461 Dare Ave · Hampton, VA 23661

$205,000

3 bd · 1.0 ba · 941 sqft · SingleFamily public records · 3 Days on market

Built 1968 $218/sqft · at area comps Est $214k · at est.

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Why this score? — see what drove the D 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 +10.6/30.0
• ARV discount +9.3/15.0
• Schools +5.5/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• DSCR +3.1/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully renovated ranch in the desirable Westover Place neighborhood of Hampton! This move-in-ready home offers the ease of one-level living with modern finishes, a functional floor plan, and a spacious yard with endless possibilities. The bright and inviting living room is filled with natural light and flows seamlessly into the updated kitchen, featuring stylish cabinetry and brand-new appliances. Conveniently located near Buckroe Beach, military bases, shopping, dining, and major highways, this property is ideal as a primary residence, second home, or investment opportunity. Don't miss your chance to own this charming, turnkey home in a prime location!

Key facts

• Spacious yard
• One-level living
• Natural light

Tags

• RENOVATED RANCH
• ONE-LEVEL LIVING
• SPACIOUS YARD
• UPDATED KITCHEN
• NATURAL LIGHT
• PRIME LOCATION

Property features AI

Finance

• HOA & community: No HOA fees indicated

Exterior

• Parking: Off-street parking via driveway
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power available; Natural gas for heating
• Home design: Detached ranch-style home; Single-story
• Construction: Brick siding; Asphalt shingle roof; Crawl space foundation
• Exterior features: Back fenced yard; Deck; Storage shed

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Master bedroom; Additional bedrooms on main level (includes a bedroom with a full bathroom on the 1st floor)
• Flooring: Laminate
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Laminate flooring; Deck (exterior access noted in interior grouping - see exterior features)
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (24.7% below list).
• Recommended offer: $154k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.5% in Hampton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Thomas Eaton Middle (math 51% / reading 60%, grade B-, #186 of 342 statewide, top 55%, 577 students, 88% FRL); Hampton High (math 60% / reading 75%, grade B, #183 of 319 statewide, top 58%, 1,359 students, 86% FRL) — zoned schools average 85% FRL vs 49% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+21.4%/yr); 124 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $136k; list at $205k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $154,294 (24.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.12%
• DSCR: 0.91
• GRM: 11.1

CMA / ARV

• ARV (median comp): $213,591
• List price: $205,000
• Delta: 0.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
816 Smith St	0.36mi	3/1.0	951 (+1%)	2mo	$224,900	$236	80
632 Westwood Ave	0.52mi	3/1.0	924 (-2%)	3mo	$200,000	$216	70
419 Alleghany Rd	0.26mi	2/1.0 (-1)	993 (+6%)	4mo	$130,000	$131	70
2829 Ryland Rd	0.36mi	3/1.0	864 (-8%)	4mo	$234,000	$271	66
624 Celey St	0.24mi	3/2.0	1,053 (+12%)	1mo	$235,000	$223	64
438 Highland Ave	0.52mi	3/2.0	1,024 (+9%)	2mo	$253,000	$247	55
622 Bell St	0.25mi	2/1.0 (-1)	804 (-15%)	5mo	$150,000	$187	55
681 Bell St	0.45mi	3/1.0	813 (-14%)	2mo	$204,000	$251	54
502 Homestead Ave	0.59mi	3/1.0	1,026 (+9%)	4mo	$232,000	$226	54
3503 Fairfax Dr	0.54mi	2/1.0 (-1)	1,039 (+10%)	3mo	$107,000	$103	50
243 Powhatan Pkwy	0.54mi	2/1.0 (-1)	1,032 (+10%)	5mo	$160,100	$155	50
830 Westwood Ave	0.62mi	2/1.0 (-1)	1,019 (+8%)	4mo	$195,000	$191	49

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: -14.8%
• Equity multiple: 0.45×
• Total profit: $-31,554
• Equity at exit: $30,566

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,180
• Equity at exit: $17,725

Cash invested: $57,400 (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 23661

• Home prices YoY: -16.7%
• Rents YoY: 21.4%
• Active inventory: 124
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$160 /mo · $1,917/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-101

Break-even live

Break-even rent $1,671

Max offer price $187,100

Occupancy floor —

Sensitivity live

Price	-10% $15	-5% $-43	+0% $-101	+5% $-159	+10% $-217
Rent	-10% $-223	-5% $-162	+0% $-101	+5% $-40	+10% $21
Rate	-1.0pp $2	-0.5pp $-49	base $-101	+0.5pp $-154	+1.0pp $-208

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Norwood Cir Hampton, VA	2.0	1.0	720	$1,050	$1.46	25d	1	0.24mi
1625 W Pembroke Ave Hampton, VA	2.0	1.5	950	$1,250	$1.32	25d	1	0.43mi
1625 W Pembroke Ave Unit 7 Hampton, VA	2.0	1.5	950	$1,250	$1.32	45d	1	0.45mi
507 Highland Ave Hampton, VA	2.0	1.0	925	$1,500	$1.62	16d	1	0.51mi
640 Rolfe St Hampton, VA	3.0	2.0	1100	$2,000	$1.82	45d	1	0.58mi
640 Homestead Ave Hampton, VA	3.0	1.0	852	$1,750	$2.05	45d	1	0.66mi
3605 Kecoughtan Rd Hampton, VA	2.0	1.0	800	$1,200	$1.50	45d	1	0.70mi
259 La Salle Ave Unit A Hampton, VA	2.0	1.0	680	$1,595	$2.35	45d	1	0.72mi
603 La Salle Ave Hampton, VA	2.0	1.0	759	$1,000	$1.32	45d	1	0.74mi
63 Algonquin Rd Hampton, VA	2.0	1.0	1100	$1,495	$1.36	45d	1	0.74mi
2113 Victoria Blvd Hampton, VA	3.0	1.0	1005	$1,595	$1.59	45d	1	0.76mi
1943 Kecoughtan Rd Hampton, VA	2.0	1.0	900	$1,150	$1.28	5d	1	0.89mi
1943 Kecoughtan Rd Unit G Hampton, VA	2.0	1.0	900	$1,150	$1.28	13d	1	0.89mi
613 Delaware Ave Hampton, VA	3.0	2.0	1082	$1,900	$1.76	4d	1	0.89mi
624 Pennsylvania Ave Hampton, VA	3.0	1.0	912	$1,600	$1.75	25d	1	0.90mi
3785 Kecoughtan Rd Hampton, VA	1.0–2.0	1.0	650	$1,425	$2.19	45d	5	0.98mi
1212 Shell Rd Hampton, VA	3.0	2.0	960	$1,995	$2.08	16d	1	1.02mi
401 Craven St Hampton, VA	3.0	1.0	864	$1,595	$1.85	25d	1	1.14mi
901 W Queen St Hampton, VA	2.0–3.0	1.5–2.5	1096	$1,600	$1.46	45d	1	1.15mi
417 Greenbriar Ave Hampton, VA	3.0	2.0	1007	$1,695	$1.68	9d	1	1.43mi

Listing history 22 events

1. 2026-06-21
   days on market $205,000 Active 3 DOM
2. 2026-06-19
   pricedays on marketlisting id $205,000 Active 1 DOM
3. 2026-06-15
   days on market $215,000 Active 53 DOM
4. 2026-06-13
   days on market $215,000 Active 51 DOM
5. 2026-06-13
   days on market $215,000 Active 50 DOM
6. 2026-06-09
   days on market $215,000 Active 47 DOM
7. 2026-06-08
   days on market $215,000 Active 46 DOM
8. 2026-06-07
   days on market $215,000 Active 45 DOM
9. 2026-06-03
   days on market $215,000 Active 41 DOM
10. 2026-06-02
    days on market $215,000 Active 40 DOM
11. 2026-06-01
    days on market $215,000 Active 39 DOM
12. 2026-05-31
    days on market $215,000 Active 38 DOM
13. 2026-05-13
    price $215,000 818-char remark
14. 2026-04-23
    listed $230,000 Active 818-char remark
15. 2025-06-24
    soldstatus $136,000
16. 2025-06-20
    soldstatus $136,000 Sold 194-char remark
17. 2025-06-20
    soldstatus $115,000
18. 2025-05-29
    status Under Contract 194-char remark
19. 2025-05-23
    listed $130,000 Active 194-char remark
20. 2023-03-30
    soldstatus $117,500
21. 2023-02-14
    soldstatus $55,000
22. 2023-02-14
    soldstatus $81,000

ⓘ 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: $1,917 · $160/mo
• Projected year-2 tax: $1,917 · $160/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $18,515
• − Mortgage interest: −$11,483
• − Property taxes: −$1,917
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$5,964
• Taxable loss: −$4,836
• Est. tax savings @ 24.0%: +$1,161
• After-tax cash flow: $-55/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

+272.7% since first listed

14 events — show timeline

• 2026-06-18 Listed $205,000 REINMLS
• 2026-06-18 Listed $205,000 WMLS
• 2026-06-18 Listed $205,000 WMLS
• 2026-06-16 Listing Removed — REINMLS
• 2026-05-13 Price Changed $215,000 REINMLS
• 2026-04-23 Listed $230,000 REINMLS
• 2025-06-24 Sold (Public Records) $136,000 Public Records
• 2025-06-20 Sold (Public Records) $115,000 Public Records
• 2025-06-20 Sold (MLS) $136,000 REINMLS
• 2025-05-29 Pending — REINMLS
• 2025-05-23 Listed $130,000 REINMLS
• 2023-03-30 Sold (Public Records) $117,500 Public Records
• 2023-02-14 Sold (Public Records) $81,000 Public Records
• 2023-02-14 Sold (Public Records) $55,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $1,917 · +8.3% YoY. Source: county tax records.