18 Bayview Ct · Hampton, VA 23664

$239,900

3 bd · 2.5 ba · 1,208 sqft · Townhouse public records · 4 Days on market

Built 1985 1,306 sqft lot Est $225k · 7% over $60/mo HOA · 3% 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).

• Cash flow +12.6/30.0
• Schools +5.5/10.0
• ARV discount +4.5/15.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Buckroe Beach VA! Enjoy living at the front door of the beaches of Hampton! 2 story, townhome with 2 master bedroom suites, 2 full and 1 half bath! New HGTV kitchen with new stainless steel appliances! Shows like new money but only $239,900.

Key facts

• 2 story townhome
• New hgtv kitchen
• $60 HOA

Tags

• 2 STORY TOWNHOME
• NEW HGTV KITCHEN
• NEW STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Bayview Landing HOA; Monthly POA fee: $60; Ground maintenance and trash pickup included

Exterior

• Parking: Assigned/reserved parking; Off-street parking; Driveway space
• Utilities: City/County water; City/County sewer; Electric water heater; 220 V electrical available
• Home design: Detached townhouse; Two stories (2 living levels); Slab foundation; Simple ownership
• Construction: Aluminum and vinyl siding; Asphalt shingle roof
• Exterior features: Patio; Back and partial fencing; Storage shed; Wooded view

Interior

• Kitchen: Electric range; Dishwasher; Garbage disposal; Refrigerator; Breakfast area
• Bedrooms: Two bedrooms with ensuite bathrooms; Master bedroom on 2nd floor
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Heat pump; Central air; Forced hot air
• Interior features: Ceiling fan; Wood-burning fireplace; Walk-in closet; Attic; Foyer; Porch; Utility closet
• Laundry & utility: Main floor laundry; Dryer hookup; Washer hookup; Utility room

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-30 ($-359/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (16.1% below list).
• Recommended offer: $201k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Jane H. Bryan Elementary (math 42% / reading 57%, grade D, #742 of 1,108 statewide, top 70%, 376 students, 82% FRL); Benjamin Syms Middle (math 62% / reading 64%, grade B+, #134 of 342 statewide, top 40%, 897 students, 69% FRL); Phoebus High (math 57% / reading 76%, grade B, #195 of 319 statewide, top 62%, 1,365 students, 86% FRL) — zoned schools average 79% FRL vs 49% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 97 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $160k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $201,184 (16.1% 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: 0.84% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $224,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Bayview Ct	0.03mi	2/2.5 (-1)	1,208 (0%)	1mo	$225,000	$186	93
16 Bayview Ct	0.00mi	2/2.5 (-1)	1,168 (-3%)	5mo	$230,000	$197	85
157 Atlantic Ave Unit C	0.22mi	2/2.0 (-1)	1,220 (+1%)	9mo	$215,000	$176	74
13 Cantamar Ct	0.48mi	2/2.5 (-1)	1,200 (-1%)	1mo	$325,000	$271	71
128 N First St	0.50mi	2/2.5 (-1)	1,200 (-1%)	2mo	$301,000	$251	69
155 Atlantic Ave Unit C2	0.23mi	3/2.0	1,351 (+12%)	3mo	$240,000	$178	65
155 Atlantic Ave Unit C	0.23mi	3/2.0	1,357 (+12%)	3mo	$240,000	$177	64
161 Atlantic Ave Unit A	0.22mi	2/2.0 (-1)	1,229 (+2%)	20mo	$236,000	$192	63
175 Atlantic Ave Unit B	0.22mi	3/2.0	1,351 (+12%)	10mo	$240,000	$178	60
155 Atlantic Ave Unit B	0.22mi	3/2.0	1,365 (+13%)	12mo	$250,000	$183	56
308 N First St	0.64mi	2/2.0 (-1)	1,200 (-1%)	13mo	$297,500	$248	51
169 Atlantic Ave Unit A	0.22mi	3/2.0	1,365 (+13%)	21mo	$236,000	$173	49

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-40,770
• Equity at exit: $35,770

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-37,926
• 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 23664

• Home prices YoY: -23.6%
• Active inventory: 97
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,012 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$201 /mo · $2,415/yr
• Insurance: −$100
• HOA: −$60
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-30

Break-even live

Break-even rent $2,050

Max offer price $234,622

Occupancy floor 96%

Sensitivity live

Price	-10% $106	-5% $38	+0% $-30	+5% $-98	+10% $-166
Rent	-10% $-189	-5% $-109	+0% $-30	+5% $50	+10% $129
Rate	-1.0pp $91	-0.5pp $31	base $-30	+0.5pp $-92	+1.0pp $-155

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1665 N Mallory St Hampton, VA	2.0	1.0	1250	$1,785	$1.43	45d	1	0.06mi
229 Atlantic Ave Hampton, VA	2.0	1.0	1170	$1,600	$1.37	14d	1	0.10mi
216 S 2nd St Hampton, VA	2.0	2.0	1429	$2,395	$1.68	23d	1	0.27mi
2010 E Pembroke Ave Hampton, VA	2.0	1.0	900	$1,150	$1.28	5d	1	0.32mi
1805 Nickerson Blvd Hampton, VA	3.0	1.5	1393	$1,695	$1.22	45d	1	0.53mi
203 N First St Unit A Hampton, VA	2.0	1.5	1406	$2,900	$2.06	45d	1	0.57mi
2304 Burnette Dr Hampton, VA	4.0	2.0	1322	$2,100	$1.59	16d	1	0.61mi
334 N 1st St Hampton, VA	2.0	1.5	1200	$2,495	$2.08	16d	1	0.68mi
1210 Pansy St Hampton, VA	2.0	2.0	1409	$2,000	$1.42	45d	1	0.92mi
2000 Neville Cir Hampton, VA	3.0	1.0	1100	$1,750	$1.59	45d	1	1.05mi
1026 High Dunes Quay Hampton, VA	3.0	2.0	1216	$2,100	$1.73	25d	1	1.16mi
29 Glascow Way Hampton, VA	3.0	1.5	1382	$2,200	$1.59	16d	1	1.20mi
1802 Moger Dr Hampton, VA	3.0	1.0	900	$1,700	$1.89	14d	1	1.20mi
949 N Mallory St Hampton, VA	2.0	1.5	1054	$1,250	$1.19	3d	1	1.21mi
2001 Grimes Rd Hampton, VA	4.0	2.0	1430	$2,100	$1.47	4d	1	1.24mi
244 Loch Cir Hampton, VA	3.0	2.5	1440	$1,850	$1.28	45d	1	1.28mi
102 Silver Isles Blvd Hampton, VA	3.0	2.0	1025	$1,900	$1.85	45d	1	1.48mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 3 events

1. 2026-06-21
   days on market $239,900 Active 4 DOM
2. 2026-06-17
   remarks 252-char remark

   Show marketing remark (252 chars)

   Welcome to Buckroe Beach VA! Enjoy living at the front door of the beaches of Hampton! 2 story, townhome with 2 master bedroom suites, 2 full and 1 half bath! New HGTV kitchen with new stainless steel appliances! Shows like new money but only $239,900.

3. 2026-06-17
   listed $239,900 Active 1 DOM

   Show marketing remark (252 chars)

   Welcome to Buckroe Beach VA! Enjoy living at the front door of the beaches of Hampton! 2 story, townhome with 2 master bedroom suites, 2 full and 1 half bath! New HGTV kitchen with new stainless steel appliances! Shows like new money but only $239,900.

ⓘ 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: $2,415 · $201/mo
• Projected year-2 tax: $2,415 · $201/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 5/10 Major FEMA zone X (unshaded) · 51% 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: $24,142
• − Mortgage interest: −$13,438
• − Property taxes: −$2,415
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − HOA: −$720
• − Depreciation: −$6,979
• Taxable loss: −$4,472
• Est. tax savings @ 24.0%: +$1,073
• After-tax cash flow: $715/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

+313.9% since first listed

5 events — show timeline

• 2026-06-17 Listed $239,900 WMLS
• 2026-06-17 Listed $239,900 REINMLS
• 2026-03-25 Sold (Public Records) $160,000 Public Records
• 1994-03-01 Sold (Public Records) $60,000 Public Records
• 1990-10-01 Sold (Public Records) $57,963 Public Records

Property tax history

+9.5%/yr

Latest (2025): $2,415 · +9.5% YoY. Source: county tax records.