79 Jordan Dr · Hampton, VA 23666

$184,900

2 bd · 1.0 ba · 776 sqft · SingleFamily public records · 157 Days on market

Built 1954 $238/sqft · 18% below area Est $226k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.4/30.0
• Schools +5.5/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Rent growth +3.5/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming single level home offers a great opportunity to step into homeownership at an attainable price point. Featuring an inviting front entry, a comfortable living area with updated flooring, and a functional kitchen layout with ample cabinet space, this property provides a solid foundation with room to personalize. The bathroom includes tiled surrounds and updated fixtures, while the bedrooms offer flexibility for everyday living or home office use. A spacious backyard provides outdoor potential for relaxation, gardening, or future enhancements. Some cosmetic updates may be desired, allowing the next owner to add value and make it their own. For the price, owning can be a smart alternative to renting while building long-term equity.

Key facts

• Spacious backyard
• Kitchen layout
• Living area

Tags

• LIVING AREA
• KITCHEN LAYOUT
• AMPLE CABINET SPACE
• TILED SURROUNDS
• UPDATED FIXTURES
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-31 ($-370/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (20.0% below list).
• Recommended offer: $148k (20.0% 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.
• Market conditions: Rents rising fast (+4.0%/yr); 231 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $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 157 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $130k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,838 (20.0% 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 157 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

• ARV (median comp): $226,481
• List price: $184,900
• Delta: -18.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Jordan Dr	0.18mi	3/1.0 (+1)	864 (+11%)	3mo	$155,000	$179	65
101 Pennington Ter	0.15mi	3/1.0 (+1)	864 (+11%)	13mo	$140,000	$162	58

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 · 4.05% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.41×
• Total profit: $-30,375
• Equity at exit: $27,569

10-year hold

• IRR: -6.5%
• Equity multiple: 0.57×
• Total profit: $-22,471
• Equity at exit: $15,987

Cash invested: $51,772 (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 23666

• Home prices YoY: -15.7%
• Rents YoY: 4.0%
• Active inventory: 231
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$970
• Tax from tax record: −$152 /mo · $1,825/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-31

Break-even live

Break-even rent $1,517

Max offer price $179,450

Occupancy floor 97%

Sensitivity live

Price	-10% $74	-5% $21	+0% $-31	+5% $-83	+10% $-136
Rent	-10% $-148	-5% $-89	+0% $-31	+5% $28	+10% $86
Rate	-1.0pp $62	-0.5pp $16	base $-31	+0.5pp $-79	+1.0pp $-128

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Tall Pine Dr Hampton, VA	2.0	1.0	800	$1,365	$1.71	22d	5	0.37mi
1600 Pennwood Dr Hampton, VA	2.0	1.0	881	$1,350	$1.53	44d	6	0.89mi
6 Bellacasa Way Unit 6-304 Hampton, VA	1.0	1.5	1119	$1,735	$1.55	18d	1	0.97mi
7 Bellacasa Way Unit 7-305 Hampton, VA	1.0	1.5	1079	$1,700	$1.58	18d	1	0.98mi
1587 Briarfield Rd Hampton, VA	2.0–3.0	1.5–2.0	985	$1,240	$1.26	3d	9	0.98mi
135 Pine Chapel Rd Hampton, VA	1.0–2.0	1.0–1.5	830	$1,490	$1.80	3d	9	1.03mi
100 Monticello Mews Hampton, VA	1.0–3.0	1.0–2.0	1175	$2,379	$2.02	3d	15	1.08mi
39 Cape Dorey Dr Hampton, VA	1.0	1.0	800	$1,050	$1.31	8d	1	1.24mi
59 Wells Ct Hampton, VA	1.0	1.0	602	$1,025	$1.70	44d	1	1.26mi
260 Marcella Rd Hampton, VA	1.0–2.0	1.0–2.0	825	$1,838	$2.23	2d	18	1.26mi
131 Davenport Ct Unit 131 Hampton, VA	1.0	1.0	602	$1,200	$1.99	44d	1	1.26mi
65 Cape Dorey Dr Unit 3A Hampton, VA	2.0	2.0	1035	$1,395	$1.35	24d	1	1.27mi
65 Cape Dorey Dr Unit 3A Hampton, VA	2.0	2.0	1035	$1,495	$1.44	44d	1	1.27mi
133 Hampton Club Dr #3 Hampton, VA	1.0	1.0	607	$1,165	$1.92	44d	1	1.30mi
139 Haverford Ct Hampton, VA	1.0	1.0	602	$995	$1.65	24d	1	1.31mi
139 Haverford Ct Hampton, VA	1.0	1.0	602	$1,095	$1.82	44d	1	1.31mi
126 Wells Ct Hampton, VA	1.0	1.0	602	$1,100	$1.83	18d	1	1.32mi
30 Pacific Dr #1 Hampton, VA	2.0	1.0	872	$1,675	$1.92	18d	1	1.32mi
326 Wells Ct Hampton, VA	1.0	1.0	650	$1,150	$1.77	44d	1	1.32mi
102 Wells Ct Hampton, VA	2.0	1.0	734	$1,200	$1.63	44d	1	1.32mi
140 Haverford Ct Unit 1 Hampton, VA	2.0	1.0	734	$1,250	$1.70	24d	1	1.32mi
133 Haverford Ct Hampton, VA	1.0	1.0	602	$1,200	$1.99	24d	1	1.32mi
2 Wyndham Dr Hampton, VA	1.0–2.0	1.0–2.0	749	$1,864	$2.49	44d	10	1.37mi
44 Lucinda Ct Hampton, VA	2.0	1.5	921	$1,495	$1.62	5d	1	1.38mi
10 Christine Ct Hampton, VA	2.0	1.5	921	$1,800	$1.95	24d	1	1.41mi
600 Freeman Dr Hampton, VA	1.0–2.0	1.0–2.0	892	$2,008	$2.25	2d	8	1.44mi
101 Signature Way Hampton, VA	1.0–3.0	1.0–2.0	956	$1,999	$2.09	2d	13	1.44mi
25 Christine Ct Hampton, VA	2.0	1.5	921	$1,700	$1.85	24d	1	1.45mi
2018 Cunningham Dr Hampton, VA	1.0–3.0	1.0–1.5	997	$1,538	$1.54	2d	25	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $184,900 Active 157 DOM
2. 2026-06-17
   days on market $184,900 Active 156 DOM
3. 2026-06-16
   days on market $184,900 Active 155 DOM
4. 2026-06-15
   days on market $184,900 Active 154 DOM
5. 2026-06-13
   days on market $184,900 Active 151 DOM
6. 2026-06-09
   days on market $184,900 Active 148 DOM
7. 2026-06-08
   days on market $184,900 Active 147 DOM
8. 2026-06-07
   days on market $184,900 Active 146 DOM
9. 2026-06-03
   days on market $184,900 Active 142 DOM
10. 2026-06-02
    days on market $184,900 Active 141 DOM
11. 2026-06-01
    days on market $184,900 Active 140 DOM
12. 2026-05-31
    days on market $184,900 Active 139 DOM
13. 2026-01-12
    listed $184,900 Active 751-char remark

    Show marketing remark (751 chars)

    This charming single level home offers a great opportunity to step into homeownership at an attainable price point. Featuring an inviting front entry, a comfortable living area with updated flooring, and a functional kitchen layout with ample cabinet space, this property provides a solid foundation with room to personalize. The bathroom includes tiled surrounds and updated fixtures, while the bedrooms offer flexibility for everyday living or home office use. A spacious backyard provides outdoor potential for relaxation, gardening, or future enhancements. Some cosmetic updates may be desired, allowing the next owner to add value and make it their own. For the price, owning can be a smart alternative to renting while building long-term equity.

14. 2024-02-22
    soldstatus $130,000
15. 2023-10-27
    status Under Contract
16. 2023-10-27
    historical Active Under Contract
17. 2023-10-16
    listed $118,000 Active
18. 1967-05-01
    soldstatus $10,500
19. 1955-07-02
    soldstatus $7,700
20. 1955-07-01
    soldstatus $8,000

ⓘ 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: $1,825 · $152/mo
• Projected year-2 tax: $1,825 · $152/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 · 15 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: $17,741
• − Mortgage interest: −$10,357
• − Property taxes: −$1,825
• − Insurance: −$924
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$5,379
• Taxable loss: −$3,584
• Est. tax savings @ 24.0%: +$860
• After-tax cash flow: $490/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): 54,233
• Household income: $72,568
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 2951.0

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 0.65)
• Race & ethnicity: Black 51% White 29% Two or more races 10% Hispanic / Latino 9% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 1% Arabic 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: ▼ -49.01%
• Current HPI: 262.821
• Rent YoY: ▲ 4.05%
• 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

+2211.2% since first listed

8 events — show timeline

• 2026-01-12 Listed $184,900 REINMLS
• 2024-02-22 Sold (Public Records) $130,000 Public Records
• 2023-10-27 Pending — REINMLS
• 2023-10-27 Contingent — REINMLS
• 2023-10-16 Listed $118,000 REINMLS
• 1967-05-01 Sold (Public Records) $10,500 Public Records
• 1955-07-02 Sold (Public Records) $7,700 Public Records
• 1955-07-01 Sold (Public Records) $8,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $1,825 · +9.8% YoY. Source: county tax records.