531 Greenbriar Ave · Hampton, VA 23661

$199,000

3 bd · 1.5 ba · 1,408 sqft · SingleFamily public records · 41 Days on market

Built 1985 Est $231k · 14% under

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Why this score? — see what drove the C- 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 +15.7/30.0
• ARV discount +13.7/15.0
• Schools +5.5/10.0
• Rent growth +5.0/5.0
• DSCR +4.8/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a great investment or a chance to add your personal touch? This 3-bedroom, 1.5-bath single-family home offers solid potential at a discounted price! Featuring a spacious living area, functional layout, and a large yard perfect for outdoor living, this property is ideal for investors, first-time buyers willing to do a little work, or anyone looking to build instant equity. Conveniently located near shopping, schools, and major highways, this home provides an excellent opportunity to own in a desirable area without breaking the bank. Sold As-Is – seller will make no repairs. Bring your vision and make this home shine again!

Key facts

• Spacious living area
• Large yard
• Functional layout

Tags

• LARGE YARD
• SPACIOUS LIVING AREA
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $179k (10.1% below list).
• Recommended offer: $179k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Hunter B. Andrews (math 65% / reading 72%, grade B+, #357 of 1,108 statewide, top 33%, 1,131 students, 81% FRL); Hampton High (math 60% / reading 75%, grade B, #183 of 319 statewide, top 58%, 1,359 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 (+21.4%/yr); 123 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% 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 41 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $199k implies a 243% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,820 (10.1% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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: 0.90% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $230,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
535 Greenbriar Ave	0.01mi	3/1.5	1,282 (-9%)	1mo	$260,000	$203	84
1106 Victoria Blvd	0.25mi	3/2.0	1,368 (-3%)	4mo	$225,000	$164	78
690 Greenbriar Ave	0.35mi	3/1.5	1,426 (+1%)	4mo	$175,000	$123	78
733 Spruce St	0.42mi	3/2.5	1,458 (+4%)	1mo	$300,000	$206	70
1218 Shell Rd	0.42mi	3/1.0	1,325 (-6%)	1mo	$168,000	$127	67
15 Phenix Ct	0.15mi	3/1.5	1,595 (+13%)	4mo	$245,000	$154	67
241 Maple Ave	0.64mi	3/1.5	1,388 (-1%)	2mo	$199,000	$143	67
211 Greenbriar Ave	0.45mi	3/2.0	1,335 (-5%)	2mo	$257,000	$193	66
146 Pear Ave	0.58mi	3/2.0	1,375 (-2%)	4mo	$267,000	$194	64
705 Maryland Ave	0.70mi	3/1.0	1,401 (-0%)	6mo	$152,700	$109	60
610 Delaware Ave	0.55mi	4/2.0 (+1)	1,489 (+6%)	4mo	$260,000	$175	55
323 Poplar Ave	0.64mi	3/1.0	1,581 (+12%)	4mo	$115,000	$73	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.69×
• Total profit: $-17,285
• Equity at exit: $29,672

10-year hold

• IRR: 6.9%
• Equity multiple: 1.63×
• Total profit: $35,049
• Equity at exit: $17,206

Cash invested: $55,720 (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: 123
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,788 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$200 /mo · $2,395/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $87

Break-even live

Break-even rent $1,679

Max offer price $199,000

Occupancy floor 90%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
417 Greenbriar Ave Hampton, VA	3.0	2.0	1007	$1,695	$1.68	7d	1	0.16mi
633 Hemlock Ave Hampton, VA	3.0	1.0	1056	$1,757	$1.66	12d	1	0.32mi
327 Locust Ave Hampton, VA	4.0	2.0	1500	$2,000	$1.33	43d	1	0.32mi
1212 Shell Rd Hampton, VA	3.0	2.0	960	$1,995	$2.08	14d	1	0.42mi
321 Pine Ave Newport News, VA	3.0	2.5	1349	$1,990	$1.48	23d	1	0.54mi
624 Pennsylvania Ave Hampton, VA	3.0	1.0	912	$1,600	$1.75	23d	1	0.54mi
613 Delaware Ave Hampton, VA	3.0	2.0	1082	$1,900	$1.76	3d	1	0.54mi
104 Greenbriar Ave Hampton, VA	2.0	1.0	1146	$1,390	$1.21	12d	1	0.60mi
233 Pine Ave Newport News, VA	3.0	2.0	1213	$2,100	$1.73	23d	1	0.61mi
2113 Victoria Blvd Hampton, VA	3.0	1.0	1005	$1,595	$1.59	43d	1	0.70mi
1943 Kecoughtan Rd Unit G Hampton, VA	2.0	1.0	900	$1,150	$1.28	12d	1	0.71mi
1943 Kecoughtan Rd Hampton, VA	2.0	1.0	900	$1,150	$1.28	4d	1	0.71mi
1348 28th St Unit NA Newport News, VA	2.0	1.0	997	$1,350	$1.35	23d	1	0.83mi
1348 28th St Newport News, VA	2.0	1.0	997	$1,350	$1.35	4d	1	0.83mi
640 Rolfe St Hampton, VA	3.0	2.0	1100	$2,000	$1.82	43d	1	0.87mi
1227 31st St Newport News, VA	3.0	2.0	1500	$2,495	$1.66	1d	1	0.95mi
236 Pocahontas Pl Hampton, VA	2.0	1.0	1262	$1,795	$1.42	2d	1	0.95mi
40 Buxton Ave Unit C Newport News, VA	3.0	1.0	1750	$1,795	$1.03	43d	1	0.95mi
35 Cedar Ave Newport News, VA	3.0	1.5	1138	$1,595	$1.40	43d	1	1.02mi
1242 26th St Newport News, VA	3.0	4.0	1704	$2,400	$1.41	3d	1	1.02mi
130 Pocahontas Pl Hampton, VA	3.0	1.0	1415	$1,695	$1.20	43d	1	1.02mi
41 Ash Ave Unit B Newport News, VA	2.0	1.0	930	$1,500	$1.61	23d	1	1.05mi
1239 24th St Newport News, VA	3.0	1.0	880	$1,495	$1.70	43d	1	1.07mi
100 Chesterfield Rd Hampton, VA	3.0	1.5	1742	$2,200	$1.26	4d	1	1.07mi
1124 33rd St Newport News, VA	3.0	1.5	1386	$1,600	$1.15	23d	1	1.10mi
2314 Chestnut Ave Newport News, VA	2.0	1.0	900	$12,900	$14.33	1d	1	1.15mi
1032 37th St Newport News, VA	3.0	2.0	1191	$1,450	$1.22	43d	1	1.23mi
1216 21st St Newport News, VA	3.0	3.5	1446	$1,700	$1.18	23d	1	1.25mi
1034 26th St Newport News, VA	4.0	2.0	1579	$1,600	$1.01	43d	1	1.32mi
7 Briar Dr Hampton, VA	3.0	1.5	1626	$1,850	$1.14	14d	1	1.34mi
1625 W Pembroke Ave Unit 7 Hampton, VA	2.0	1.5	950	$1,250	$1.32	43d	1	1.36mi
1625 W Pembroke Ave Hampton, VA	2.0	1.5	950	$1,250	$1.32	23d	1	1.36mi
1035 23rd St Newport News, VA	3.0	2.0	1378	$1,600	$1.16	43d	1	1.37mi
1110 21st St Newport News, VA	4.0	2.0	1613	$1,850	$1.15	43d	1	1.39mi
4200 Newsome Dr Newport News, VA	2.0	1.0	895	$795	$0.89	23d	1	1.40mi
1020 23rd St Newport News, VA	4.0	3.0	1710	$2,195	$1.28	43d	1	1.42mi
1587 Briarfield Rd Hampton, VA	2.0–3.0	1.5–2.0	985	$1,495	$1.52	2d	9	1.44mi

Listing history 5 events

1. 2025-12-09
   status Under Contract
2. 2025-11-25
   historical Active Under Contract
3. 2025-10-29
   listed $199,000 Active
4. 1997-03-01
   soldstatus $58,000
5. 1996-06-01
   soldstatus $40,001

ⓘ 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: $2,395 · $200/mo
• Projected year-2 tax: $2,395 · $200/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 15 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: $21,458
• − Mortgage interest: −$11,147
• − Property taxes: −$2,395
• − Insurance: −$995
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$5,789
• Taxable loss: −$2,301
• Est. tax savings @ 24.0%: +$552
• After-tax cash flow: $1,591/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

+397.5% since first listed

5 events — show timeline

• 2025-12-09 Pending — REINMLS
• 2025-11-25 Contingent — REINMLS
• 2025-10-29 Listed $199,000 REINMLS
• 1997-03-01 Sold (Public Records) $58,000 Public Records
• 1996-06-01 Sold (Public Records) $40,001 Public Records

Property tax history

+9.9%/yr

Latest (2025): $2,395 · +6.9% YoY. Source: county tax records.