14 Henderson Ln · Hampton, VA 23663

$165,000

3 bd · 1.0 ba · 1,220 sqft · SingleFamily public records · 6 Days on market

Built 1963 Est $254k · 35% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.2/10.0
• Schools +5.5/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming three-bedroom, one-and-a-half-bath home full of potential. Whether you're a homeowner ready to design a space that reflects your style or an investor seeking your next project, this property offers a solid foundation and functional layout to build upon. With generous living space and great bones, this home is ready for your vision and updates. Create the finishes you love and transform it into something truly special. Property is being sold as-is. Seller to make no repairs. A fantastic opportunity to add value and make it your own.

Key facts

• Parking
• Built 1963
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 9.0% 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: Jane H. Bryan Elementary (math 42% / reading 57%, grade D, #742 of 1,108 statewide, top 70%, 376 students, 82% FRL); Phoebus High (math 57% / reading 76%, grade B, #195 of 319 statewide, top 62%, 1,365 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 (+3.1%/yr); 80 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 41% of the median local income ($54k/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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $12k; list at $165k implies a 1275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• 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 $165,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.12% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.60%
• DSCR: 1.43
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $253,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Primrose Ave	0.18mi	2/1.0 (-1)	1,338 (+10%)	1mo	$255,000	$191	70
6 Langille Ct	0.28mi	3/2.0	1,096 (-10%)	2mo	$282,000	$257	64
932 Wilson Ln	0.23mi	3/2.0	1,400 (+15%)	2mo	$289,900	$207	59
706 Grimes Rd	0.74mi	3/2.0	1,230 (+1%)	3mo	$229,000	$186	57
72 Ireland St	0.35mi	3/1.5	1,402 (+15%)	0mo	$310,000	$221	56
106 W Cummings Ave	0.60mi	3/1.5	1,320 (+8%)	1mo	$275,000	$208	56
213 Ireland St	0.49mi	3/2.0	1,110 (-9%)	3mo	$280,000	$252	56
54 W Virginia Ave	0.46mi	4/2.5 (+1)	1,293 (+6%)	2mo	$181,000	$140	56
106 E Cummings Ave	0.68mi	3/2.0	1,170 (-4%)	3mo	$270,000	$231	55
1445 Oakcrest Dr	0.63mi	3/2.0	1,303 (+7%)	3mo	$166,750	$128	53
1510 Denton Dr	0.65mi	3/2.0	1,051 (-14%)	3mo	$263,000	$250	40
25 W Cummings Ave	0.63mi	3/2.0	1,400 (+15%)	2mo	$276,000	$197	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 · 3.13% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-6,462
• Equity at exit: $24,602

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $21,262
• Equity at exit: $14,266

Cash invested: $46,200 (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 23663

• Home prices YoY: -4.3%
• Rents YoY: 3.1%
• Active inventory: 80
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,854 high
• Mortgage (P&I): −$865
• Tax from tax record: −$161 /mo · $1,935/yr
• Insurance: −$69
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $314

Break-even live

Break-even rent $1,457

Max offer price $165,000

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1210 Pansy St Hampton, VA	2.0	2.0	1409	$2,000	$1.42	44d	1	0.18mi
949 N Mallory St Hampton, VA	2.0	1.5	1054	$1,250	$1.19	2d	1	0.25mi
221 W Kelly Ave Hampton, VA	3.0	1.0	1200	$2,350	$1.96	44d	1	0.54mi
2010 E Pembroke Ave Hampton, VA	2.0	1.0	900	$1,150	$1.28	4d	1	0.85mi
4 Bainbridge Ave Unit B Hampton, VA	2.0	1.5	1050	$1,550	$1.48	44d	1	0.92mi
25 Bainbridge Ave Hampton, VA	2.0	1.5	1306	$1,600	$1.23	2d	1	0.95mi
1115 E Pembroke Ave Hampton, VA	2.0	1.0	850	$1,275	$1.50	2d	1	0.95mi
1665 N Mallory St Hampton, VA	2.0	1.0	1250	$1,785	$1.43	44d	1	0.95mi
1802 Moger Dr Hampton, VA	3.0	1.0	900	$1,700	$1.89	12d	1	1.00mi
229 Atlantic Ave Hampton, VA	2.0	1.0	1170	$1,600	$1.37	12d	1	1.02mi
305 Old Point Ave Hampton, VA	3.0	1.0	1186	$1,750	$1.48	44d	1	1.11mi
1805 Nickerson Blvd Hampton, VA	3.0	1.5	1393	$1,695	$1.22	44d	1	1.14mi
19 Magnolia Pl Hampton, VA	3.0	1.5	1405	$2,100	$1.49	15d	1	1.24mi
216 S 2nd St Hampton, VA	2.0	2.0	1429	$2,395	$1.68	21d	1	1.25mi
2000 Neville Cir Hampton, VA	3.0	1.0	1100	$1,750	$1.59	44d	1	1.27mi
2304 Burnette Dr Hampton, VA	4.0	2.0	1322	$2,100	$1.59	15d	1	1.28mi
2001 Grimes Rd Hampton, VA	4.0	2.0	1430	$2,100	$1.47	3d	1	1.34mi
150 Ingalls Rd Unit 204 Fort Monroe, VA	2.0	1.0	872	$2,060	$2.36	17d	1	1.37mi

Listing history 3 events

1. 2026-02-26
   status Under Contract
2. 2026-02-20
   listed $165,000 Active
3. 1964-04-01
   soldstatus $12,000

ⓘ 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: $1,935 · $161/mo
• Projected year-2 tax: $1,935 · $161/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 7/10 Severe FEMA zone X (unshaded) · 95% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,250
• − Mortgage interest: −$9,243
• − Property taxes: −$1,935
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$4,800
• Taxable income: $1,221
• Est. tax owed @ 24.0%: −$293
• After-tax cash flow: $3,475/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): 14,656
• Household income: $54,336
• Rent vs Own: 47.4% rent · 52.6% own
• Severe rent burden: 803.0

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 48% White 37% Two or more races 11% Hispanic / Latino 5%
• Common ancestry: Romanian 1% Serbian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -14.71%
• Current HPI: 328.8386
• Rent YoY: ▲ 3.13%
• 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

+1275.0% since first listed

3 events — show timeline

• 2026-02-26 Pending — REINMLS
• 2026-02-20 Listed $165,000 REINMLS
• 1964-04-01 Sold (Public Records) $12,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $1,935 · -0.9% YoY. Source: county tax records.