220 Pacific Dr #2 · Hampton, VA 23666

$110,000

1 bd · 1.0 ba · 609 sqft · Condo public records · 146 Days on market

Built 1985 $181/sqft · at area comps Est $113k · at est. $101/mo HOA · 9% of rent

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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 +17.9/30.0
• ARV discount +8.6/15.0
• 1% rule +5.7/10.0
• DSCR +5.6/10.0
• Schools +5.5/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained 1 bedroom 1 bath condo in Hampton Club. Beautiful laminate floors with vaulted ceilings Community pool and gated main entry. Turnkey investment with existing tenant in place. 3rd floor

Key facts

• Laminate floors
• Community pool
• Vaulted ceilings

Tags

• LAMINATE FLOORS
• VAULTED CEILINGS
• COMMUNITY POOL
• GATED MAIN ENTRY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 (+4.0%/yr); 231 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $761 of loan paydown is wiped out by about $3k 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 146 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago 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.

Risks & watch-outs

• Climate carrying-cost: 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 7.31%
• Cash-on-cash: 3.64%
• DSCR: 1.16
• GRM: 7.8

CMA / ARV

• ARV (median comp): $112,761
• List price: $110,000
• Delta: -2.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.05% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-10,544
• Equity at exit: $16,401

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $4,046
• Equity at exit: $9,511

Cash invested: $30,800 (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 23666

• Home prices YoY: -15.7%
• Rents YoY: 4.0%
• Active inventory: 231
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,182 high
• Mortgage (P&I): −$577
• Tax from tax record: −$117 /mo · $1,403/yr
• Insurance: −$46
• HOA: −$101
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $93

Break-even live

Break-even rent $1,064

Max offer price $110,000

Occupancy floor 87%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Hampton Club Dr #3 Hampton, VA	1.0	1.0	607	$1,165	$1.92	43d	1	0.02mi
140 Haverford Ct Unit 1 Hampton, VA	2.0	1.0	734	$1,250	$1.70	23d	1	0.05mi
131 Davenport Ct Unit 131 Hampton, VA	1.0	1.0	602	$1,200	$1.99	43d	1	0.07mi
139 Haverford Ct Hampton, VA	1.0	1.0	602	$995	$1.65	23d	1	0.09mi
139 Haverford Ct Hampton, VA	1.0	1.0	602	$1,095	$1.82	43d	1	0.09mi
133 Haverford Ct Hampton, VA	1.0	1.0	602	$1,200	$1.99	23d	1	0.09mi
126 Wells Ct Hampton, VA	1.0	1.0	602	$1,100	$1.83	17d	1	0.11mi
102 Wells Ct Hampton, VA	2.0	1.0	734	$1,200	$1.63	43d	1	0.12mi
326 Wells Ct Hampton, VA	1.0	1.0	650	$1,150	$1.77	43d	1	0.15mi
59 Wells Ct Hampton, VA	1.0	1.0	602	$1,025	$1.70	43d	1	0.15mi
260 Marcella Rd Hampton, VA	1.0–2.0	1.0–2.0	825	$1,403	$1.70	1d	18	0.38mi
2 Wyndham Dr Hampton, VA	1.0–2.0	1.0–2.0	749	$1,329	$1.77	43d	10	0.42mi
101 Signature Way Hampton, VA	1.0–3.0	1.0–2.0	956	$1,539	$1.61	1d	13	0.60mi
2632 N Armistead Ave Hampton, VA	1.0–2.0	1.0–1.5	735	$1,124	$1.53	2d	10	1.05mi
2018 Cunningham Dr Hampton, VA	1.0–3.0	1.0–1.5	997	$1,195	$1.20	1d	25	1.20mi
135 Pine Chapel Rd Hampton, VA	1.0–2.0	1.0–1.5	830	$1,374	$1.66	2d	9	1.38mi

HOA detail condo

• Monthly dues: $101 · $1,212/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $110,000 Active 146 DOM
2. 2026-06-17
   days on market $110,000 Active 145 DOM
3. 2026-06-16
   days on market $110,000 Active 144 DOM
4. 2026-06-15
   days on market $110,000 Active 143 DOM
5. 2026-06-13
   days on market $110,000 Active 140 DOM
6. 2026-06-09
   days on market $110,000 Active 137 DOM
7. 2026-06-08
   days on market $110,000 Active 136 DOM
8. 2026-06-07
   days on market $110,000 Active 135 DOM
9. 2026-06-03
   days on market $110,000 Active 131 DOM
10. 2026-06-02
    days on market $110,000 Active 130 DOM
11. 2026-06-01
    days on market $110,000 Active 129 DOM
12. 2026-05-31
    days on market $110,000 Active 128 DOM
13. 2026-01-23
    listed $110,000 Active 200-char remark

    Show marketing remark (200 chars)

    Well maintained 1 bedroom 1 bath condo in Hampton Club. Beautiful laminate floors with vaulted ceilings Community pool and gated main entry. Turnkey investment with existing tenant in place. 3rd floor

14. 2022-05-12
    soldstatus $100,000
15. 2022-04-25
    status Under Contract
16. 2022-03-23
    historical Active Under Contract
17. 2022-03-11
    status Active
18. 2022-02-18
    historical Active Under Contract
19. 2022-01-27
    listed $95,000 Active
20. 1986-02-01
    soldstatus $39,800

ⓘ 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: $1,403 · $117/mo
• Projected year-2 tax: $1,403 · $117/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,188
• − Mortgage interest: −$6,162
• − Property taxes: −$1,403
• − Insurance: −$550
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − HOA: −$1,212
• − Depreciation: −$3,200
• Taxable loss: −$609
• Est. tax savings @ 24.0%: +$146
• After-tax cash flow: $1,267/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): 54,233
• Household income: $72,568
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 2951.0

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 0.65)
• Race & ethnicity: Black 51% White 29% Two or more races 10% Hispanic / Latino 9% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 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: ▼ -49.01%
• Current HPI: 262.821
• Rent YoY: ▲ 4.05%
• 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

+176.4% since first listed

8 events — show timeline

• 2026-01-23 Listed $110,000 REINMLS
• 2022-05-12 Sold (Public Records) $100,000 Public Records
• 2022-04-25 Pending — REINMLS
• 2022-03-23 Contingent — REINMLS
• 2022-03-11 Relisted — REINMLS
• 2022-02-18 Contingent — REINMLS
• 2022-01-27 Listed $95,000 REINMLS
• 1986-02-01 Sold (Public Records) $39,800 Public Records

Property tax history

+14.4%/yr

Latest (2025): $1,403 · +6.3% YoY. Source: county tax records.