511 Brightwood Ave · Hampton, VA 23661

$150,000

3 bd · 1.0 ba · 1,271 sqft · SingleFamily public records · 3 Days on market

Built 1953 10,018 sqft lot Est $257k · 42% 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.5/10.0
• Schools +5.5/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special! Centrally located great ARV!

Key facts

• 0.23 acre lot
• Garage
• Built 1953

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Garage approximately 396 sq. ft.
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Detached single-story home; Entry level: 1; Ownership: Simple
• Construction: Crawl foundation; Asphalt shingle roof
• Exterior features: Brick siding; Lot approximately 0.23 acres; Lot front approximately 80 ft; Lot depth approximately 124 ft

Interior

• Kitchen: Kitchen
• Bedrooms: Master bedroom; Additional bedroom; Bedroom and full bathroom on first floor
• Bathrooms: 1 full bathroom
• Interior features: Living room; Great room; Dining room; Family room; Utility room
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.0% 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: Hunter B. Andrews (math 65% / reading 72%, grade B+, #357 of 1,108 statewide, top 33%, 1,131 students, 81% FRL); Hampton High (math 60% / reading 75%, grade B, #183 of 319 statewide, top 58%, 1,359 students, 86% FRL) — zoned schools average 84% FRL vs 49% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+21.4%/yr); 123 active listings in the ZIP; 25 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).
• This rent runs 34% of the median local income ($65k/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 $4k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $16k; list at $150k implies a 809% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $150,000

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.13%
• DSCR: 1.58
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $256,742
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
812 Ridgeway Ave	0.36mi	3/1.5	1,240 (-2%)	3mo	$250,000	$202	75
44 Henry St	0.43mi	3/2.0	1,284 (+1%)	0mo	$299,900	$234	74
625 Bell St	0.51mi	3/1.0	1,212 (-5%)	1mo	$146,000	$120	67
622 Chapel St	0.52mi	3/1.5	1,221 (-4%)	1mo	$193,000	$158	67
428 Colonial Ave	0.37mi	3/1.0	1,151 (-9%)	3mo	$232,000	$202	65
633 Bell St	0.53mi	3/2.0	1,200 (-6%)	3mo	$245,000	$204	60
355 Ivy Home Rd	0.27mi	4/2.5 (+1)	1,400 (+10%)	0mo	$299,800	$214	59
402 Melville Rd	0.63mi	3/1.0	1,180 (-7%)	2mo	$215,000	$182	58
460 England Ave	0.32mi	3/2.5	1,107 (-13%)	1mo	$230,000	$208	57
814 Downing St	0.42mi	3/1.5	1,116 (-12%)	3mo	$210,000	$188	56
647 Bell St	0.56mi	3/1.5	1,148 (-10%)	1mo	$148,000	$129	54
19 Maplewood St	0.74mi	3/2.0	1,132 (-11%)	2mo	$240,000	$212	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.35×
• Total profit: $14,881
• Equity at exit: $22,365

10-year hold

• IRR: 21.6%
• Equity multiple: 3.28×
• Total profit: $95,798
• Equity at exit: $12,969

Cash invested: $42,000 (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 23661

• Home prices YoY: -16.7%
• Rents YoY: 21.4%
• Active inventory: 123
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,874 high
• Mortgage (P&I): −$787
• Tax from tax record: −$172 /mo · $2,065/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $459

Break-even live

Break-even rent $1,293

Max offer price $150,000

Occupancy floor 70%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Highland Ave Hampton, VA	2.0	1.0	925	$1,500	$1.62	14d	1	0.10mi
534 Brightwood Ave Hampton, VA	3.0	3.0	1528	$2,095	$1.37	43d	1	0.12mi
708 Westwood Ave Hampton, VA	3.0	2.5	1300	$2,300	$1.77	14d	1	0.25mi
310 Lasalle Ave Hampton, VA	3.0	2.0	1858	$2,200	$1.18	43d	1	0.39mi
702 Rutherford St Hampton, VA	3.0	2.0	1445	$1,795	$1.24	23d	1	0.41mi
607 Lee St Hampton, VA	3.0	1.5	1404	$2,150	$1.53	43d	1	0.47mi
626 Chapel St Hampton, VA	4.0	2.0	1470	$1,900	$1.29	12d	1	0.53mi
901 W Queen St Hampton, VA	2.0–3.0	1.5–2.5	1096	$1,600	$1.46	43d	1	0.63mi
448 Chapel St Hampton, VA	3.0	2.0	1425	$1,850	$1.30	2d	1	0.66mi
3750 Kecoughtan Rd Hampton, VA	2.0	1.5	1300	$1,600	$1.23	43d	1	0.70mi
1625 W Pembroke Ave Hampton, VA	2.0	1.5	950	$1,250	$1.32	23d	1	0.84mi
1625 W Pembroke Ave Unit 7 Hampton, VA	2.0	1.5	950	$1,250	$1.32	43d	1	0.84mi
63 Algonquin Rd Hampton, VA	2.0	1.0	1100	$1,495	$1.36	43d	1	0.94mi
236 Pocahontas Pl Hampton, VA	2.0	1.0	1262	$1,795	$1.42	2d	1	1.17mi
27 Capps Qtrs #1 Hampton, VA	3.0	2.5	1734	$2,200	$1.27	43d	1	1.17mi
640 Rolfe St Hampton, VA	3.0	2.0	1100	$2,000	$1.82	43d	1	1.18mi
130 Pocahontas Pl Hampton, VA	3.0	1.0	1415	$1,695	$1.20	43d	1	1.23mi
101 Prince James Dr Hampton, VA	3.0	1.0	1766	$1,645	$0.93	14d	1	1.26mi
2113 Victoria Blvd Hampton, VA	3.0	1.0	1005	$1,595	$1.59	43d	1	1.36mi
100 Chesterfield Rd Hampton, VA	3.0	1.5	1742	$2,200	$1.26	4d	1	1.37mi
316 Fountain Way Hampton, VA	3.0	2.5	1850	$2,600	$1.41	17d	1	1.37mi
600 Freeman Dr Hampton, VA	1.0–2.0	1.0–2.0	892	$2,008	$2.25	2d	8	1.45mi
1943 Kecoughtan Rd Hampton, VA	2.0	1.0	900	$1,150	$1.28	4d	1	1.47mi
1943 Kecoughtan Rd Unit G Hampton, VA	2.0	1.0	900	$1,150	$1.28	12d	1	1.47mi
613 Delaware Ave Hampton, VA	3.0	2.0	1082	$1,900	$1.76	2d	1	1.50mi

Listing history 5 events

1. 2026-06-18
   days on market $150,000 Active 3 DOM
2. 2026-06-17
   days on market $150,000 Active 2 DOM
3. 2026-06-16
   price $150,000 Active 1 DOM
4. 2026-06-16
   remarks 46-char remark
5. 2026-06-16
   listed $350,000 Active 1 DOM

ⓘ 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: $2,065 · $172/mo
• Projected year-2 tax: $2,065 · $172/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 · 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: $22,491
• − Mortgage interest: −$8,402
• − Property taxes: −$2,065
• − Insurance: −$750
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$4,364
• Taxable income: $3,312
• Est. tax owed @ 24.0%: −$795
• After-tax cash flow: $4,719/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): 14,005
• Household income: $65,446
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 704.0

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 0.56)
• Race & ethnicity: Black 59% White 31% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Serbian 2% Italian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -54.95%
• Current HPI: 274.2769
• Rent YoY: ▲ 21.35%
• 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

+2021.2% since first listed

2 events — show timeline

• 2026-06-15 Listed $350,000 REINMLS
• 1969-09-01 Sold (Public Records) $16,500 Public Records

Property tax history

+38.4%/yr

Latest (2025): $2,065 · +8.5% YoY. Source: county tax records.