416 Worster Ave · Hampton, VA 23669

$209,000

3 bd · 2.0 ba · 1,113 sqft · SingleFamily public records · 182 Days on market

Built 1936 $188/sqft · 13% below area Est $242k · 13% 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 +15.4/30.0
• ARV discount +13.6/15.0
• Schools +5.5/10.0
• DSCR +4.7/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent opportunity for an owner-occupant or investor. A minimum of 24-hour notice is required for showings. Please call or text the listing agent to schedule an appointment.

Key facts

• 2 parking spots
• Built 1936
• Listed 182 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $81 ($976/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 $179k (14.2% below list).
• Recommended offer: $179k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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); 232 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 68 units permitted in Hampton city in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $6k 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 182 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 5 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 $170k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1936 — 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 $179,401 (14.2% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (median comp): $241,579
• List price: $209,000
• Delta: -13.49%
• 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
460 England Ave	0.07mi	3/2.5	1,107 (-0%)	1mo	$230,000	$208	93
3912 Victoria Blvd	0.22mi	3/1.0	1,152 (+4%)	3mo	$219,000	$190	78
19 Maplewood St	0.52mi	3/2.0	1,132 (+2%)	2mo	$240,000	$212	72
438 Highland Ave	0.37mi	3/2.0	1,024 (-8%)	2mo	$253,000	$247	68
814 Downing St	0.63mi	3/1.5	1,116 (+0%)	3mo	$210,000	$188	66
502 Homestead Ave	0.30mi	3/1.0	1,026 (-8%)	4mo	$232,000	$226	66
622 Chapel St	0.34mi	3/1.5	1,221 (+10%)	1mo	$193,000	$158	66
428 Colonial Ave	0.62mi	3/1.0	1,151 (+3%)	3mo	$232,000	$202	59
812 Ridgeway Ave	0.47mi	3/1.5	1,240 (+11%)	3mo	$250,000	$202	55
3503 Fairfax Dr	0.57mi	2/1.0 (-1)	1,039 (-7%)	3mo	$107,000	$103	51
625 Bell St	0.74mi	3/1.0	1,212 (+9%)	1mo	$146,000	$120	45
816 Smith St	0.70mi	3/1.0	951 (-15%)	1mo	$224,900	$236	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 · 5.44% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.59×
• Total profit: $-24,216
• Equity at exit: $31,163

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $4,883
• Equity at exit: $18,071

Cash invested: $58,520 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,794 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$153 /mo · $1,834/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $81

Break-even live

Break-even rent $1,691

Max offer price $209,000

Occupancy floor 90%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
607 Lee St Hampton, VA	3.0	1.5	1404	$2,150	$1.53	43d	1	0.26mi
603 La Salle Ave Hampton, VA	2.0	1.0	759	$1,000	$1.32	43d	1	0.27mi
640 Homestead Ave Hampton, VA	3.0	1.0	852	$1,750	$2.05	43d	1	0.31mi
507 Highland Ave Hampton, VA	2.0	1.0	925	$1,500	$1.62	14d	1	0.36mi
626 Chapel St Hampton, VA	4.0	2.0	1470	$1,900	$1.29	12d	1	0.37mi
448 Chapel St Hampton, VA	3.0	2.0	1425	$1,850	$1.30	2d	1	0.41mi
708 Westwood Ave Hampton, VA	3.0	2.5	1300	$2,300	$1.77	14d	1	0.44mi
901 W Queen St Hampton, VA	2.0–3.0	1.5–2.5	1096	$1,600	$1.46	43d	1	0.49mi
702 Rutherford St Hampton, VA	3.0	2.0	1445	$1,795	$1.24	23d	1	0.62mi
3785 Kecoughtan Rd Hampton, VA	1.0–2.0	1.0	650	$1,425	$2.19	43d	5	0.65mi
3605 Kecoughtan Rd Hampton, VA	2.0	1.0	800	$1,200	$1.50	43d	1	0.74mi
3750 Kecoughtan Rd Hampton, VA	2.0	1.5	1300	$1,600	$1.23	43d	1	0.76mi
708 Norwood Cir Hampton, VA	2.0	1.0	720	$1,050	$1.46	23d	1	0.96mi
1625 W Pembroke Ave Hampton, VA	2.0	1.5	950	$1,250	$1.32	23d	1	1.07mi
1625 W Pembroke Ave Unit 7 Hampton, VA	2.0	1.5	950	$1,250	$1.32	43d	1	1.08mi
63 Algonquin Rd Hampton, VA	2.0	1.0	1100	$1,495	$1.36	43d	1	1.11mi
234 Washington St Hampton, VA	2.0	1.0	1111	$2,000	$1.80	10d	1	1.25mi
236 Pocahontas Pl Hampton, VA	2.0	1.0	1262	$1,795	$1.42	1d	1	1.43mi
640 Rolfe St Hampton, VA	3.0	2.0	1100	$2,000	$1.82	43d	1	1.44mi
600 Freeman Dr Hampton, VA	1.0–2.0	1.0–2.0	892	$2,008	$2.25	1d	8	1.45mi
100 Spanish Trl Hampton, VA	1.0–2.0	1.0–1.5	812	$1,450	$1.79	1d	12	1.45mi
2 Abbott Dr Hampton, VA	1.0–3.0	1.0–3.5	1187	$2,891	$2.43	1d	18	1.47mi
130 Pocahontas Pl Hampton, VA	3.0	1.0	1415	$1,695	$1.20	43d	1	1.47mi

Listing history 25 events

1. 2026-06-13
   days on market $209,000 Active 182 DOM
2. 2026-06-09
   days on market $209,000 Active 179 DOM
3. 2026-06-08
   days on market $209,000 Active 178 DOM
4. 2026-06-07
   days on market $209,000 Active 177 DOM
5. 2026-06-03
   days on market $209,000 Active 173 DOM
6. 2026-06-02
   days on market $209,000 Active 172 DOM
7. 2026-06-01
   days on market $209,000 Active 171 DOM
8. 2026-05-31
   days on market $209,000 Active 170 DOM
9. 2026-05-06
   price $209,000 178-char remark

   Show marketing remark (178 chars)

   Excellent opportunity for an owner-occupant or investor. A minimum of 24-hour notice is required for showings. Please call or text the listing agent to schedule an appointment.

10. 2025-12-12
    listed $212,000 Active 178-char remark

    Show marketing remark (178 chars)

    Excellent opportunity for an owner-occupant or investor. A minimum of 24-hour notice is required for showings. Please call or text the listing agent to schedule an appointment.

11. 2023-01-20
    soldstatus $170,000
12. 2022-12-20
    status Under Contract
13. 2022-12-11
    historical Active Under Contract
14. 2022-12-02
    status Active
15. 2022-11-30
    historical
16. 2022-09-15
    price $169,237
17. 2022-07-21
    listed $190,000 Active
18. 2022-07-20
    historical
19. 2022-07-15
    listed $150,000 Active
20. 2020-05-11
    historical
21. 2020-02-13
    price $75,000
22. 2019-12-16
    historical Active Under Contract
23. 2019-12-09
    price $73,000
24. 2019-10-22
    listed $104,970 Active
25. 2006-02-17
    soldstatus $89,900

ⓘ 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: $1,834 · $153/mo
• Projected year-2 tax: $1,834 · $153/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: $21,528
• − Mortgage interest: −$11,707
• − Property taxes: −$1,834
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$6,080
• Taxable loss: −$2,583
• Est. tax savings @ 24.0%: +$620
• After-tax cash flow: $1,596/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

+132.5% since first listed

17 events — show timeline

• 2026-05-06 Price Changed $209,000 REINMLS
• 2025-12-12 Listed $212,000 REINMLS
• 2023-01-20 Sold (Public Records) $170,000 Public Records
• 2022-12-20 Pending — REINMLS
• 2022-12-11 Contingent — REINMLS
• 2022-12-02 Relisted — REINMLS
• 2022-11-30 Listing Removed — REINMLS
• 2022-09-15 Price Changed $169,237 REINMLS
• 2022-07-21 Listed $190,000 REINMLS
• 2022-07-20 Listing Removed — REINMLS
• 2022-07-15 Listed $150,000 REINMLS
• 2020-05-11 Listing Removed — REINMLS
• 2020-02-13 Price Changed $75,000 REINMLS
• 2019-12-16 Contingent — REINMLS
• 2019-12-09 Price Changed $73,000 REINMLS
• 2019-10-22 Listed $104,970 REINMLS
• 2006-02-17 Sold (Public Records) $89,900 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,834 · -0.1% YoY. Source: county tax records.