2112 E Pembroke Ave · Hampton, VA 23664

$181,000

2 bd · 1.5 ba · 857 sqft · SingleFamily public records · 27 Days on market

Built 1947 5,601 sqft lot $211/sqft · 26% below area Est $244k · 26% 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 +13.0/30.0
• Schools +5.5/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1.5-bath single-family home offering 857 sq ft of easy-to-maintain living space in the heart of Hampton. The functional layout features a bright living area, efficient kitchen, convenient half bath, with two comfortable bedrooms and a full bath. Enjoy manageable outdoor space ideal for relaxing or gardening! A great opportunity to own and personalize a home! Call today for more information and to schedule your tour!

Key facts

• 5,601 sq ft lot
• Garage
• Built 1947

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $181k.

Deal economics

• At list price, monthly cash flow is $-10 ($-117/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (14.0% below list).
• Recommended offer: $156k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Market conditions: 97 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $5k 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 27 days — a 2% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1947 — 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,612 (14.0% 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 1947 — 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: 0.86% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 9.7

CMA / ARV

• ARV (median comp): $243,539
• List price: $181,000
• Delta: -25.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2112 E Pembroke Ave	0.00mi	2/1.5	857 (0%)	0mo	$193,600	$226	100
343 Darby Ave	0.46mi	2/1.0	876 (+2%)	0mo	$235,000	$268	73
317 Richmond Dr	0.60mi	2/1.0	856 (-0%)	1mo	$246,000	$287	70
2013 Whitman Pl	0.42mi	3/1.0 (+1)	846 (-1%)	4mo	$219,000	$259	68
212 N Sixth St	0.49mi	3/1.0 (+1)	875 (+2%)	0mo	$280,000	$320	66
51 Phelps Cir	0.67mi	3/1.0 (+1)	855 (-0%)	0mo	$215,000	$251	61
1926 Somerville Dr	0.66mi	3/1.0 (+1)	846 (-1%)	4mo	$222,300	$263	57
21 Harwood Ave	0.36mi	3/1.0 (+1)	957 (+12%)	0mo	$238,000	$249	56
1923 Rawood Dr	0.67mi	3/1.0 (+1)	877 (+2%)	2mo	$235,000	$268	56
422 Tappan Ave	0.45mi	3/1.0 (+1)	940 (+10%)	1mo	$85,000	$90	55
1907 Rawood Dr	0.74mi	3/1.0 (+1)	846 (-1%)	5mo	$194,000	$229	52
405 Shelton Rd	0.73mi	3/1.0 (+1)	820 (-4%)	6mo	$212,000	$259	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-29,936
• Equity at exit: $26,988

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-26,803
• Equity at exit: $15,650

Cash invested: $50,680 (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 23664

• Home prices YoY: -23.6%
• Active inventory: 97
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$949
• Tax from tax record: −$215 /mo · $2,574/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-10

Break-even live

Break-even rent $1,568

Max offer price $179,273

Occupancy floor 96%

Sensitivity live

Price	-10% $93	-5% $41	+0% $-10	+5% $-61	+10% $-112
Rent	-10% $-133	-5% $-71	+0% $-10	+5% $52	+10% $113
Rate	-1.0pp $81	-0.5pp $36	base $-10	+0.5pp $-57	+1.0pp $-104

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: $45,250
• Closing costs: $5,430
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2010 E Pembroke Ave Hampton, VA	2.0	1.0	900	$1,150	$1.28	4d	1	0.21mi
1909 N Mallory St Unit B Hampton, VA	2.0	1.0	619	$1,195	$1.93	8d	1	0.34mi
435 Smiley Rd Hampton, VA	2.0	1.0	624	$1,195	$1.92	5d	1	0.70mi
2000 Neville Cir Hampton, VA	3.0	1.0	1100	$1,750	$1.59	44d	1	0.88mi
1802 Moger Dr Hampton, VA	3.0	1.0	900	$1,700	$1.89	13d	1	1.07mi
949 N Mallory St Hampton, VA	2.0	1.5	1054	$1,250	$1.19	2d	1	1.25mi
102 Silver Isles Blvd Hampton, VA	3.0	2.0	1025	$1,900	$1.85	44d	1	1.35mi
633 Kings View Ct Hampton, VA	3.0	1.0	865	$1,700	$1.97	44d	1	1.46mi

Listing history 9 events

1. 2026-05-06
   status Under Contract 439-char remark

   Show marketing remark (439 chars)

   Charming 2-bedroom, 1.5-bath single-family home offering 857 sq ft of easy-to-maintain living space in the heart of Hampton. The functional layout features a bright living area, efficient kitchen, convenient half bath, with two comfortable bedrooms and a full bath. Enjoy manageable outdoor space ideal for relaxing or gardening! A great opportunity to own and personalize a home! Call today for more information and to schedule your tour!

2. 2026-04-29
   status Active 439-char remark

   Show marketing remark (439 chars)

   Charming 2-bedroom, 1.5-bath single-family home offering 857 sq ft of easy-to-maintain living space in the heart of Hampton. The functional layout features a bright living area, efficient kitchen, convenient half bath, with two comfortable bedrooms and a full bath. Enjoy manageable outdoor space ideal for relaxing or gardening! A great opportunity to own and personalize a home! Call today for more information and to schedule your tour!

3. 2026-03-04
   status Under Contract 439-char remark

   Show marketing remark (439 chars)

   Charming 2-bedroom, 1.5-bath single-family home offering 857 sq ft of easy-to-maintain living space in the heart of Hampton. The functional layout features a bright living area, efficient kitchen, convenient half bath, with two comfortable bedrooms and a full bath. Enjoy manageable outdoor space ideal for relaxing or gardening! A great opportunity to own and personalize a home! Call today for more information and to schedule your tour!

4. 2026-02-11
   listed $181,000 Active 439-char remark

   Show marketing remark (439 chars)

   Charming 2-bedroom, 1.5-bath single-family home offering 857 sq ft of easy-to-maintain living space in the heart of Hampton. The functional layout features a bright living area, efficient kitchen, convenient half bath, with two comfortable bedrooms and a full bath. Enjoy manageable outdoor space ideal for relaxing or gardening! A great opportunity to own and personalize a home! Call today for more information and to schedule your tour!

5. 2023-12-13
   soldstatus $235,000
6. 2023-11-05
   status Under Contract
7. 2023-10-11
   price $238,000
8. 2023-09-18
   listed $245,000 Active
9. 1958-11-01
   soldstatus $8,300

ⓘ 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: $2,574 · $215/mo
• Projected year-2 tax: $2,574 · $215/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 6/10 Major FEMA zone X (unshaded) · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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: $18,673
• − Mortgage interest: −$10,139
• − Property taxes: −$2,574
• − Insurance: −$905
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$5,265
• Taxable loss: −$3,198
• Est. tax savings @ 24.0%: +$767
• After-tax cash flow: $650/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): 9,643
• Household income: $87,412
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 394.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 24% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, Guatemala
• Languages at home: 97% English-only · Arabic 1% Spanish 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: ▼ -73.71%
• Current HPI: 238.491
• Rent YoY: —
• 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

+2080.7% since first listed

9 events — show timeline

• 2026-05-06 Pending — REINMLS
• 2026-04-29 Relisted — REINMLS
• 2026-03-04 Pending — REINMLS
• 2026-02-11 Listed $181,000 REINMLS
• 2023-12-13 Sold (Public Records) $235,000 Public Records
• 2023-11-05 Pending — REINMLS
• 2023-10-11 Price Changed $238,000 REINMLS
• 2023-09-18 Listed $245,000 REINMLS
• 1958-11-01 Sold (Public Records) $8,300 Public Records

Property tax history

+12.7%/yr

Latest (2025): $2,574 · -0.3% YoY. Source: county tax records.