11 Corwin Cir · Hampton, VA 23666

$215,000

2 bd · 1.5 ba · 1,371 sqft · Townhouse public records · 21 Days on market

Built 1988 Est $236k · 9% under $73/mo HOA · 4% of rent

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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 +11.5/15.0
• Cash flow +10.9/30.0
• Schools +5.5/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your next chapter in the heart of Summer Place in Hampton! This cozy 2-bedroom, 1.5-bath home offers the perfect blend of comfort and convenience. Imagine unwinding by the fireplace after a long day, enjoying coffee in the morning sitting next to the bay window or enjoying quiet afternoons in your private, fenced-in backyard—ideal for relaxing, entertaining, or making lasting memories. Nestled in a charming community, you’re just minutes from major interstates, Langley Air Force Base, NASA, shopping & dining. You will also be located minutes from Yorktown & Poquoson. Whether you're starting fresh or simplifying your lifestyle, this home offers the space, warmth, and location to truly make it your own.

Key facts

• Bay window
• Fenced-in backyard
• Fireplace

Tags

• FENCED-IN BACKYARD
• BAY WINDOW
• FIREPLACE

Property features AI

Finance

• HOA & community: Has HOA (Summer Place Homeowners Assoc.); Monthly POA/HOA fee of $73; Ground maintenance included

Exterior

• Parking: 2 spaces; Assigned/reserved spaces; Driveway spaces; Street parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Attached townhouse; End unit with 2 living levels; 2 stories; Slab foundation
• Construction: Asphalt shingle roof
• Exterior features: Brick and vinyl siding; Back privacy wood fence; Storage shed

Interior

• Kitchen: Range; Gas range; Microwave; Dishwasher; Disposal; Refrigerator; Pantry
• Bedrooms: No bedroom and full bathroom on the first floor
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Heat pump cooling
• Interior features: Ceiling fan; Wood-burning fireplace; Scuttle (attic) access; Window treatments
• Laundry & utility: Washer hookup; Dryer hookup; Utility closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (17.4% below list).
• Recommended offer: $178k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Luther W. Machen Elementary (math 47% / reading 62%, grade C, #650 of 1,108 statewide, top 62%, 455 students, 84% 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 (36 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; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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 21 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 5 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 $145k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,554 (17.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.83% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $235,812
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Corwin Cir	0.00mi	2/1.5	1,371 (0%)	0mo	$220,000	$160	100
102 Corwin Cir	0.10mi	2/2.5	1,371 (0%)	6mo	$225,000	$164	86
104 Corwin Cir	0.10mi	2/2.0	1,408 (+3%)	3mo	$245,000	$174	86
1 Corwin Cir	0.02mi	2/1.0	1,371 (0%)	17mo	$215,000	$157	83
32 Corwin Cir	0.06mi	2/1.5	1,250 (-9%)	9mo	$214,900	$172	75
161 Corwin Cir	0.13mi	2/2.5	1,248 (-9%)	7mo	$221,000	$177	70
145 Corwin Cir	0.12mi	3/2.5 (+1)	1,248 (-9%)	1mo	$231,000	$185	69
55 Madison Chase	0.12mi	3/2.0 (+1)	1,518 (+11%)	5mo	$220,000	$145	65

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: -18.2%
• Equity multiple: 0.35×
• Total profit: $-38,976
• Equity at exit: $32,057

10-year hold

• IRR: -8.6%
• Equity multiple: 0.44×
• Total profit: $-33,667
• Equity at exit: $18,589

Cash invested: $60,200 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,776 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$208 /mo · $2,494/yr
• Insurance: −$90
• HOA: −$73
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-95

Break-even live

Break-even rent $1,896

Max offer price $198,174

Occupancy floor —

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Madison Chase #101 Hampton, VA	1.0	1.5	1020	$1,550	$1.52	43d	1	0.07mi
2 Tradewinds Quay Hampton, VA	1.0–3.0	1.0–2.0	1026	$1,798	$1.75	1d	15	0.07mi
130 Semple Farm Rd #00136302 Hampton, VA	2.0	2.0	1060	$1,699	$1.60	7d	1	0.26mi
2100 N Campus Pkwy Hampton, VA	2.0	1.0–2.0	854	$2,418	$2.83	1d	14	0.43mi
122 Pinewood Cres Yorktown, VA	1.0–2.0	1.0–1.5	975	$1,789	$1.83	1d	6	0.97mi
101 Little Bay Ave Yorktown, VA	2.0	2.0	975	$1,530	$1.57	1d	1	1.12mi
202 Sheffield Ln Yorktown, VA	3.0	2.0	1651	$2,300	$1.39	7d	1	1.30mi
304 Arabian Cir Yorktown, VA	3.0	2.5	1300	$2,250	$1.73	23d	1	1.31mi
6 Old Pond Ct Hampton, VA	3.0	2.5	1494	$2,695	$1.80	17d	1	1.35mi
100 Post Oak Rd Yorktown, VA	3.0	2.5	1561	$2,175	$1.39	14d	1	1.39mi
100 Post Oak Rd Yorktown, VA	3.0	2.5	1561	$2,175	$1.39	16d	1	1.39mi
100 White Cedar Ln Yorktown, VA	3.0	3.0	1699	$2,425	$1.43	7d	1	1.46mi

HOA detail

• Monthly dues: $73 · $876/yr

Listing history 15 events

1. 2026-05-07
   status Under Contract

   Show marketing remark (745 chars)

   Welcome to your next chapter in the heart of Summer Place in Hampton! This cozy 2-bedroom, 1.5-bath home offers the perfect blend of comfort and convenience. Imagine unwinding by the fireplace after a long day, enjoying coffee in the morning sitting next to the bay window or enjoying quiet afternoons in your private, fenced-in backyard—ideal for relaxing, entertaining, or making lasting memories. Nestled in a charming community, you’re just minutes from major interstates, Langley Air Force Base, NASA, shopping & dining. You will also be located minutes from Yorktown & Poquoson. Whether you're starting fresh or simplifying your lifestyle, this home offers the space, warmth, and location to truly make it your own.

2. 2026-05-07
   status Pending 745-char remark

   Show marketing remark (745 chars)

   Welcome to your next chapter in the heart of Summer Place in Hampton! This cozy 2-bedroom, 1.5-bath home offers the perfect blend of comfort and convenience. Imagine unwinding by the fireplace after a long day, enjoying coffee in the morning sitting next to the bay window or enjoying quiet afternoons in your private, fenced-in backyard—ideal for relaxing, entertaining, or making lasting memories. Nestled in a charming community, you’re just minutes from major interstates, Langley Air Force Base, NASA, shopping & dining. You will also be located minutes from Yorktown & Poquoson. Whether you're starting fresh or simplifying your lifestyle, this home offers the space, warmth, and location to truly make it your own.

3. 2026-04-20
   historical Active Under Contract

   Show marketing remark (745 chars)

   Welcome to your next chapter in the heart of Summer Place in Hampton! This cozy 2-bedroom, 1.5-bath home offers the perfect blend of comfort and convenience. Imagine unwinding by the fireplace after a long day, enjoying coffee in the morning sitting next to the bay window or enjoying quiet afternoons in your private, fenced-in backyard—ideal for relaxing, entertaining, or making lasting memories. Nestled in a charming community, you’re just minutes from major interstates, Langley Air Force Base, NASA, shopping & dining. You will also be located minutes from Yorktown & Poquoson. Whether you're starting fresh or simplifying your lifestyle, this home offers the space, warmth, and location to truly make it your own.

4. 2026-04-20
   historical Active Under Contract 745-char remark

   Show marketing remark (745 chars)

   Welcome to your next chapter in the heart of Summer Place in Hampton! This cozy 2-bedroom, 1.5-bath home offers the perfect blend of comfort and convenience. Imagine unwinding by the fireplace after a long day, enjoying coffee in the morning sitting next to the bay window or enjoying quiet afternoons in your private, fenced-in backyard—ideal for relaxing, entertaining, or making lasting memories. Nestled in a charming community, you’re just minutes from major interstates, Langley Air Force Base, NASA, shopping & dining. You will also be located minutes from Yorktown & Poquoson. Whether you're starting fresh or simplifying your lifestyle, this home offers the space, warmth, and location to truly make it your own.

5. 2026-04-20
   status Under Contract

   Show marketing remark (745 chars)

   Welcome to your next chapter in the heart of Summer Place in Hampton! This cozy 2-bedroom, 1.5-bath home offers the perfect blend of comfort and convenience. Imagine unwinding by the fireplace after a long day, enjoying coffee in the morning sitting next to the bay window or enjoying quiet afternoons in your private, fenced-in backyard—ideal for relaxing, entertaining, or making lasting memories. Nestled in a charming community, you’re just minutes from major interstates, Langley Air Force Base, NASA, shopping & dining. You will also be located minutes from Yorktown & Poquoson. Whether you're starting fresh or simplifying your lifestyle, this home offers the space, warmth, and location to truly make it your own.

6. 2026-04-20
   status Pending 745-char remark

   Show marketing remark (745 chars)

   Welcome to your next chapter in the heart of Summer Place in Hampton! This cozy 2-bedroom, 1.5-bath home offers the perfect blend of comfort and convenience. Imagine unwinding by the fireplace after a long day, enjoying coffee in the morning sitting next to the bay window or enjoying quiet afternoons in your private, fenced-in backyard—ideal for relaxing, entertaining, or making lasting memories. Nestled in a charming community, you’re just minutes from major interstates, Langley Air Force Base, NASA, shopping & dining. You will also be located minutes from Yorktown & Poquoson. Whether you're starting fresh or simplifying your lifestyle, this home offers the space, warmth, and location to truly make it your own.

7. 2026-04-16
   listed $215,000 Active

   Show marketing remark (745 chars)

   Welcome to your next chapter in the heart of Summer Place in Hampton! This cozy 2-bedroom, 1.5-bath home offers the perfect blend of comfort and convenience. Imagine unwinding by the fireplace after a long day, enjoying coffee in the morning sitting next to the bay window or enjoying quiet afternoons in your private, fenced-in backyard—ideal for relaxing, entertaining, or making lasting memories. Nestled in a charming community, you’re just minutes from major interstates, Langley Air Force Base, NASA, shopping & dining. You will also be located minutes from Yorktown & Poquoson. Whether you're starting fresh or simplifying your lifestyle, this home offers the space, warmth, and location to truly make it your own.

8. 2026-04-16
   listed $215,000 Active 745-char remark

   Show marketing remark (745 chars)

   Welcome to your next chapter in the heart of Summer Place in Hampton! This cozy 2-bedroom, 1.5-bath home offers the perfect blend of comfort and convenience. Imagine unwinding by the fireplace after a long day, enjoying coffee in the morning sitting next to the bay window or enjoying quiet afternoons in your private, fenced-in backyard—ideal for relaxing, entertaining, or making lasting memories. Nestled in a charming community, you’re just minutes from major interstates, Langley Air Force Base, NASA, shopping & dining. You will also be located minutes from Yorktown & Poquoson. Whether you're starting fresh or simplifying your lifestyle, this home offers the space, warmth, and location to truly make it your own.

9. 2020-03-30
   soldstatus $145,000
10. 2020-03-25
    status Under Contract
11. 2020-03-25
    status Active
12. 2020-02-27
    listed Active Under Contract
13. 2020-02-24
    listed $145,000
14. 2011-03-01
    soldstatus $150,000
15. 2003-11-05
    soldstatus $90,000

ⓘ 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: $2,494 · $208/mo
• Projected year-2 tax: $2,494 · $208/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) · 17% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 17 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: $21,306
• − Mortgage interest: −$12,043
• − Property taxes: −$2,494
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − HOA: −$876
• − Depreciation: −$6,255
• Taxable loss: −$4,846
• Est. tax savings @ 24.0%: +$1,163
• After-tax cash flow: $20/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

+138.9% since first listed

15 events — show timeline

• 2026-05-07 Pending — REINMLS
• 2026-05-07 Pending — WMLS
• 2026-04-20 Contingent — REINMLS
• 2026-04-20 Contingent — WMLS
• 2026-04-20 Pending — REINMLS
• 2026-04-20 Pending — WMLS
• 2026-04-16 Listed $215,000 WMLS
• 2026-04-16 Listed $215,000 REINMLS
• 2020-03-30 Sold (Public Records) $145,000 Public Records
• 2020-03-25 Pending — REINMLS
• 2020-03-25 Relisted — REINMLS
• 2020-02-27 Listed — REINMLS
• 2020-02-24 Listed $145,000 REINMLS
• 2011-03-01 Sold (Public Records) $150,000 Public Records
• 2003-11-05 Sold (Public Records) $90,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,494 · +11.5% YoY. Source: county tax records.