12 Kingslee Ln · Hampton, VA 23669

$255,000

4 bd · 2.5 ba · 1,976 sqft · SingleFamily public records · 316 Days on market

Built 1964 6,534 sqft lot $129/sqft · 23% below area Est $332k · 23% 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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• Schools +5.5/10.0
• DSCR +4.5/10.0
• 1% rule +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 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 316 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $70 ($844/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 $229k (10.2% below list).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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.
• Market conditions: Rents rising fast (+5.4%/yr); 232 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k 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 316 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $199k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $224,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 316 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 0.90% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

• ARV (median comp): $331,500
• List price: $255,000
• Delta: -23.08%
• 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
4 Michele Dr	0.24mi	4/2.5	1,732 (-12%)	5mo	$330,000	$191	64
11 Veneris Ct	0.68mi	4/2.0	1,994 (+1%)	1mo	$365,000	$183	64
4 Crew House Rising	0.68mi	4/2.5	2,020 (+2%)	2mo	$350,000	$173	63
201 Shawen Dr	0.25mi	4/2.0	1,704 (-14%)	1mo	$333,000	$195	63
37 Michele Dr	0.30mi	5/2.5 (+1)	1,749 (-12%)	1mo	$340,000	$194	61
6 Westover St	0.43mi	4/2.5	1,740 (-12%)	0mo	$387,000	$222	60
6 Valirey Dr	0.48mi	3/2.0 (-1)	1,771 (-10%)	0mo	$325,000	$184	53
108 Long Bridge Rd	0.46mi	3/2.5 (-1)	1,761 (-11%)	6mo	$351,000	$199	51
12 Lands End Cir	0.65mi	3/3.0 (-1)	1,850 (-6%)	4mo	$700,000	$378	48
2 Coffman Cir	0.68mi	4/2.5	2,181 (+10%)	3mo	$400,000	$183	48
313 Pasture Ln	0.49mi	5/3.0 (+1)	1,733 (-12%)	4mo	$385,000	$222	46
335 Deaton Dr	0.70mi	3/2.5 (-1)	1,821 (-8%)	5mo	$350,000	$192	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: -11.7%
• Equity multiple: 0.56×
• Total profit: $-31,069
• Equity at exit: $38,021

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $3,620
• Equity at exit: $22,048

Cash invested: $71,400 (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 23669

• Rents YoY: 5.4%
• Active inventory: 232
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,289 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$294 /mo · $3,532/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $70

Break-even live

Break-even rent $2,200

Max offer price $255,000

Occupancy floor 92%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	44d	1	0.12mi
98 Apollo Dr Hampton, VA	3.0	2.5	1880	$2,200	$1.17	44d	1	0.35mi
98 Apollo Dr Hampton, VA	3.0	2.5	1880	$2,200	$1.17	15d	1	0.35mi
102 Tyburn Ct Hampton, VA	3.0	2.5	1500	$2,000	$1.33	12d	1	0.46mi
217 W Gilbert St Hampton, VA	3.0	2.5	2055	$2,495	$1.21	44d	1	0.61mi
225 W Gilbert St Hampton, VA	3.0	2.5	2196	$2,700	$1.23	15d	1	0.62mi
63 Waters Edge Cir Hampton, VA	3.0	2.5	1667	$2,400	$1.44	24d	1	0.70mi
18 Colonies Lndg Hampton, VA	3.0	2.5	1540	$2,000	$1.30	4d	1	0.85mi
17 S Gawain Way Hampton, VA	3.0	1.5	1460	$1,895	$1.30	3d	1	1.22mi
31 Saxony Pl Hampton, VA	3.0	2.5	1315	$1,645	$1.25	17d	1	1.25mi
99 Tide Mill Ln Hampton, VA	1.0–4.0	1.0–2.0	1145	$2,756	$2.41	2d	19	1.30mi
608 Charlton Dr Hampton, VA	3.0	2.5	1800	$2,500	$1.39	15d	1	1.30mi
11 Overlook Ct Hampton, VA	3.0	2.5	2200	$2,500	$1.14	44d	1	1.32mi
348 Wrexham Ct Hampton, VA	4.0	2.5	2193	$2,400	$1.09	44d	1	1.37mi
128 Fort Worth St Hampton, VA	3.0	2.5	1851	$2,300	$1.24	44d	1	1.41mi
110 Marvin Dr Hampton, VA	4.0	2.5	2300	$2,400	$1.04	15d	1	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $255,000 Active 316 DOM
2. 2026-06-17
   days on market $255,000 Active 315 DOM
3. 2026-06-16
   days on market $255,000 Active 314 DOM
4. 2026-06-15
   days on market $255,000 Active 313 DOM
5. 2026-06-13
   days on market $255,000 Active 310 DOM
6. 2026-06-09
   days on market $255,000 Active 307 DOM
7. 2026-06-08
   days on market $255,000 Active 306 DOM
8. 2026-06-07
   days on market $255,000 Active 305 DOM
9. 2026-06-03
   days on market $255,000 Active 301 DOM
10. 2026-06-02
    days on market $255,000 Active 300 DOM
11. 2026-06-01
    days on market $255,000 Active 299 DOM
12. 2026-05-31
    days on market $255,000 Active 298 DOM
13. 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!

14. 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!

15. 2007-02-23
    soldstatus $199,000
16. 1996-11-01
    soldstatus $85,000
17. 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: $27,465
• − Mortgage interest: −$14,284
• − Property taxes: −$3,532
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − Depreciation: −$7,418
• Taxable loss: −$3,438
• Est. tax savings @ 24.0%: +$825
• After-tax cash flow: $1,669/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

+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.