208 Woodland Rd · Hampton, VA 23669

$179,900

3 bd · 2.0 ba · 737 sqft · SingleFamily public records · 11 Days on market

Built 1950 $244/sqft · 17% below area Est $216k · 17% 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).

• Cash flow +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• Schools +5.5/10.0
• 1% rule +4.5/10.0
• 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

Charming 2-Bedroom, 1-Bath Home – Prime Location!Discover comfort and convenience in this inviting 2-bedroom, 1-bath residence situated just minutes from top shopping destinations, popular amusement parks, and beautiful beaches. Enjoy the ease of abundant parking, making hosting friends and family a breeze. Whether you’re looking for a relaxing retreat or a home close to all the action, this property offers the perfect blend of accessibility and lifestyle.

Key facts

• Abundant parking
• Beautiful beaches
• 4 parking spots

Tags

• ABUNDANT PARKING
• TOP SHOPPING DESTINATIONS
• POPULAR AMUSEMENT PARKS
• BEAUTIFUL BEACHES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/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 $172k (4.6% below list).
• Recommended offer: $172k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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; 2 comparable units currently listed for rent nearby; 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 $5k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $180k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $171,661 (4.6% below list)

Questions for the listing agent

1. Built in 1950 — 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: 0.95% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (median comp): $215,878
• List price: $179,900
• Delta: -16.67%
• 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
1428 Woodcrest Dr	0.24mi	2/1.0 (-1)	705 (-4%)	8mo	$204,900	$291	66
1909 Long Green Ln	0.69mi	2/1.0 (-1)	727 (-1%)	2mo	$200,000	$275	55
436 Smiley Rd	0.63mi	2/1.0 (-1)	730 (-1%)	10mo	$175,000	$240	52
446 Smiley Rd	0.61mi	3/1.0	780 (+6%)	11mo	$212,000	$272	49
25 Shelton Rd	0.69mi	3/1.0	768 (+4%)	11mo	$185,400	$241	47
440 Smiley Rd	0.62mi	2/1.0 (-1)	687 (-7%)	7mo	$197,000	$287	45
1921 Kensington Dr	0.74mi	2/2.0 (-1)	768 (+4%)	13mo	$208,000	$271	43
405 Shelton Rd	0.64mi	3/1.0	820 (+11%)	6mo	$212,000	$259	42
439 Smiley Rd	0.60mi	2/1.0 (-1)	663 (-10%)	5mo	$189,000	$285	42
1914 Long Green Ln	0.71mi	2/1.0 (-1)	684 (-7%)	11mo	$190,000	$278	36
1907 Rawood Dr	0.69mi	3/1.0	846 (+15%)	5mo	$194,000	$229	35
1917 Kensington Dr	0.72mi	3/1.0	828 (+12%)	12mo	$195,000	$236	32

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-9,290
• Equity at exit: $26,824

10-year hold

• IRR: 7.3%
• Equity multiple: 1.60×
• Total profit: $30,396
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,717 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $245

Break-even live

Break-even rent $1,407

Max offer price $179,900

Occupancy floor 81%

Sensitivity live

Price	-10% $347	-5% $296	+0% $245	+5% $194	+10% $143
Rent	-10% $109	-5% $177	+0% $245	+5% $313	+10% $381
Rate	-1.0pp $336	-0.5pp $291	base $245	+0.5pp $198	+1.0pp $151

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
435 Smiley Rd Hampton, VA	2.0	1.0	624	$1,195	$1.92	4d	1	0.62mi
100 Spanish Trl Hampton, VA	1.0–2.0	1.0–1.5	812	$1,450	$1.79	2d	12	1.26mi

Listing history 21 events

1. 2026-06-16
   status $179,900 Under Contract 11 DOM
2. 2026-06-15
   days on market $179,900 Active Under Contract 11 DOM
3. 2026-06-13
   days on market $179,900 Active Under Contract 9 DOM
4. 2026-06-13
   days on market $179,900 Active Under Contract 8 DOM
5. 2026-06-10
   status $179,900 Active Under Contract 5 DOM
6. 2026-06-09
   days on market $179,900 Active 5 DOM
7. 2026-06-08
   days on market $179,900 Active 4 DOM
8. 2026-06-07
   remarks 461-char remark
9. 2026-06-07
   days on marketlisting id $179,900 Active 3 DOM
10. 2026-05-15
    price $179,900 472-char remark

    Show marketing remark (472 chars)

    Charming 2-Bedroom, 1-Bath Home – Prime Location!Discover comfort and convenience in this inviting 2-bedroom, 1-bath residence situated just minutes from top shopping destinations, popular amusement parks, and beautiful beaches. Enjoy the ease of abundant parking, making hosting friends and family a breeze. Whether you’re looking for a relaxing retreat or a home close to all the action, this property offers the perfect blend of accessibility and lifestyle.

11. 2026-05-01
    price $184,900 472-char remark

    Show marketing remark (472 chars)

    Charming 2-Bedroom, 1-Bath Home – Prime Location!Discover comfort and convenience in this inviting 2-bedroom, 1-bath residence situated just minutes from top shopping destinations, popular amusement parks, and beautiful beaches. Enjoy the ease of abundant parking, making hosting friends and family a breeze. Whether you’re looking for a relaxing retreat or a home close to all the action, this property offers the perfect blend of accessibility and lifestyle.

12. 2026-04-13
    price $189,900 472-char remark

    Show marketing remark (472 chars)

    Charming 2-Bedroom, 1-Bath Home – Prime Location!Discover comfort and convenience in this inviting 2-bedroom, 1-bath residence situated just minutes from top shopping destinations, popular amusement parks, and beautiful beaches. Enjoy the ease of abundant parking, making hosting friends and family a breeze. Whether you’re looking for a relaxing retreat or a home close to all the action, this property offers the perfect blend of accessibility and lifestyle.

13. 2026-03-30
    price $194,900 472-char remark

    Show marketing remark (472 chars)

    Charming 2-Bedroom, 1-Bath Home – Prime Location!Discover comfort and convenience in this inviting 2-bedroom, 1-bath residence situated just minutes from top shopping destinations, popular amusement parks, and beautiful beaches. Enjoy the ease of abundant parking, making hosting friends and family a breeze. Whether you’re looking for a relaxing retreat or a home close to all the action, this property offers the perfect blend of accessibility and lifestyle.

14. 2026-03-13
    price $199,900 472-char remark

    Show marketing remark (472 chars)

    Charming 2-Bedroom, 1-Bath Home – Prime Location!Discover comfort and convenience in this inviting 2-bedroom, 1-bath residence situated just minutes from top shopping destinations, popular amusement parks, and beautiful beaches. Enjoy the ease of abundant parking, making hosting friends and family a breeze. Whether you’re looking for a relaxing retreat or a home close to all the action, this property offers the perfect blend of accessibility and lifestyle.

15. 2026-03-03
    price $204,900 472-char remark

    Show marketing remark (472 chars)

    Charming 2-Bedroom, 1-Bath Home – Prime Location!Discover comfort and convenience in this inviting 2-bedroom, 1-bath residence situated just minutes from top shopping destinations, popular amusement parks, and beautiful beaches. Enjoy the ease of abundant parking, making hosting friends and family a breeze. Whether you’re looking for a relaxing retreat or a home close to all the action, this property offers the perfect blend of accessibility and lifestyle.

16. 2026-03-03
    status Active 472-char remark

    Show marketing remark (472 chars)

    Charming 2-Bedroom, 1-Bath Home – Prime Location!Discover comfort and convenience in this inviting 2-bedroom, 1-bath residence situated just minutes from top shopping destinations, popular amusement parks, and beautiful beaches. Enjoy the ease of abundant parking, making hosting friends and family a breeze. Whether you’re looking for a relaxing retreat or a home close to all the action, this property offers the perfect blend of accessibility and lifestyle.

17. 2026-01-20
    historical Active Under Contract 472-char remark

    Show marketing remark (472 chars)

    Charming 2-Bedroom, 1-Bath Home – Prime Location!Discover comfort and convenience in this inviting 2-bedroom, 1-bath residence situated just minutes from top shopping destinations, popular amusement parks, and beautiful beaches. Enjoy the ease of abundant parking, making hosting friends and family a breeze. Whether you’re looking for a relaxing retreat or a home close to all the action, this property offers the perfect blend of accessibility and lifestyle.

18. 2026-01-05
    price $199,900 472-char remark

    Show marketing remark (472 chars)

    Charming 2-Bedroom, 1-Bath Home – Prime Location!Discover comfort and convenience in this inviting 2-bedroom, 1-bath residence situated just minutes from top shopping destinations, popular amusement parks, and beautiful beaches. Enjoy the ease of abundant parking, making hosting friends and family a breeze. Whether you’re looking for a relaxing retreat or a home close to all the action, this property offers the perfect blend of accessibility and lifestyle.

19. 2025-11-26
    listed $204,900 Active 472-char remark

    Show marketing remark (472 chars)

    Charming 2-Bedroom, 1-Bath Home – Prime Location!Discover comfort and convenience in this inviting 2-bedroom, 1-bath residence situated just minutes from top shopping destinations, popular amusement parks, and beautiful beaches. Enjoy the ease of abundant parking, making hosting friends and family a breeze. Whether you’re looking for a relaxing retreat or a home close to all the action, this property offers the perfect blend of accessibility and lifestyle.

20. 2025-08-14
    soldstatus $82,000
21. 2025-07-31
    soldstatus $60,000

ⓘ 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: $1,114 · $93/mo
• Projected year-2 tax: $1,475 · $123/mo
• Expected delta: +$361/yr (+$30/mo · 32.4%)

ⓘ 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 ≥104°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: $20,599
• − Mortgage interest: −$10,077
• − Property taxes: −$1,114
• − Insurance: −$900
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$5,233
• Taxable loss: −$21
• Est. tax savings @ 24.0%: +$5
• After-tax cash flow: $2,944/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

+199.8% since first listed

12 events — show timeline

• 2026-05-15 Price Changed $179,900 REINMLS
• 2026-05-01 Price Changed $184,900 REINMLS
• 2026-04-13 Price Changed $189,900 REINMLS
• 2026-03-30 Price Changed $194,900 REINMLS
• 2026-03-13 Price Changed $199,900 REINMLS
• 2026-03-03 Price Changed $204,900 REINMLS
• 2026-03-03 Relisted — REINMLS
• 2026-01-20 Contingent — REINMLS
• 2026-01-05 Price Changed $199,900 REINMLS
• 2025-11-26 Listed $204,900 REINMLS
• 2025-08-14 Sold (Public Records) $82,000 Public Records
• 2025-07-31 Sold (Public Records) $60,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $1,114 · +4.4% YoY. Source: county tax records.