1263 W Queen St · Hampton, VA 23669

$354,900

4 bd · 2.0 ba · 2,002 sqft · SingleFamily public records · 32 Days on market

Built 1948 0.38 ac lot Est $366k · at est.

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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 +11.4/30.0
• ARV discount +8.9/15.0
• Schools +5.5/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Cape Cod style home on a huge lot with 5 bedrooms, 2 baths, freshly painted, wood floors, 2 new HVAC units, brand new white vinyl fencing privacy fence, 1 car garage, long driveway, near down town.

Key facts

• Near down town
• New hvac units
• Cape cod style home

Tags

• CAPE COD STYLE HOME
• HUGE LOT
• NEW HVAC UNITS
• WHITE VINYL FENCING
• LONG DRIVEWAY
• NEAR DOWN TOWN

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Attached 1-car garage; Additional multi-car parking; Driveway parking; Approximately 400 sq. ft. garage
• Utilities: City/County water; City/County sewer; Electric water heater; Electric service
• Home design: Detached Cape Cod; 2 stories; Crawl foundation; Simple ownership
• Construction: Vinyl exterior siding; Crawl space foundation; Asphalt shingle roof
• Exterior features: Patio; Back, full privacy fence; Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher; Breakfast area
• Bedrooms: Primary bedroom (on second floor); Additional bedroom; Bedroom and full bathroom on first floor
• Flooring: Ceramic flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fan; Wood-burning fireplace; Walk-in closet
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $333k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (22.0% below list).
• Recommended offer: $277k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: A.W.E. Bassette Elementary (math 32% / reading 47%, grade F, #900 of 1,108 statewide, top 83%, 494 students, 87% FRL); Hampton High (math 60% / reading 75%, grade B, #183 of 319 statewide, top 58%, 1,359 students, 86% FRL) — zoned schools average 86% FRL vs 49% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 232 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 68 units permitted in Hampton city in 2024 (0 in 5+ unit buildings).
• At $2,770/mo this rent would consume 47% of the median local household income ($71k/yr) (locally 2130% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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 32 days — a 3% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $276,963 (22.0% 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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $366,366
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Cranes Cv	0.14mi	4/2.5	2,000 (-0%)	3mo	$381,500	$191	88
82 Red Robin Turn	0.30mi	3/2.0 (-1)	2,209 (+10%)	2mo	$379,900	$172	62
818 Smith St Unit A	0.58mi	5/3.0 (+1)	2,000 (-0%)	4mo	$365,000	$183	60
521 Lee St	0.66mi	4/2.0	1,900 (-5%)	4mo	$319,000	$168	58
28 Maplewood St	0.69mi	4/2.5	1,899 (-5%)	1mo	$380,000	$200	57
143 Settlers Landing Rd	0.62mi	4/2.5	1,899 (-5%)	4mo	$368,500	$194	57
512 Lee St	0.69mi	3/3.0 (-1)	1,989 (-1%)	3mo	$340,000	$171	56
635 Homestead Ave	0.49mi	3/3.5 (-1)	1,886 (-6%)	1mo	$368,900	$196	55
615 Westwood Ave	0.59mi	3/3.5 (-1)	1,885 (-6%)	3mo	$339,000	$180	50
423 Shenandoah Rd	0.74mi	3/2.0 (-1)	1,829 (-9%)	1mo	$325,000	$178	45
3213 Shell Rd	0.62mi	5/3.0 (+1)	2,214 (+11%)	1mo	$430,000	$194	44
3723 Ervin St	0.72mi	4/2.5	2,230 (+11%)	4mo	$405,000	$182	42

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: -16.2%
• Equity multiple: 0.41×
• Total profit: $-58,400
• Equity at exit: $52,917

10-year hold

• IRR: -4.3%
• Equity multiple: 0.69×
• Total profit: $-31,048
• Equity at exit: $30,685

Cash invested: $99,372 (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: 232
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,770 high
• Mortgage (P&I): −$1,861
• Tax from tax record: −$302 /mo · $3,620/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $-123

Break-even live

Break-even rent $2,925

Max offer price $333,238

Occupancy floor 99%

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: $88,725
• Closing costs: $10,647
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Kilverstone Way Hampton, VA	4.0	2.5	2654	$3,800	$1.43	43d	1	0.11mi
13 Hampshire Glen Pkwy Hampton, VA	5.0	2.5	2651	$3,700	$1.40	23d	1	0.39mi
702 Rutherford St Hampton, VA	3.0	2.0	1445	$1,795	$1.24	23d	1	0.46mi
626 Chapel St Hampton, VA	4.0	2.0	1470	$1,900	$1.29	12d	1	0.49mi
534 Brightwood Ave Hampton, VA	3.0	3.0	1528	$2,095	$1.37	43d	1	0.56mi
607 Lee St Hampton, VA	3.0	1.5	1404	$2,150	$1.53	43d	1	0.59mi
426 Seminole Rd Hampton, VA	4.0	2.5	2200	$2,450	$1.11	14d	1	0.66mi
316 Fountain Way Hampton, VA	3.0	2.5	1850	$2,600	$1.41	17d	1	0.73mi
448 Chapel St Hampton, VA	3.0	2.0	1425	$1,850	$1.30	2d	1	0.77mi
703 N Back River Rd Hampton, VA	3.0	2.5	2062	$2,475	$1.20	43d	1	0.81mi
101 Prince James Dr Hampton, VA	3.0	1.0	1766	$1,645	$0.93	14d	1	0.88mi
2 Abbott Dr Hampton, VA	1.0–3.0	1.0–3.5	1187	$2,891	$2.43	1d	18	0.96mi
310 Lasalle Ave Hampton, VA	3.0	2.0	1858	$2,200	$1.18	43d	1	1.04mi
13 Rockingham Dr Hampton, VA	5.0	3.5	2615	$3,500	$1.34	43d	1	1.14mi
4407 Victoria Blvd Hampton, VA	3.0	4.0	2400	$2,400	$1.00	14d	1	1.22mi
23 Regal Way Hampton, VA	3.0	2.5	2482	$2,900	$1.17	43d	1	1.45mi

Listing history 24 events

1. 2026-06-18
   days on market $354,900 Active 32 DOM
2. 2026-06-17
   days on market $354,900 Active 31 DOM
3. 2026-06-16
   days on market $354,900 Active 30 DOM
4. 2026-06-15
   days on market $354,900 Active 29 DOM
5. 2026-06-13
   days on market $354,900 Active 27 DOM
6. 2026-06-13
   pricedays on market $354,900 Active 26 DOM
7. 2026-06-09
   days on market $374,900 Active 23 DOM
8. 2026-06-08
   days on market $374,900 Active 22 DOM
9. 2026-06-07
   days on market $374,900 Active 21 DOM
10. 2026-06-03
    days on market $374,900 Active 17 DOM
11. 2026-06-02
    days on market $374,900 Active 16 DOM
12. 2026-06-01
    days on market $374,900 Active 15 DOM
13. 2026-05-31
    days on market $374,900 Active 14 DOM
14. 2026-05-17
    listed $374,900 Active 207-char remark
15. 2026-05-14
    historical
16. 2026-04-16
    price $399,900
17. 2026-03-27
    listed $424,900 Active
18. 2024-07-30
    soldstatus $319,990
19. 2024-06-21
    status Under Contract
20. 2024-05-08
    listed $319,990 Active
21. 2023-08-03
    soldstatus $290,000
22. 2023-07-12
    status Under Contract
23. 2023-07-03
    historical Active Under Contract
24. 2023-06-28
    listed $295,000 Active

ⓘ 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: $3,620 · $302/mo
• Projected year-2 tax: $3,620 · $302/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) · 13% 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: $33,236
• − Mortgage interest: −$19,880
• − Property taxes: −$3,620
• − Insurance: −$1,774
• − Repairs & maintenance: −$2,659
• − Management: −$2,659
• − Depreciation: −$10,324
• Taxable loss: −$7,680
• Est. tax savings @ 24.0%: +$1,843
• After-tax cash flow: $372/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

+20.3% since first listed

12 events — show timeline

• 2026-06-11 Price Changed $354,900 REINMLS
• 2026-05-17 Listed $374,900 REINMLS
• 2026-05-14 Listing Removed — REINMLS
• 2026-04-16 Price Changed $399,900 REINMLS
• 2026-03-27 Listed $424,900 REINMLS
• 2024-07-30 Sold (Public Records) $319,990 Public Records
• 2024-06-21 Pending — REINMLS
• 2024-05-08 Listed $319,990 REINMLS
• 2023-08-03 Sold (Public Records) $290,000 Public Records
• 2023-07-12 Pending — REINMLS
• 2023-07-03 Contingent — REINMLS
• 2023-06-28 Listed $295,000 REINMLS

Property tax history

+10.3%/yr

Latest (2025): $3,620 · +13.5% YoY. Source: county tax records.