA	2.0	1.5	1000	$1,550	$1.55	2d	1	1.20mi
709 E Pembroke Ave Unit B Hampton, VA	2.0	1.5	1664	$1,349	$0.81	24d	1	1.40mi
608 Charlton Dr Hampton, VA	3.0	2.5	1800	$2,500	$1.39	15d	1	1.41mi
19 Magnolia Pl Hampton, VA	3.0	1.5	1405	$2,100	$1.49	15d	1	1.42mi

Listing history 11 events

1. 2026-06-18
   days on market $234,900 Active 15 DOM
2. 2026-06-17
   days on market $234,900 Active 14 DOM
3. 2026-06-16
   days on market $234,900 Active 13 DOM
4. 2026-06-15
   days on market $234,900 Active 12 DOM
5. 2026-06-13
   days on market $234,900 Active 10 DOM
6. 2026-06-13
   days on market $234,900 Active 9 DOM
7. 2026-06-09
   days on market $234,900 Active 6 DOM
8. 2026-06-08
   days on market $234,900 Active 5 DOM
9. 2026-06-07
   days on market $234,900 Active 4 DOM
10. 2026-06-03
    remarks 504-char remark
11. 2026-06-03
    listed $234,900 Active 1 DOM

ⓘ 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: $1,908 · $159/mo
• Projected year-2 tax: $1,926 · $161/mo
• Expected delta: +$18/yr (+$1/mo · 0.9%)

ⓘ 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 ≥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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,987
• − Mortgage interest: −$13,158
• − Property taxes: −$1,908
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$6,833
• Taxable loss: −$4,606
• Est. tax savings @ 24.0%: +$1,105
• After-tax cash flow: $610/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

+510.1% since first listed

13 events — show timeline

• 2026-06-03 Listed $234,900 REINMLS
• 2026-01-05 Rental Removed $1,695 RentEngineListings
• 2026-01-03 Listed for Rent $1,695 RentEngineListings
• 2026-01-02 Rental Removed $1,695 REINMLS
• 2025-12-16 Price Changed $1,695 REINMLS
• 2025-11-23 Listed for Rent $1,745 REINMLS
• 2025-11-23 Rental Removed $1,745 RentEngineListings
• 2025-11-21 Listed for Rent $1,745 RentEngineListings
• 2025-02-28 Sold (Public Records) $105,000 Public Records
• 2017-01-11 Sold (Public Records) $108,000 Public Records
• 1987-12-01 Sold (Public Records) $55,500 Public Records
• 1983-10-01 Sold (Public Records) $44,265 Public Records
• 1982-09-01 Sold (Public Records) $38,500 Public Records

Property tax history

+9.4%/yr

Latest (2025): $1,908 · +0.3% YoY. Source: county tax records.