403 Benthall Rd · Hampton, VA 23664

$205,000

3 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 18 Days on market

Built 1959 Est $259k · 21% under

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Why this score? — see what drove the B- 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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.0/10.0
• Schools +5.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bungalow home setting on an oversized garage 1000+ square feet, The home features great views of the marsh and Salt Ponds. The home features 3 bedrooms, large great room and a screen front porch and large deck. Located close to Buckroe Beach, military bases, schools, shopping and the interstate. Don't miss out on the great home.

Key facts

• Large deck
• Screen front porch
• 2 garage spots

Tags

• GREAT VIEWS OF THE MARSH
• GREAT VIEWS OF SALT PONDS
• SCREEN FRONT PORCH
• LARGE DECK
• CLOSE TO BUCKROE BEACH
• CLOSE TO MILITARY BASES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-36 ($-433/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (3.1% below list).
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $199k (3.1% below list) — sets the bar for cash-flow.
• Cap rate 8.6% 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.
• Zoned schools: Mary W. Jackson Elementary (math 72% / reading 77%, grade A, #220 of 1,108 statewide, top 22%, 309 students, 112% 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 89% FRL vs 49% district-wide (40 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 26d 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).
• This rent runs 31% of the median local income ($87k/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 18 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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: flood insurance adds $427/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $198,620 (3.1% 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. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.10% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.16%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $258,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Benthall Rd	0.00mi	3/2.0	1,144 (0%)	1mo	$212,150	$185	99
419 Rogers Ave	0.08mi	3/1.0	1,120 (-2%)	3mo	$156,000	$139	86
2232 N Mallory St	0.13mi	4/1.5 (+1)	1,232 (+8%)	0mo	$240,000	$195	74
300 Richmond Dr	0.22mi	3/2.0	1,248 (+9%)	5mo	$255,000	$204	71
417 Hunlac Ave	0.13mi	3/1.5	992 (-13%)	0mo	$286,000	$288	70
112 S 2nd St	0.56mi	3/1.0	1,166 (+2%)	0mo	$345,000	$296	66
405 Buckroe Ave	0.54mi	3/2.0	1,200 (+5%)	2mo	$342,000	$285	65
2404 Andrews Blvd	0.72mi	3/2.0	1,212 (+6%)	0mo	$274,000	$226	56
220 N Fifth St	0.36mi	4/2.5 (+1)	1,307 (+14%)	1mo	$100,000	$77	52
1 Easthill Ct	0.58mi	3/2.5	1,284 (+12%)	4mo	$300,000	$234	47
1914 Zinzer Rd	0.74mi	3/2.0	1,250 (+9%)	4mo	$292,000	$234	47
1622 Old Buckroe Rd	0.67mi	3/1.0	1,009 (-12%)	2mo	$228,000	$226	43

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-35,241
• Equity at exit: $30,566

10-year hold

• IRR: -9.1%
• Equity multiple: 0.43×
• Total profit: $-32,520
• Equity at exit: $17,725

Cash invested: $57,400 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,250 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$227 /mo · $2,721/yr
• Insurance: −$85
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-36

Break-even live

Break-even rent $2,296

Max offer price $198,620

Occupancy floor 97%

Sensitivity live

Price	-10% $80	-5% $22	+0% $-36	+5% $-94	+10% $-152
Rent	-10% $-214	-5% $-125	+0% $-36	+5% $53	+10% $142
Rate	-1.0pp $67	-0.5pp $16	base $-36	+0.5pp $-89	+1.0pp $-143

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1026 High Dunes Quay Hampton, VA	3.0	2.0	1216	$2,100	$1.73	25d	1	0.29mi
334 N 1st St Hampton, VA	2.0	1.5	1200	$2,495	$2.08	16d	1	0.31mi
203 N First St Unit A Hampton, VA	2.0	1.5	1406	$2,900	$2.06	45d	1	0.39mi
216 S 2nd St Hampton, VA	2.0	2.0	1429	$2,395	$1.68	23d	1	0.69mi
2304 Burnette Dr Hampton, VA	4.0	2.0	1322	$2,100	$1.59	16d	1	0.73mi
102 Silver Isles Blvd Hampton, VA	3.0	2.0	1025	$1,900	$1.85	45d	1	0.77mi
1805 Nickerson Blvd Hampton, VA	3.0	1.5	1393	$1,695	$1.22	45d	1	0.83mi
229 Atlantic Ave Hampton, VA	2.0	1.0	1170	$1,600	$1.37	14d	1	0.90mi
1665 N Mallory St Hampton, VA	2.0	1.0	1250	$1,785	$1.43	45d	1	0.93mi
44 Glenhaven Dr Hampton, VA	3.0	2.0	1410	$2,500	$1.77	16d	1	0.93mi
10 Westlawn Dr Hampton, VA	3.0	2.0	1463	$2,295	$1.57	25d	1	0.98mi
2010 E Pembroke Ave Hampton, VA	2.0	1.0	900	$1,150	$1.28	6d	1	1.01mi
29 Glascow Way Hampton, VA	3.0	1.5	1382	$2,200	$1.59	16d	1	1.24mi
2000 Neville Cir Hampton, VA	3.0	1.0	1100	$1,750	$1.59	45d	1	1.27mi
244 Loch Cir Hampton, VA	3.0	2.5	1440	$1,850	$1.28	45d	1	1.37mi
633 Kings View Ct Hampton, VA	3.0	1.0	865	$1,700	$1.97	45d	1	1.37mi
2001 Grimes Rd Hampton, VA	4.0	2.0	1430	$2,100	$1.47	4d	1	1.47mi

Listing history 9 events

1. 2026-03-02
   status Under Contract
2. 2026-02-19
   status Active
3. 2026-01-20
   status Under Contract
4. 2026-01-12
   listed $205,000 Active
5. 2017-12-15
   soldstatus $195,000
6. 2017-11-08
   status Under Contract
7. 2017-08-02
   listed $190,000 Active
8. 1993-07-01
   soldstatus $88,500
9. 1990-11-01
   soldstatus $79,600

ⓘ 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: $2,721 · $227/mo
• Projected year-2 tax: $2,721 · $227/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 10/10 Extreme FEMA zone AE · 99% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,002
• − Mortgage interest: −$11,483
• − Property taxes: −$2,721
• − Insurance: −$6,144
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$5,964
• Taxable loss: −$3,630
• Est. tax savings @ 24.0%: +$871
• After-tax cash flow: $438/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

+157.5% since first listed

9 events — show timeline

• 2026-03-02 Pending — REINMLS
• 2026-02-19 Relisted — REINMLS
• 2026-01-20 Pending — REINMLS
• 2026-01-12 Listed $205,000 REINMLS
• 2017-12-15 Sold (Public Records) $195,000 Public Records
• 2017-11-08 Pending — REINMLS
• 2017-08-02 Listed $190,000 REINMLS
• 1993-07-01 Sold (Public Records) $88,500 Public Records
• 1990-11-01 Sold (Public Records) $79,600 Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,721 · +7.3% YoY. Source: county tax records.