718 Burgess Ave · Hampton, VA 23664

$75,000

3 bd · 1.5 ba · 1,356 sqft · SingleFamily public records · 15 Days on market

Built 1963 10,876 sqft lot $55/sqft · 72% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This Property is 1 of 11 being auctioned off both virtually and in person on June 8TH as a result of delinquent Taxes for the City of Hampton, Va. The list price does not reflect the final sale price. Properties are conveyed by Special Warranty Deed, subject to any easements, covenants, agreements, restrictions, reservations, and any and all rights of record which may affect the property. Properties are offered for sale as-is, where-is, and if-is, with all faults and without any warranty, either expressed or implied. All sales are subject to confirmation by the Circuit Court. The Special Commissioner has the right to reject any bids determined to be unreasonable in relation to the estimated

Key facts

• Improved lot
• Full crawl
• Open porch

Tags

• IMPROVED LOT
• OPEN PORCH
• BRICK VENEER
• FULL CRAWL

Property features AI

Exterior

• Parking: Attached garage with 1 garage space; Driveway parking; Off-street paved parking; Direct access to garage
• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property
• Construction: Brick construction; Composition roof; Built as an actual (existing) structure
• Exterior features: Paved driveway

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.4% 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: 97 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: major 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 $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.79% ✓
• Cap rate: 22.41%
• Cash-on-cash: 57.57%
• DSCR: 3.56
• GRM: 3.0

CMA / ARV

• ARV (median comp): $265,810
• List price: $75,000
• Delta: -71.78%
• 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
9 Rust St	0.54mi	3/2.0	1,391 (+3%)	1mo	$305,500	$220	67
30 Boykin Ln	0.52mi	3/2.0	1,435 (+6%)	0mo	$300,000	$209	64
220 N Fifth St	0.47mi	4/2.5 (+1)	1,307 (-4%)	1mo	$100,000	$77	62
1938 Long Green Ln	0.48mi	3/2.0	1,250 (-8%)	1mo	$289,500	$232	61
2319 Andrews Blvd	0.55mi	3/1.5	1,220 (-10%)	2mo	$155,000	$127	56
2404 Andrews Blvd	0.54mi	3/2.0	1,212 (-11%)	0mo	$274,000	$226	55
2001 Neville Cir	0.73mi	4/1.0 (+1)	1,320 (-3%)	1mo	$222,800	$169	54
7 Farrington Pl	0.57mi	3/1.0	1,200 (-12%)	1mo	$150,000	$125	52
2007 Egger Cir	0.61mi	4/2.0 (+1)	1,459 (+8%)	1mo	$315,000	$216	51
112 S 2nd St	0.52mi	3/1.0	1,166 (-14%)	0mo	$345,000	$296	50
2232 N Mallory St	0.73mi	4/1.5 (+1)	1,232 (-9%)	0mo	$240,000	$195	45
1003 Grimes Rd	0.73mi	3/1.0	1,179 (-13%)	1mo	$235,000	$199	41

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: 56.1%
• Equity multiple: 3.48×
• Total profit: $52,126
• Equity at exit: $11,183

10-year hold

• IRR: 61.1%
• Equity multiple: 7.12×
• Total profit: $128,462
• Equity at exit: $6,485

Cash invested: $21,000 (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 23664

• Home prices YoY: -23.6%
• Active inventory: 97
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,090 high
• Mortgage (P&I): −$393
• Tax from tax record: −$219 /mo · $2,632/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $1,008

Break-even live

Break-even rent $815

Max offer price $75,000

Occupancy floor 47%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1805 Nickerson Blvd Hampton, VA	3.0	1.5	1393	$1,695	$1.22	43d	1	0.18mi
2010 E Pembroke Ave Hampton, VA	2.0	1.0	900	$1,150	$1.28	4d	1	0.21mi
2304 Burnette Dr Hampton, VA	4.0	2.0	1322	$2,100	$1.59	14d	1	0.28mi
311 Atlantic Ave Unit 1533635P Hampton, VA	4.0	2.5	1506	$6,554	$4.35	7d	1	0.39mi
1665 N Mallory St Hampton, VA	2.0	1.0	1250	$1,785	$1.43	43d	1	0.40mi
229 Atlantic Ave Hampton, VA	2.0	1.0	1170	$1,600	$1.37	12d	1	0.45mi
216 S 2nd St Hampton, VA	2.0	2.0	1429	$2,395	$1.68	21d	1	0.50mi
2109 Newton Rd Hampton, VA	2.0–4.0	1.0–1.5	1700	$2,065	$1.21	1d	3	0.53mi
203 N First St Unit A Hampton, VA	2.0	1.5	1406	$2,900	$2.06	43d	1	0.67mi
2000 Neville Cir Hampton, VA	3.0	1.0	1100	$1,750	$1.59	43d	1	0.71mi
334 N 1st St Hampton, VA	2.0	1.5	1200	$2,495	$2.08	14d	1	0.75mi
29 Glascow Way Hampton, VA	3.0	1.5	1382	$2,200	$1.59	14d	1	0.85mi
2001 Grimes Rd Hampton, VA	4.0	2.0	1430	$2,100	$1.47	3d	1	0.91mi
11 Camellia Ln Hampton, VA	3.0	2.5	1650	$2,400	$1.45	43d	1	0.92mi
244 Loch Cir Hampton, VA	3.0	2.5	1440	$1,850	$1.28	43d	1	0.93mi
1802 Moger Dr Hampton, VA	3.0	1.0	900	$1,700	$1.89	12d	1	0.94mi
1210 Pansy St Hampton, VA	2.0	2.0	1409	$2,000	$1.42	43d	1	1.04mi
10 Whipple Dr Hampton, VA	4.0	2.5	1564	$2,300	$1.47	43d	1	1.11mi
1026 High Dunes Quay Hampton, VA	3.0	2.0	1216	$2,100	$1.73	23d	1	1.11mi
102 Silver Isles Blvd Hampton, VA	3.0	2.0	1025	$1,900	$1.85	43d	1	1.25mi
949 N Mallory St Hampton, VA	2.0	1.5	1054	$1,250	$1.19	1d	1	1.30mi
10 Westlawn Dr Hampton, VA	3.0	2.0	1463	$2,295	$1.57	23d	1	1.38mi
5 Lacrosse St Hampton, VA	3.0	2.5	1612	$2,500	$1.55	43d	1	1.41mi
44 Glenhaven Dr Hampton, VA	3.0	2.0	1410	$2,500	$1.77	14d	1	1.41mi

Listing history 1 events

1. 2026-05-12
   listed $75,000 Active 1626-char remark

ⓘ 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: $2,632 · $219/mo
• Projected year-2 tax: $2,632 · $219/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) · 57% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,085
• − Mortgage interest: −$4,201
• − Property taxes: −$2,632
• − Insurance: −$375
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$2,182
• Taxable income: $11,681
• Est. tax owed @ 24.0%: −$2,804
• After-tax cash flow: $9,287/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

2 events — show timeline

• 2026-05-27 Listing Removed — CVRMLS
• 2026-05-12 Listed $75,000 CVRMLS

Property tax history

+10.2%/yr

Latest (2025): $2,632 · +1.7% YoY. Source: county tax records.