436 Seminole Rd · Hampton, VA 23661

$145,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 38 Days on market

Built 1943 6,298 sqft lot $201/sqft · 28% below area Est $200k · 28% 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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• Schools +5.5/10.0
• Rent growth +5.0/5.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 6,298 sq ft lot
• Built 1943
• Listed 38 days

Property features AI

Finance

• Other: Lot approximately 0.1446 acres (105 x 60)
• HOA & community: No HOA fees indicated

Exterior

• Parking: Off-street parking via driveway and street
• Utilities: City/county water; City/county sewer; Electric water heater
• Home design: Detached cottage/craftsman; One story with 1 living level; Crawl foundation
• Construction: Brick siding; Asphalt shingle roof
• Exterior features: Patio; Chain link fence

Interior

• Kitchen: Electric range
• Bedrooms: First-floor master bedroom; Total rooms: 4 (includes attic)
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: One full bathroom; Bedroom and full bathroom on first floor
• Heating & cooling: Forced hot air heating; Radiator heating; Other cooling
• Interior features: Ceiling fan; Scuttle access
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/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 $137k (5.5% below list).
• Recommended offer: $137k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $4k 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 + 8.0% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($141k) 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

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• 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 $137,011 (5.5% below list)

Questions for the listing agent

1. It's been on market 38 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 1943 — 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. 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: 0.94% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 8.8

CMA / ARV

• ARV (median comp): $200,000
• List price: $145,000
• Delta: -27.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
436 Seminole Rd	0.00mi	2/1.0	720 (0%)	0mo	$155,000	$215	100
802 Smith St	0.27mi	2/1.0	709 (-2%)	0mo	$200,000	$282	84
2833 Ryland Rd	0.59mi	2/1.0	720 (0%)	2mo	$220,000	$306	71
732 Westwood Ave	0.20mi	2/1.0	672 (-7%)	12mo	$199,000	$296	69
622 Bell St	0.29mi	2/1.0	804 (+12%)	5mo	$150,000	$187	63
415 Brightwood Ave	0.21mi	2/1.0	804 (+12%)	13mo	$185,000	$230	60
509 Lee St	0.68mi	2/1.0	680 (-6%)	11mo	$105,000	$154	50
681 Bell St	0.47mi	3/1.0 (+1)	813 (+13%)	2mo	$204,000	$251	50

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-6,619
• Equity at exit: $21,620

10-year hold

• IRR: 10.3%
• Equity multiple: 1.97×
• Total profit: $39,535
• Equity at exit: $12,537

Cash invested: $40,600 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$760
• Tax from tax record: −$110 /mo · $1,319/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $152

Break-even live

Break-even rent $1,178

Max offer price $145,000

Occupancy floor 84%

Sensitivity live

Price	-10% $234	-5% $193	+0% $152	+5% $111	+10% $70
Rent	-10% $43	-5% $98	+0% $152	+5% $206	+10% $260
Rate	-1.0pp $225	-0.5pp $189	base $152	+0.5pp $114	+1.0pp $76

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Homestead Ave Hampton, VA	1.0	1.0	750	$1,195	$1.59	12d	1	0.16mi
708 Norwood Cir Hampton, VA	2.0	1.0	720	$1,050	$1.46	25d	1	0.55mi
259 La Salle Ave Unit A Hampton, VA	2.0	1.0	680	$1,595	$2.35	45d	1	0.59mi
3785 Kecoughtan Rd Hampton, VA	1.0–2.0	1.0	650	$1,425	$2.19	45d	5	0.79mi
600 Freeman Dr Hampton, VA	1.0–2.0	1.0–2.0	892	$2,008	$2.25	3d	8	1.38mi

Listing history 23 events

1. 2026-06-16
   status $145,000 Under Contract 38 DOM
2. 2026-06-15
   days on market $145,000 Active Under Contract 38 DOM
3. 2026-06-13
   days on market $145,000 Active Under Contract 36 DOM
4. 2026-06-13
   days on market $145,000 Active Under Contract 35 DOM
5. 2026-06-09
   days on market $145,000 Active Under Contract 32 DOM
6. 2026-06-08
   days on market $145,000 Active Under Contract 31 DOM
7. 2026-06-07
   days on market $145,000 Active Under Contract 30 DOM
8. 2026-06-03
   days on market $145,000 Active Under Contract 26 DOM
9. 2026-06-02
   days on market $145,000 Active Under Contract 25 DOM
10. 2026-06-01
    days on market $145,000 Active Under Contract 24 DOM
11. 2026-05-31
    days on market $145,000 Active Under Contract 23 DOM
12. 2026-05-18
    historical Active Under Contract 334-char remark
13. 2026-05-07
    listed $145,000 Active 334-char remark
14. 2023-01-17
    soldstatus $75,000
15. 2023-01-03
    status Under Contract
16. 2022-12-27
    historical Active Under Contract
17. 2022-12-13
    price $92,500
18. 2022-12-13
    status Active
19. 2022-12-05
    historical Active Under Contract
20. 2022-11-21
    listed $97,500 Active
21. 1987-02-01
    soldstatus $43,900
22. 1984-10-01
    soldstatus $31,000
23. 1972-11-01
    soldstatus $13,100

ⓘ 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: $1,319 · $110/mo
• Projected year-2 tax: $1,319 · $110/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 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: $16,441
• − Mortgage interest: −$8,122
• − Property taxes: −$1,319
• − Insurance: −$725
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$4,218
• Taxable loss: −$574
• Est. tax savings @ 24.0%: +$138
• After-tax cash flow: $1,958/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

+1083.2% since first listed

14 events — show timeline

• 2026-06-15 Pending — REINMLS
• 2026-06-12 Sold (MLS) $155,000 REINMLS
• 2026-05-18 Contingent — REINMLS
• 2026-05-07 Listed $145,000 REINMLS
• 2023-01-17 Sold (Public Records) $75,000 Public Records
• 2023-01-03 Pending — REINMLS
• 2022-12-27 Contingent — REINMLS
• 2022-12-13 Price Changed $92,500 REINMLS
• 2022-12-13 Relisted — REINMLS
• 2022-12-05 Contingent — REINMLS
• 2022-11-21 Listed $97,500 REINMLS
• 1987-02-01 Sold (Public Records) $43,900 Public Records
• 1984-10-01 Sold (Public Records) $31,000 Public Records
• 1972-11-01 Sold (Public Records) $13,100 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,319 · +6.7% YoY. Source: county tax records.