727 Bellwood Rd · Hampton, VA 23666

$175,000

3 bd · 1.5 ba · 1,278 sqft · SingleFamily public records · 72 Days on market

Built 1911 10,018 sqft lot $137/sqft · 29% below area Est $247k · 29% under

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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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.8/10.0
• 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

Priced to sell ASAP! Priced under city assessment! Priced to sell as-is, where-is. 2 story, 3 bedrooms, 1.5 bath farmhouse! Renters just moved out! Clean but needs love! This is a cash purchase only. New subdivision going in behind home.

Key facts

• 0.23 acre lot
• Built 1911
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 31% of the median local income ($73k/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 $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

• It's been on market 72 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 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 $45k; list at $175k implies a 289% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.
• 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 $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — 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: 1.08% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.85%
• DSCR: 1.35
• GRM: 7.7

CMA / ARV

• ARV (median comp): $246,667
• List price: $175,000
• Delta: -29.05%
• 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
727 Bellwood Rd	0.00mi	3/1.5	1,278 (0%)	1mo	$160,000	$125	99
723 Spruce Rd	0.51mi	3/2.0	1,237 (-3%)	1mo	$299,900	$242	68
116 Latham Dr	0.57mi	3/1.0	1,294 (+1%)	4mo	$170,000	$131	66
8513 Orcutt Ave	0.72mi	3/1.0	1,282 (+0%)	3mo	$259,900	$203	62
5004 Arony St	0.67mi	4/2.0 (+1)	1,250 (-2%)	4mo	$285,000	$228	55
648 Bellwood Rd	0.23mi	4/2.0 (+1)	1,458 (+14%)	6mo	$299,900	$206	54
308 Mattox Dr	0.75mi	4/2.5 (+1)	1,312 (+3%)	6mo	$275,000	$210	47
2 Bobs Ct	0.64mi	3/2.0	1,433 (+12%)	2mo	$295,000	$206	47
633 Sedgefield Dr	0.68mi	4/1.0 (+1)	1,180 (-8%)	4mo	$110,500	$94	45
212 Tyler Ave	0.67mi	3/2.0	1,142 (-11%)	6mo	$255,000	$223	44
618 Mclawhorne Dr	0.69mi	3/2.0	1,130 (-12%)	6mo	$270,000	$239	41
5 Marval Cir	0.70mi	3/2.0	1,119 (-12%)	6mo	$321,400	$287	40

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 · 4.05% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-5,900
• Equity at exit: $26,093

10-year hold

• IRR: 7.6%
• Equity multiple: 1.61×
• Total profit: $29,672
• Equity at exit: $15,131

Cash invested: $49,000 (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 23666

• Home prices YoY: -15.7%
• Rents YoY: 4.0%
• Active inventory: 231
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,894 high
• Mortgage (P&I): −$918
• Tax from tax record: −$185 /mo · $2,216/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $321

Break-even live

Break-even rent $1,488

Max offer price $175,000

Occupancy floor 78%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 Randolph Rd Newport News, VA	3.0	1.0	989	$1,475	$1.49	43d	1	0.51mi
531 Bulkeley Pl Newport News, VA	2.0–3.0	1.0–1.5	780	$1,891	$2.42	1d	20	0.65mi
268 Town Pointe Way Newport News, VA	3.0	2.5	1587	$2,200	$1.39	43d	1	0.66mi
116 Tyler Ave Unit 1A Newport News, VA	2.0	1.0	950	$1,075	$1.13	43d	1	0.70mi
5014 Hazelwood Rd Newport News, VA	3.0	1.0	955	$1,900	$1.99	1d	1	0.76mi
315 Piez Ave Newport News, VA	2.0	1.0	1081	$1,395	$1.29	11d	1	0.95mi
23 Green Ct Newport News, VA	3.0	1.5	1200	$2,000	$1.67	14d	1	1.05mi
207 Ferguson Ave Newport News, VA	3.0	1.0	1350	$1,495	$1.11	23d	1	1.05mi
39 Westover Rd Newport News, VA	3.0	1.5	1850	$2,000	$1.08	14d	1	1.09mi
24 Brandon Rd Newport News, VA	3.0	1.5	1574	$2,495	$1.59	43d	1	1.11mi
604 Big Bethel Rd Hampton, VA	3.0	1.5	1139	$2,300	$2.02	43d	1	1.15mi
346 Sitka Ct Hampton, VA	3.0	1.5	1210	$1,675	$1.38	23d	1	1.16mi
101 Basswood Dr Newport News, VA	4.0	2.0	1409	$2,395	$1.70	43d	1	1.18mi
25 Franklin Rd Newport News, VA	3.0	1.5	1521	$1,750	$1.15	7d	1	1.19mi
314 Martha Lee Dr Hampton, VA	3.0	2.0	1210	$2,200	$1.82	23d	1	1.22mi
100 Tricia Ln Newport News, VA	2.0	1.0	900	$1,250	$1.39	23d	1	1.36mi
32 Gambol St Newport News, VA	3.0	2.5	1650	$2,500	$1.52	3d	1	1.37mi
119 Yorkshire Ter Hampton, VA	4.0	1.5	1499	$2,500	$1.67	23d	1	1.42mi
674 Summer Day Ct Newport News, VA	2.0–3.0	2.0	986	$1,502	$1.52	4d	4	1.44mi

Listing history 8 events

1. 2026-05-15
   status Pending 237-char remark

   Show marketing remark (237 chars)

   Priced to sell ASAP! Priced under city assessment! Priced to sell as-is, where-is. 2 story, 3 bedrooms, 1.5 bath farmhouse! Renters just moved out! Clean but needs love! This is a cash purchase only. New subdivision going in behind home.

2. 2026-05-14
   status Under Contract 237-char remark

   Show marketing remark (237 chars)

   Priced to sell ASAP! Priced under city assessment! Priced to sell as-is, where-is. 2 story, 3 bedrooms, 1.5 bath farmhouse! Renters just moved out! Clean but needs love! This is a cash purchase only. New subdivision going in behind home.

3. 2026-05-14
   status Pending

   Show marketing remark (237 chars)

   Priced to sell ASAP! Priced under city assessment! Priced to sell as-is, where-is. 2 story, 3 bedrooms, 1.5 bath farmhouse! Renters just moved out! Clean but needs love! This is a cash purchase only. New subdivision going in behind home.

4. 2026-05-11
   historical Active Under Contract 237-char remark

   Show marketing remark (237 chars)

   Priced to sell ASAP! Priced under city assessment! Priced to sell as-is, where-is. 2 story, 3 bedrooms, 1.5 bath farmhouse! Renters just moved out! Clean but needs love! This is a cash purchase only. New subdivision going in behind home.

5. 2026-03-02
   listed $175,000 Active 237-char remark

   Show marketing remark (237 chars)

   Priced to sell ASAP! Priced under city assessment! Priced to sell as-is, where-is. 2 story, 3 bedrooms, 1.5 bath farmhouse! Renters just moved out! Clean but needs love! This is a cash purchase only. New subdivision going in behind home.

6. 2026-03-02
   listed $175,000 Active 237-char remark

   Show marketing remark (237 chars)

   Priced to sell ASAP! Priced under city assessment! Priced to sell as-is, where-is. 2 story, 3 bedrooms, 1.5 bath farmhouse! Renters just moved out! Clean but needs love! This is a cash purchase only. New subdivision going in behind home.

7. 2026-03-02
   listed $175,000 Active

   Show marketing remark (237 chars)

   Priced to sell ASAP! Priced under city assessment! Priced to sell as-is, where-is. 2 story, 3 bedrooms, 1.5 bath farmhouse! Renters just moved out! Clean but needs love! This is a cash purchase only. New subdivision going in behind home.

8. 1991-03-01
   soldstatus $45,000

ⓘ 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: $2,216 · $185/mo
• Projected year-2 tax: $2,216 · $185/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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,725
• − Mortgage interest: −$9,803
• − Property taxes: −$2,216
• − Insurance: −$875
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$5,091
• Taxable income: $1,104
• Est. tax owed @ 24.0%: −$265
• After-tax cash flow: $3,584/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

+288.9% since first listed

8 events — show timeline

• 2026-05-15 Pending — CBRAR
• 2026-05-14 Pending — REINMLS
• 2026-05-14 Pending — WMLS
• 2026-05-11 Contingent — REINMLS
• 2026-03-02 Listed $175,000 WMLS
• 2026-03-02 Listed $175,000 REINMLS
• 2026-03-02 Listed $175,000 CBRAR
• 1991-03-01 Sold (Public Records) $45,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,216 · +7.7% YoY. Source: county tax records.