1009 Bethel Ave · Hampton, VA 23669

$165,000

3 bd · 1.0 ba · 802 sqft · SingleFamily public records · 35 Days on market

Built 1984 $206/sqft · 7% below area Est $207k · 20% 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Schools +5.5/10.0
• 1% rule +4.6/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath rancher featuring an open-concept layout great for everyday living and entertaining. The kitchen showcases beautiful wood cabinetry, adding warmth and character to the space. Enjoy a spacious backyard for outdoor gatherings or relaxation. Ideally situated near I-64, Peninsula Town Center, and Huntington Ingalls for ultimate convenience.

Key facts

• Near i-64
• Spacious backyard
• Wood cabinetry

Tags

• OPEN-CONCEPT LAYOUT
• WOOD CABINETRY
• SPACIOUS BACKYARD
• NEAR I-64
• NEAR PENINSULA TOWN CENTER
• NEAR HUNTINGTON INGALLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $128 ($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 $159k (3.9% below list).
• Recommended offer: $159k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Rents rising fast (+5.4%/yr); 236 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $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 35 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $71k; list at $165k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• 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 $158,519 (3.9% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (median comp): $207,170
• List price: $165,000
• Delta: -20.36%
• 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
211 Rip Rap Rd	0.10mi	2/1.0 (-1)	800 (-0%)	7mo	$200,000	$250	84
26 Bernard Ave	0.30mi	2/1.0 (-1)	840 (+5%)	2mo	$80,000	$95	72
19 Huffman Dr	0.36mi	2/1.0 (-1)	800 (-0%)	12mo	$228,000	$285	68
107 Cherry Acres Dr	0.39mi	2/1.0 (-1)	780 (-3%)	10mo	$189,500	$243	64
402 Heffelfinger St	0.38mi	2/1.0 (-1)	751 (-6%)	7mo	$160,000	$213	61
1127 Rowe St	0.21mi	3/2.0	920 (+15%)	3mo	$225,000	$245	59
35 Clayton Dr	0.37mi	2/1.0 (-1)	891 (+11%)	4mo	$235,000	$264	56
1304 Quash St	0.27mi	2/1.0 (-1)	894 (+12%)	11mo	$197,500	$221	54
14 Crestwood Cir	0.44mi	2/1.0 (-1)	738 (-8%)	10mo	$147,500	$200	53
8 Knox Pl	0.49mi	3/1.0	864 (+8%)	15mo	$220,000	$255	52
36 Crestwood Cir	0.50mi	3/1.0	900 (+12%)	8mo	$250,000	$278	49
10 Dotson Dr	0.43mi	2/1.0 (-1)	900 (+12%)	12mo	$140,000	$156	45

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: -8.4%
• Equity multiple: 0.68×
• Total profit: $-14,583
• Equity at exit: $24,602

10-year hold

• IRR: 4.0%
• Equity multiple: 1.33×
• Total profit: $15,055
• Equity at exit: $14,266

Cash invested: $46,200 (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 23669

• Rents YoY: 5.4%
• Active inventory: 236
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,585 high
• Mortgage (P&I): −$865
• Tax from tax record: −$135 /mo · $1,617/yr
• Insurance: −$69
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $128

Break-even live

Break-even rent $1,423

Max offer price $165,000

Occupancy floor 87%

Sensitivity live

Price	-10% $221	-5% $175	+0% $128	+5% $81	+10% $35
Rent	-10% $3	-5% $65	+0% $128	+5% $191	+10% $253
Rate	-1.0pp $211	-0.5pp $170	base $128	+0.5pp $85	+1.0pp $42

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Rip Rap Rd Hampton, VA	2.0	1.0	1000	$1,200	$1.20	22d	1	0.17mi
19 Bernard Ave Hampton, VA	2.0	1.0	906	$995	$1.10	22d	1	0.32mi
100 Spanish Trl Hampton, VA	1.0–2.0	1.0–1.5	812	$1,450	$1.79	2d	12	0.38mi
28 Monroe Dr Hampton, VA	3.0	1.0	1110	$1,600	$1.44	44d	1	0.64mi
234 Washington St Hampton, VA	2.0	1.0	1111	$2,000	$1.80	11d	1	0.80mi
24 Cavalier Rd Hampton, VA	3.0	2.0	1014	$1,850	$1.82	5d	1	0.85mi
105 Roland Dr Hampton, VA	2.0	1.0	750	$1,250	$1.67	15d	1	0.88mi
323 Roane Dr Hampton, VA	3.0	1.0	974	$1,495	$1.53	5d	1	0.90mi
232 W Gilbert St Hampton, VA	1.0–2.0	1.0	767	$1,371	$1.79	2d	1	0.92mi
450 Cedar Dr Hampton, VA	3.0	1.0	912	$1,500	$1.64	13d	1	0.99mi
2 Abbott Dr Hampton, VA	1.0–3.0	1.0–3.5	1187	$2,891	$2.43	2d	18	1.01mi
901 W Queen St Hampton, VA	2.0–3.0	1.5–2.5	1096	$1,600	$1.46	44d	1	1.02mi
109 Peachtree Ln Hampton, VA	3.0	2.0	984	$1,795	$1.82	15d	1	1.07mi
1115 E Pembroke Ave Hampton, VA	2.0	1.0	850	$1,275	$1.50	2d	1	1.28mi
212 Pine Grove Ave Hampton, VA	2.0	1.0	720	$1,500	$2.08	24d	1	1.33mi
600 Freeman Dr Hampton, VA	1.0–2.0	1.0–2.0	892	$2,008	$2.25	3d	8	1.40mi
603 La Salle Ave Hampton, VA	2.0	1.0	759	$1,000	$1.32	44d	1	1.43mi
13 Beverly St Hampton, VA	3.0	1.0	1050	$1,800	$1.71	5d	1	1.49mi

Listing history 18 events

1. 2026-05-14
   status Under Contract 365-char remark

   Show marketing remark (365 chars)

   Charming 3-bedroom, 1-bath rancher featuring an open-concept layout great for everyday living and entertaining. The kitchen showcases beautiful wood cabinetry, adding warmth and character to the space. Enjoy a spacious backyard for outdoor gatherings or relaxation. Ideally situated near I-64, Peninsula Town Center, and Huntington Ingalls for ultimate convenience.

2. 2026-05-04
   historical Active Under Contract 365-char remark

   Show marketing remark (365 chars)

   Charming 3-bedroom, 1-bath rancher featuring an open-concept layout great for everyday living and entertaining. The kitchen showcases beautiful wood cabinetry, adding warmth and character to the space. Enjoy a spacious backyard for outdoor gatherings or relaxation. Ideally situated near I-64, Peninsula Town Center, and Huntington Ingalls for ultimate convenience.

3. 2026-04-22
   price $165,000 365-char remark

   Show marketing remark (365 chars)

   Charming 3-bedroom, 1-bath rancher featuring an open-concept layout great for everyday living and entertaining. The kitchen showcases beautiful wood cabinetry, adding warmth and character to the space. Enjoy a spacious backyard for outdoor gatherings or relaxation. Ideally situated near I-64, Peninsula Town Center, and Huntington Ingalls for ultimate convenience.

4. 2026-04-22
   price $155,000 365-char remark

   Show marketing remark (365 chars)

   Charming 3-bedroom, 1-bath rancher featuring an open-concept layout great for everyday living and entertaining. The kitchen showcases beautiful wood cabinetry, adding warmth and character to the space. Enjoy a spacious backyard for outdoor gatherings or relaxation. Ideally situated near I-64, Peninsula Town Center, and Huntington Ingalls for ultimate convenience.

5. 2026-04-09
   listed $165,000 Active 365-char remark

   Show marketing remark (365 chars)

   Charming 3-bedroom, 1-bath rancher featuring an open-concept layout great for everyday living and entertaining. The kitchen showcases beautiful wood cabinetry, adding warmth and character to the space. Enjoy a spacious backyard for outdoor gatherings or relaxation. Ideally situated near I-64, Peninsula Town Center, and Huntington Ingalls for ultimate convenience.

6. 2019-10-17
   soldstatus $71,000
7. 2019-10-04
   status Under Contract
8. 2019-10-04
   status Active Under Contract
9. 2019-09-30
   historical
10. 2019-09-24
    historical Active Under Contract
11. 2019-09-19
    price $82,900
12. 2019-09-14
    price $84,900
13. 2019-08-06
    price $89,900
14. 2019-07-25
    price $94,900
15. 2019-07-19
    price $99,900
16. 2019-07-15
    price $105,000
17. 2019-06-28
    listed $109,900 Active
18. 1992-12-01
    soldstatus $51,051

ⓘ 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: $1,617 · $135/mo
• Projected year-2 tax: $1,617 · $135/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 7/10 Severe FEMA zone X (shaded) · 94% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,022
• − Mortgage interest: −$9,243
• − Property taxes: −$1,617
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$4,800
• Taxable loss: −$1,172
• Est. tax savings @ 24.0%: +$281
• After-tax cash flow: $1,817/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

+223.2% since first listed

18 events — show timeline

• 2026-05-14 Pending — REINMLS
• 2026-05-04 Contingent — REINMLS
• 2026-04-22 Price Changed $165,000 REINMLS
• 2026-04-22 Price Changed $155,000 REINMLS
• 2026-04-09 Listed $165,000 REINMLS
• 2019-10-17 Sold (Public Records) $71,000 Public Records
• 2019-10-04 Pending — REINMLS
• 2019-10-04 Relisted — REINMLS
• 2019-09-30 Listing Removed — REINMLS
• 2019-09-24 Contingent — REINMLS
• 2019-09-19 Price Changed $82,900 REINMLS
• 2019-09-14 Price Changed $84,900 REINMLS
• 2019-08-06 Price Changed $89,900 REINMLS
• 2019-07-25 Price Changed $94,900 REINMLS
• 2019-07-19 Price Changed $99,900 REINMLS
• 2019-07-15 Price Changed $105,000 REINMLS
• 2019-06-28 Listed $109,900 REINMLS
• 1992-12-01 Sold (Public Records) $51,051 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,617 · +24.5% YoY. Source: county tax records.