9 Newgate Village Rd · Hampton, VA 23666

$239,900

3 bd · 2.5 ba · 1,650 sqft · SingleFamily public records · 1 Days on market

Built 1980 Est $342k · 30% 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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Schools +5.5/10.0
• 1% rule +4.7/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come make this home yours. A blank canvas to start. 4 bedrooms amd 2.5 baths located in a sought after Salun Lakes neighborhood. Conveniently located to the intersate, shopping, and the bases. Home is As is Where is. Investment property. Cash or Renovation loan required.

Key facts

• Garage
• Built 1980

Property features AI

Finance

• HOA & community: No HOA or association fees

Exterior

• Parking: Attached 1-car garage; Additional driveway and street parking; Garage (295 sq ft)
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Detached traditional home; Two stories with 2 living levels; Slab foundation
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Patio; Back privacy wood fence

Interior

• Kitchen: Kitchen
• Bedrooms: Master bedroom; Additional bedroom; No bedroom with full bathroom on first floor
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced hot air heating; Central air conditioning
• Interior features: One fireplace; Wooded view
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/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 $232k (3.1% below list).
• Recommended offer: $232k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: George P. Phenix Elementary (math 68% / reading 73%, grade A-, #310 of 1,108 statewide, top 28%, 1,516 students, 83% FRL); Bethel High (math 64% / reading 84%, grade B+, #120 of 319 statewide, top 38%, 1,777 students, 86% FRL) — zoned schools average 84% 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; 19 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 38% of the median local income ($73k/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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $83k; list at $240k implies a 190% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,457 (3.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $341,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Newgate Village Rd	0.00mi	4/2.5 (+1)	1,650 (0%)	0mo	$250,000	$152	95
10 Ridgemont Cir	0.09mi	4/2.5 (+1)	1,650 (0%)	3mo	$360,000	$218	89
18 Philmont Dr	0.19mi	3/2.5	1,669 (+1%)	10mo	$346,000	$207	80
133 Fairmont Dr	0.25mi	4/2.5 (+1)	1,684 (+2%)	4mo	$285,000	$169	77
11 Lake Walk Xing	0.49mi	3/2.5	1,632 (-1%)	10mo	$345,000	$211	67
70 Sandy Lakes Dr	0.47mi	3/2.0	1,610 (-2%)	8mo	$315,000	$196	66
2 Longleaf Ct	0.48mi	3/2.5	1,510 (-8%)	3mo	$330,000	$219	61
1508 Big Bethel Rd	0.32mi	3/2.5	1,826 (+11%)	10mo	$300,000	$164	59
41 Sanlun Lakes Dr	0.39mi	3/1.5	1,404 (-15%)	2mo	$331,000	$236	52
16 Dawn Ln	0.67mi	2/2.5 (-1)	1,579 (-4%)	9mo	$245,000	$155	49
20 Natalie Dr	0.58mi	3/2.0	1,470 (-11%)	4mo	$355,000	$241	49
2 Drake Ct	0.61mi	4/2.5 (+1)	1,864 (+13%)	8mo	$345,000	$185	38

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: -9.6%
• Equity multiple: 0.64×
• Total profit: $-23,852
• Equity at exit: $35,770

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $5,848
• Equity at exit: $20,742

Cash invested: $67,172 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,325 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$282 /mo · $3,382/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $197

Break-even live

Break-even rent $2,076

Max offer price $239,900

Occupancy floor 87%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Delmont Ct Hampton, VA	3.0	2.5	1670	$2,800	$1.68	3d	1	0.24mi
6 Old Pond Ct Hampton, VA	3.0	2.5	1494	$2,695	$1.80	17d	1	0.39mi
2 Compton Ct Hampton, VA	3.0	2.5	1617	$2,550	$1.58	14d	1	0.72mi
725 Chatsworth Dr Newport News, VA	4.0	2.0	1604	$2,195	$1.37	23d	1	0.84mi
210 Durham Ct Yorktown, VA	3.0	2.5	1440	$2,100	$1.46	21d	1	0.87mi
100 White Cedar Ln Yorktown, VA	3.0	3.0	1699	$2,425	$1.43	7d	1	0.93mi
110 Foundry Ct Yorktown, VA	2.0	2.5	1278	$1,700	$1.33	14d	1	0.94mi
103 Fountain Trce Yorktown, VA	3.0	3.0	1950	$2,400	$1.23	43d	1	1.03mi
100 Post Oak Rd Yorktown, VA	3.0	2.5	1561	$2,175	$1.39	14d	1	1.07mi
100 Post Oak Rd Yorktown, VA	3.0	2.5	1561	$2,175	$1.39	16d	1	1.07mi
101 Saint Clair Cir Yorktown, VA	2.0–3.0	2.0	1205	$2,122	$1.76	1d	20	1.07mi
102 Chanticlair Dr Yorktown, VA	3.0	2.5	1543	$2,400	$1.56	17d	1	1.27mi
122 Pinewood Cres Yorktown, VA	1.0–2.0	1.0–1.5	975	$1,789	$1.83	1d	6	1.28mi
417 Belmont Cir Yorktown, VA	3.0	2.5	2142	$2,500	$1.17	11d	1	1.32mi
222 Belray Dr Newport News, VA	3.0	2.5	1750	$850	$0.49	7d	1	1.43mi
222 Belray Dr Newport News, VA	3.0	2.5	1750	$850	$0.49	23d	1	1.43mi
202 Sheffield Ln Yorktown, VA	3.0	2.0	1651	$2,300	$1.39	7d	1	1.44mi
173 Louise Dr Newport News, VA	3.0	1.0–2.0	1000	$1,725	$1.73	43d	5	1.45mi
130 Semple Farm Rd #00136302 Hampton, VA	2.0	2.0	1060	$1,699	$1.60	7d	1	1.46mi

Listing history 4 events

1. 2026-05-21
   status Under Contract
2. 2026-05-20
   listed $239,900 Active
3. 2000-05-10
   soldstatus $82,843
4. 1995-12-01
   soldstatus $92,500

ⓘ 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: $3,382 · $282/mo
• Projected year-2 tax: $3,382 · $282/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $27,895
• − Mortgage interest: −$13,438
• − Property taxes: −$3,382
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,232
• − Management: −$2,232
• − Depreciation: −$6,979
• Taxable loss: −$1,567
• Est. tax savings @ 24.0%: +$376
• After-tax cash flow: $2,734/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

+159.4% since first listed

4 events — show timeline

• 2026-05-21 Pending — REINMLS
• 2026-05-20 Listed $239,900 REINMLS
• 2000-05-10 Sold (Public Records) $82,843 Public Records
• 1995-12-01 Sold (Public Records) $92,500 Public Records

Property tax history

+9.7%/yr

Latest (2025): $3,382 · +6.3% YoY. Source: county tax records.