12 Kingslee Ln · Hampton, VA 23669

$195,000

4 bd · 2.5 ba · 1,976 sqft · SingleFamily public records · 335 Days on market

Built 1964 Fair condition 6,534 sqft lot $99/sqft · 41% below area Est $332k · 41% 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.9/10.0
• Schools +6.1/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4 bed, 2.5 bath home offers solid potential and is ready for your vision. Located in an established neighborhood, the property is being sold as-is, with no repairs to be made by the seller. Whether you're looking for your next flip or a rental property to add to your portfolio, this one is worth a look!

Key facts

• 6,534 sq ft lot
• Built 1964
• Listed 335 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $195k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Mary S. Peake Elementary (math 37% / reading 47%, grade F, #866 of 1,108 statewide, top 80%, 402 students, 85% FRL); Benjamin Syms Middle (math 62% / reading 64%, grade B+, #134 of 342 statewide, top 40%, 897 students, 69% FRL); Kecoughtan High (math 68% / reading 87%, grade A-, #83 of 319 statewide, top 28%, 1,564 students, 86% FRL) — zoned schools average 80% FRL vs 49% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 351 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 76% 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 39% 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $55k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 335 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 335 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1964 — 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. 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: 1.19% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.67%
• DSCR: 1.43
• GRM: 7.0

CMA / ARV

• ARV (median comp): $331,500
• List price: $195,000
• Delta: -41.18%
• 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
107 Willis Church Yard St	0.36mi	4/2.5	2,140 (+8%)	0mo	$380,900	$178	69
11 Veneris Ct	0.68mi	4/2.0	1,994 (+1%)	3mo	$365,000	$183	62
4 Crew House Rising	0.68mi	4/2.5	2,020 (+2%)	4mo	$350,000	$173	62
201 Shawen Dr	0.25mi	4/2.0	1,704 (-14%)	2mo	$333,000	$195	61
222 Clemwood Pkwy	0.64mi	4/1.5	1,900 (-4%)	0mo	$238,000	$125	60
37 Michele Dr	0.30mi	5/2.5 (+1)	1,749 (-12%)	3mo	$340,000	$194	59
6 Westover St	0.43mi	4/2.5	1,740 (-12%)	2mo	$387,000	$222	58
16 Critzos Ct	0.70mi	3/2.0 (-1)	1,896 (-4%)	1mo	$345,000	$182	52
6 Valirey Dr	0.48mi	3/2.0 (-1)	1,771 (-10%)	2mo	$325,000	$184	52
413 Shoreline Dr	0.70mi	3/2.0 (-1)	2,116 (+7%)	0mo	$330,000	$156	48
2 Coffman Cir	0.68mi	4/2.5	2,181 (+10%)	4mo	$400,000	$183	47
313 Pasture Ln	0.49mi	5/3.0 (+1)	1,733 (-12%)	6mo	$385,000	$222	45

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $2,341
• Equity at exit: $29,075

10-year hold

• IRR: 13.1%
• Equity multiple: 2.17×
• Total profit: $63,631
• Equity at exit: $16,860

Cash invested: $54,600 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 28 under contract
• Months of supply: 1.2 mo (83%/mo absorbed)
• Median asking: $337,900 ($190/sqft)
• Median days on market: 38 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -11.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 23669

• Rents YoY: 5.4%
• Active inventory: 351
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,327 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$294 /mo · $3,532/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $440

Break-even live

Break-even rent $1,770

Max offer price $195,000

Occupancy floor 76%

Sensitivity live

Price	-10% $550	-5% $495	+0% $440	+5% $385	+10% $330
Rent	-10% $256	-5% $348	+0% $440	+5% $532	+10% $624
Rate	-1.0pp $538	-0.5pp $490	base $440	+0.5pp $389	+1.0pp $338

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: $48,750
• Closing costs: $5,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 W Lamington Rd Hampton, VA	3.0	1.5	1415	$2,050	$1.45	93d	1	0.12mi
98 Apollo Dr Hampton, VA	3.0	2.5	1880	$2,200	$1.17	93d	1	0.35mi
98 Apollo Dr Hampton, VA	3.0	2.5	1880	$2,200	$1.17	64d	1	0.35mi
102 Tyburn Ct Hampton, VA	3.0	2.5	1500	$2,000	$1.33	61d	1	0.46mi
106 Long Bridge Rd Hampton, VA	4.0	2.5	2273	$2,600	$1.14	47d	1	0.47mi
217 W Gilbert St Unit HW Hampton, VA	3.0	2.5	2055	$2,495	$1.21	41d	1	0.61mi
217 W Gilbert St Hampton, VA	3.0	2.5	2055	$2,495	$1.21	93d	1	0.61mi
225 W Gilbert St Hampton, VA	3.0	2.5	2196	$2,700	$1.23	64d	1	0.62mi
249 W Gilbert St Hampton, VA	3.0	2.5	2055	$2,700	$1.31	11d	1	0.64mi
63 Waters Edge Cir Hampton, VA	3.0	2.5	1667	$2,350	$1.41	22d	1	0.70mi
220 Chickamauga Pike Hampton, VA	3.0	1.5	1560	$2,000	$1.28	41d	1	0.80mi
18 Colonies Lndg Hampton, VA	3.0	2.5	1540	$2,000	$1.30	53d	1	0.85mi
884 E Little Back River Rd Unit 1 Hampton, VA	3.0	2.5	1800	$2,200	$1.22	25d	1	0.94mi
17 S Gawain Way Hampton, VA	3.0	1.5	1460	$1,895	$1.30	52d	1	1.22mi
31 Saxony Pl Hampton, VA	3.0	2.5	1315	$1,645	$1.25	66d	1	1.25mi
99 Tide Mill Ln Hampton, VA	1.0–3.0	1.0–2.0	1062	$2,289	$2.15	11d	14	1.30mi
608 Charlton Dr Hampton, VA	3.0	2.5	1698	$2,400	$1.41	35d	1	1.30mi
608 Charlton Dr Hampton, VA	3.0	2.5	1800	$2,500	$1.39	64d	1	1.30mi
11 Overlook Ct Hampton, VA	3.0	2.5	2200	$2,500	$1.14	93d	1	1.32mi
348 Wrexham Ct Hampton, VA	4.0	2.5	2193	$2,400	$1.09	93d	1	1.37mi
2 Still Harbor Ct Hampton, VA	3.0	3.0	1584	$2,395	$1.51	11d	1	1.39mi
128 Fort Worth St Hampton, VA	3.0	2.5	1851	$2,300	$1.24	93d	1	1.41mi
23 Winnard Rd Hampton, VA	4.0	2.0	1500	$2,700	$1.80	29d	1	1.44mi
110 Marvin Dr Hampton, VA	4.0	2.5	2300	$2,300	$1.00	34d	1	1.44mi
1221 West Ave Hampton, VA	4.0	1.5	1632	$1,850	$1.13	30d	1	1.48mi

Listing history 32 events

1. 2026-07-07
   days on market $195,000 Active 335 DOM
2. 2026-07-06
   price $195,000 Active 334 DOM
3. 2026-07-06
   days on market $255,000 Active 334 DOM
4. 2026-07-05
   days on market $255,000 Active 333 DOM
5. 2026-07-03
   days on market $255,000 Active 331 DOM
6. 2026-07-02
   days on market $255,000 Active 330 DOM
7. 2026-07-01
   days on market $255,000 Active 329 DOM
8. 2026-06-30
   days on market $255,000 Active 328 DOM
9. 2026-06-29
   days on market $255,000 Active 327 DOM
10. 2026-06-28
    days on market $255,000 Active 326 DOM
11. 2026-06-27
    days on market $255,000 Active 325 DOM
12. 2026-06-27
    days on market $255,000 Active 324 DOM
13. 2026-06-25
    days on market $255,000 Active 322 DOM
14. 2026-06-22
    days on market $255,000 Active 320 DOM
15. 2026-06-21
    days on market $255,000 Active 319 DOM
16. 2026-06-18
    days on market $255,000 Active 316 DOM
17. 2026-06-17
    days on market $255,000 Active 315 DOM
18. 2026-06-16
    days on market $255,000 Active 314 DOM
19. 2026-06-15
    days on market $255,000 Active 313 DOM
20. 2026-06-13
    days on market $255,000 Active 310 DOM
21. 2026-06-09
    days on market $255,000 Active 307 DOM
22. 2026-06-08
    days on market $255,000 Active 306 DOM
23. 2026-06-07
    days on market $255,000 Active 305 DOM
24. 2026-06-03
    days on market $255,000 Active 301 DOM
25. 2026-06-02
    days on market $255,000 Active 300 DOM
26. 2026-06-01
    days on market $255,000 Active 299 DOM
27. 2026-05-31
    days on market $255,000 Active 298 DOM
28. 2026-01-15
    price $255,000 309-char remark

    Show marketing remark (309 chars)

    This 4 bed, 2.5 bath home offers solid potential and is ready for your vision. Located in an established neighborhood, the property is being sold as-is, with no repairs to be made by the seller. Whether you're looking for your next flip or a rental property to add to your portfolio, this one is worth a look!

29. 2025-08-06
    listed $275,000 Active 309-char remark

    Show marketing remark (309 chars)

    This 4 bed, 2.5 bath home offers solid potential and is ready for your vision. Located in an established neighborhood, the property is being sold as-is, with no repairs to be made by the seller. Whether you're looking for your next flip or a rental property to add to your portfolio, this one is worth a look!

30. 2007-02-23
    soldstatus $199,000
31. 1996-11-01
    soldstatus $85,000
32. 1979-10-01
    soldstatus $34,900

ⓘ 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: $3,532 · $294/mo
• Projected year-2 tax: $3,532 · $294/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 6/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°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: $27,921
• − Mortgage interest: −$10,923
• − Property taxes: −$3,532
• − Insurance: −$975
• − Repairs & maintenance: −$2,234
• − Management: −$2,234
• − Depreciation: −$5,673
• Taxable income: $2,351
• Est. tax owed @ 24.0%: −$564
• After-tax cash flow: $4,715/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $49,400–$88,920 screening

This home requires significant exterior repairs and maintenance, including roof, siding, and landscaping, to improve its condition and value.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — The roof appears to be missing shingles and has visible damage.
• Major Windows (windows) — The windows have peeling paint and appear to be in poor condition.
• Major Electrical (electrical) — The electrical panel is not visible, but the house appears to be in need of significant repairs.
• Major Exterior (exterior) — The exterior siding is peeling and the house appears to be in need of significant repairs.

Repairs flagged

• Major roof — Signs of significant wear
• Major siding — Weathered and peeling
• Major fencing — Old and in need of repair

Value-add opportunities

• Both Landscaping and fencing repair — Enhances curb appeal and property value ↑
• Both Roof replacement — Critical to the home's structural integrity and value ↑
• Both Siding repair or replacement — Improves the home's appearance and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 61/100

Zoned Schools

Elementary Mary S. Peake Elementary F VA #866/1,108 Nat'l #17,861/41,679 Middle Benjamin Syms Middle B+ VA #134/342 Nat'l #1,453/14,009 High Kecoughtan High A- VA #83/319 Nat'l #1,334/17,239

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

B Composite livability gradescore 75/100

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 · 134,055 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: 12% of renters

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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%

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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%

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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

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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

+630.7% since first listed

5 events — show timeline

• 2026-01-15 Price Changed $255,000 REINMLS
• 2025-08-06 Listed $275,000 REINMLS
• 2007-02-23 Sold (Public Records) $199,000 Public Records
• 1996-11-01 Sold (Public Records) $85,000 Public Records
• 1979-10-01 Sold (Public Records) $34,900 Public Records

Property tax history

+10.2%/yr

Latest (2025): $3,532 · +16.1% YoY. Source: county tax records.