65 Cavalier Rd · Hampton, VA 23669

$129,000

3 bd · 2.0 ba · 1,070 sqft · SingleFamily public records · 23 Days on market

Built 1943 9,679 sqft lot $121/sqft · 43% below area Est $227k · 43% under ↓ 11% since listing

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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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Schools +5.5/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located at 65 Cavalier Rd in Hampton, this 1943 ranch-style home offers functional single-level living on a spacious 0.22-acre corner lot. The interior features approximately 1,100 square feet of living space, including 3 bedrooms and 2 full bathrooms. The layout is designed for efficiency, highlighted by a primary suite with a walk-in closet and a mix of hardwood and laminate flooring. Essential appliances are included in the kitchen, and the home is equipped with central cooling and heating for year-round comfort. Outside, the oversized lot provides ample space for gardening or recreation in an established neighborhood. This property is conveniently positioned near Langley Air Force Base,

Key facts

• Walk-in closet
• Primary suite
• Oversized lot

Tags

• CORNER LOT
• PRIMARY SUITE
• WALK-IN CLOSET
• HARDWOOD AND LAMINATE FLOORING
• CENTRAL COOLING AND HEATING
• OVERSIZED LOT

Property features AI

Finance

• HOA & community: No HOA fees indicated

Exterior

• Parking: Driveway parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power (implied by electric appliances)
• Home design: Detached ranch-style home; Single-story
• Construction: Vinyl siding; Asphalt shingle roof; Crawl foundation; Built on a 0.2222-acre lot (approx.), lot dimensions about 121 x 80
• Exterior features: Corner lot; Privacy wood fence; Storage shed

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Bedroom with full bathroom on the first floor
• Flooring: Carpet; Ceramic; Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Carpet, ceramic, laminate, and wood flooring
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% 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.
• Zoned schools: Captain John Smith Elementary (math 42% / reading 57%, grade D, #742 of 1,108 statewide, top 70%, 393 students, 82% FRL); Kecoughtan High (math 68% / reading 87%, grade A-, #83 of 319 statewide, top 28%, 1,564 students, 86% FRL) — zoned schools average 84% FRL vs 49% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 232 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $892 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 + 5.4% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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: major 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 $127,065 (1.5% below list)

Questions for the listing agent

1. Built in 1943 — 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: 1.35% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.39%
• DSCR: 1.64
• GRM: 6.2

CMA / ARV

• ARV (median comp): $227,431
• List price: $129,000
• Delta: -43.28%
• 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
65 Cavalier Rd	0.00mi	3/2.0	1,070 (0%)	0mo	$151,500	$142	100
132 Roland Dr	0.46mi	3/1.0	1,080 (+1%)	2mo	$100,000	$93	71
38 Saint Albans Dr	0.32mi	3/1.0	1,125 (+5%)	2mo	$255,000	$227	71
119 Rosewood Dr	0.59mi	3/2.0	1,050 (-2%)	1mo	$275,000	$262	68
5 Kingslee Ln	0.54mi	3/1.5	1,100 (+3%)	1mo	$274,500	$250	67
40 Crestwood Cir	0.59mi	3/1.0	1,103 (+3%)	2mo	$196,000	$178	62
2 Boeing Ave	0.63mi	3/1.0	1,047 (-2%)	2mo	$165,000	$158	61
105 Glenwood Rd	0.60mi	3/2.0	1,160 (+8%)	2mo	$272,000	$234	57
218 Pine Grove Ave	0.33mi	3/1.0	909 (-15%)	0mo	$250,000	$275	55
215 Courtney Dr	0.64mi	3/1.0	1,000 (-6%)	1mo	$160,000	$160	54
22 Lucas Dr	0.74mi	2/1.0 (-1)	1,032 (-4%)	3mo	$229,000	$222	48
9 Lucas Dr	0.70mi	2/2.0 (-1)	950 (-11%)	2mo	$260,000	$274	42

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: 7.6%
• Equity multiple: 1.31×
• Total profit: $11,132
• Equity at exit: $19,234

10-year hold

• IRR: 19.0%
• Equity multiple: 2.78×
• Total profit: $64,398
• Equity at exit: $11,154

Cash invested: $36,120 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$676
• Tax from tax record: −$216 /mo · $2,591/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $433

Break-even live

Break-even rent $1,198

Max offer price $129,000

Occupancy floor 70%

Sensitivity live

Price	-10% $506	-5% $470	+0% $433	+5% $397	+10% $360
Rent	-10% $295	-5% $364	+0% $433	+5% $502	+10% $571
Rate	-1.0pp $498	-0.5pp $466	base $433	+0.5pp $400	+1.0pp $366

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
450 Cedar Dr Hampton, VA	3.0	1.0	912	$1,500	$1.64	12d	1	0.10mi
109 Peachtree Ln Hampton, VA	3.0	2.0	984	$1,795	$1.82	15d	1	0.10mi
24 Cavalier Rd Hampton, VA	3.0	2.0	1014	$1,850	$1.82	4d	1	0.21mi
212 Pine Grove Ave Hampton, VA	2.0	1.0	720	$1,500	$2.08	24d	1	0.32mi
28 Monroe Dr Hampton, VA	3.0	1.0	1110	$1,600	$1.44	44d	1	0.40mi
105 Roland Dr Hampton, VA	2.0	1.0	750	$1,250	$1.67	15d	1	0.43mi
13 Beverly St Hampton, VA	3.0	1.0	1050	$1,800	$1.71	5d	1	0.60mi
13 W Lamington Rd Hampton, VA	3.0	1.5	1415	$2,050	$1.45	44d	1	0.60mi
232 W Gilbert St Hampton, VA	1.0–2.0	1.0	767	$1,371	$1.79	2d	1	0.61mi
19 Bernard Ave Hampton, VA	2.0	1.0	906	$995	$1.10	22d	1	0.72mi
12 Clemwood Pkwy Hampton, VA	3.0	2.0	1200	$1,745	$1.45	24d	1	0.74mi
323 Roane Dr Hampton, VA	3.0	1.0	974	$1,495	$1.53	4d	1	0.76mi
17 S Gawain Way Hampton, VA	3.0	1.5	1460	$1,895	$1.30	3d	1	0.76mi
31 Saxony Pl Hampton, VA	3.0	2.5	1315	$1,645	$1.25	18d	1	0.81mi
8 Rip Rap Rd Hampton, VA	2.0	1.0	1000	$1,200	$1.20	22d	1	0.86mi
1563 N King St Hampton, VA	2.0	2.0	1087	$1,612	$1.48	24d	2	0.89mi
1568 N King St Hampton, VA	1.0–2.0	1.0	634	$1,425	$2.25	2d	17	0.90mi
1105 Easterly Ave Hampton, VA	3.0	1.5	1204	$1,800	$1.50	15d	1	0.91mi
1563 N King St Unit 105 Hampton, VA	2.0	2.0	1087	$1,675	$1.54	44d	1	0.91mi
212 Dockside Dr Unit B Hampton, VA	2.0	2.0	1253	$1,795	$1.43	44d	1	0.97mi
102 Tyburn Ct Hampton, VA	3.0	2.5	1500	$2,000	$1.33	13d	1	0.98mi
100 Spanish Trl Hampton, VA	1.0–2.0	1.0–1.5	812	$1,450	$1.79	2d	12	1.04mi
1711 N King St Unit 18 Hampton, VA	2.0	1.0	815	$1,425	$1.75	44d	1	1.04mi
132 Tide Mill Ln Hampton, VA	2.0	1.5	1000	$1,550	$1.55	2d	1	1.34mi
1115 E Pembroke Ave Hampton, VA	2.0	1.0	850	$1,275	$1.50	2d	1	1.35mi
19 Magnolia Pl Hampton, VA	3.0	1.5	1405	$2,100	$1.49	15d	1	1.36mi
1802 Moger Dr Hampton, VA	3.0	1.0	900	$1,700	$1.89	13d	1	1.37mi
2001 Grimes Rd Hampton, VA	4.0	2.0	1430	$2,100	$1.47	3d	1	1.41mi
305 Old Point Ave Hampton, VA	3.0	1.0	1186	$1,750	$1.48	44d	1	1.46mi
234 Washington St Hampton, VA	2.0	1.0	1111	$2,000	$1.80	11d	1	1.49mi

Listing history 11 events

1. 2026-05-11
   historical Active Under Contract 959-char remark
2. 2026-05-04
   listed $129,000 Active 959-char remark
3. 2018-03-05
   soldstatus $140,000
4. 2018-02-19
   status Under Contract
5. 2018-01-05
   price $140,000
6. 2017-12-09
   listed $145,000 Active
7. 2017-12-08
   historical
8. 2017-10-27
   price $146,900
9. 2017-10-05
   price $147,500
10. 2017-09-10
    listed $150,000 Active
11. 2007-08-21
    soldstatus $170,000

ⓘ 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: $2,591 · $216/mo
• Projected year-2 tax: $2,591 · $216/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 6/10 Major FEMA zone X (unshaded) · 54% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,951
• − Mortgage interest: −$7,226
• − Property taxes: −$2,591
• − Insurance: −$645
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$3,753
• Taxable income: $3,384
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $4,385/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

-10.9% since first listed

13 events — show timeline

• 2026-06-08 Sold (MLS) $151,500 REINMLS
• 2026-05-27 Pending — REINMLS
• 2026-05-11 Contingent — REINMLS
• 2026-05-04 Listed $129,000 REINMLS
• 2018-03-05 Sold (Public Records) $140,000 Public Records
• 2018-02-19 Pending — REINMLS
• 2018-01-05 Price Changed $140,000 REINMLS
• 2017-12-09 Listed $145,000 REINMLS
• 2017-12-08 Listing Removed — REINMLS
• 2017-10-27 Price Changed $146,900 REINMLS
• 2017-10-05 Price Changed $147,500 REINMLS
• 2017-09-10 Listed $150,000 REINMLS
• 2007-08-21 Sold (Public Records) $170,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $2,591 · +3.8% YoY. Source: county tax records.