428 Shenandoah Rd · Hampton, VA 23661

$253,000

3 bd · 1.0 ba · 1,594 sqft · SingleFamily public records · 23 Days on market

Built 1942 Est $293k · 14% under

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Why this score? — see what drove the D+ 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).

• ARV discount +13.7/15.0
• Cash flow +12.5/30.0
• Schools +5.5/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming updated home at 428 Shenandoah Rd in Hampton, full of character and ready for its next chapter! This 3-bedroom, 1-bath gem (approx. 1,542 sqft) boasts an inviting open floor plan, modern stainless steel appliances, and fresh updates throughout—perfect for first-time homebuyers or savvy investors looking to add to their portfolio. Move right in and start making memories! Enjoy the convenience of a prime central location, just minutes from shopping, dining, Langley AFB, and I-64 for an easy commute.

Key facts

• Open floor plan
• Garage
• Built 1942

Tags

• OPEN FLOOR PLAN
• PRIME CENTRAL LOCATION

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Attached 1-car garage
• Utilities: City/County water; City/County sewer; Electric water heater; Natural gas for heating
• Home design: Detached Cape Cod; Two stories with two living levels; Crawl space foundation; Simple ownership
• Construction: Vinyl exterior; Crawl space foundation; Asphalt shingle roof
• Exterior features: Vinyl siding; Back yard with chain link fence; Asphalt shingle roof

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Bedrooms: Master bedroom (first floor); Additional bedroom
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Forced hot air heating (natural gas); Central air conditioning; Electric water heater
• Interior features: Carpet and laminate flooring; First-floor master bedroom; Bedroom and full bathroom on first floor; Seven rooms total (living room, great room, family room, dining room, kitchen, utility room, bedrooms)
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $253k.

Deal economics

• At list price, monthly cash flow is $-36 ($-428/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (17.8% below list).
• Recommended offer: $208k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 38% of the median local income ($65k/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 $2k of loan paydown is wiped out by about $8k 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 23 days — a 2% lower offer ($249k) 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.
• Current owner paid $164k; list at $253k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $207,983 (17.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1942 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.82% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $293,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 Fairland Ave	0.36mi	3/2.5	1,620 (+2%)	2mo	$330,000	$204	73
423 Shenandoah Rd	0.05mi	3/2.0	1,829 (+15%)	1mo	$325,000	$178	68
621 Fairland Ave	0.22mi	4/2.5 (+1)	1,678 (+5%)	3mo	$309,000	$184	68
405 Seminole Rd	0.12mi	3/2.5	1,400 (-12%)	4mo	$253,000	$181	65
3614 Matoaka Rd	0.57mi	4/2.0 (+1)	1,566 (-2%)	2mo	$320,500	$205	60
8 Roundtree Cir	0.40mi	4/2.0 (+1)	1,502 (-6%)	4mo	$306,000	$204	60
126 Cherokee Rd	0.74mi	3/2.0	1,669 (+5%)	1mo	$323,000	$194	53
410 Worster Ave	0.53mi	3/3.0	1,712 (+7%)	3mo	$288,000	$168	52
144 Algonquin Rd	0.65mi	3/1.5	1,742 (+9%)	1mo	$315,000	$181	51
2709 Verell St	0.73mi	2/1.0 (-1)	1,461 (-8%)	2mo	$165,000	$113	46
355 Ivy Home Rd	0.50mi	4/2.5 (+1)	1,400 (-12%)	0mo	$299,800	$214	45
15 Victor St	0.57mi	4/2.5 (+1)	1,755 (+10%)	3mo	$239,900	$137	43

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: -12.1%
• Equity multiple: 0.54×
• Total profit: $-32,287
• Equity at exit: $37,723

10-year hold

• IRR: 3.1%
• Equity multiple: 1.27×
• Total profit: $18,943
• Equity at exit: $21,875

Cash invested: $70,840 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,080 high
• Mortgage (P&I): −$1,327
• Tax from tax record: −$247 /mo · $2,958/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-36

Break-even live

Break-even rent $2,125

Max offer price $246,705

Occupancy floor 97%

Sensitivity live

Price	-10% $108	-5% $36	+0% $-36	+5% $-107	+10% $-179
Rent	-10% $-200	-5% $-118	+0% $-36	+5% $47	+10% $129
Rate	-1.0pp $92	-0.5pp $29	base $-36	+0.5pp $-101	+1.0pp $-168

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: $63,250
• Closing costs: $7,590
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
426 Seminole Rd Hampton, VA	4.0	2.5	2200	$2,450	$1.11	16d	1	0.07mi
708 Westwood Ave Hampton, VA	3.0	2.5	1300	$2,300	$1.77	16d	1	0.25mi
516 Homestead Ave Hampton, VA	4.0	2.0	1129	$1,995	$1.77	0d	1	0.27mi
702 Rutherford St Hampton, VA	3.0	2.0	1445	$1,795	$1.24	25d	1	0.29mi
534 Brightwood Ave Hampton, VA	3.0	3.0	1528	$2,095	$1.37	45d	1	0.36mi
310 Lasalle Ave Hampton, VA	3.0	2.0	1858	$2,200	$1.18	45d	1	0.49mi
180 Cherokee Rd Hampton, VA	3.0	1.0	1600	$2,000	$1.25	0d	1	0.59mi
607 Lee St Hampton, VA	3.0	1.5	1404	$2,150	$1.53	45d	1	0.71mi
3750 Kecoughtan Rd Hampton, VA	2.0	1.5	1300	$1,600	$1.23	45d	1	0.74mi
626 Chapel St Hampton, VA	4.0	2.0	1470	$1,900	$1.29	14d	1	0.74mi
63 Algonquin Rd Hampton, VA	2.0	1.0	1100	$1,495	$1.36	45d	1	0.82mi
901 W Queen St Hampton, VA	2.0–3.0	1.5–2.5	1096	$1,600	$1.46	45d	1	0.84mi
53 Shenandoah Rd Hampton, VA	3.0	2.5	1767	$2,395	$1.36	0d	1	0.84mi
448 Chapel St Hampton, VA	3.0	2.0	1425	$1,850	$1.30	5d	1	0.91mi
640 Rolfe St Hampton, VA	3.0	2.0	1100	$2,000	$1.82	45d	1	0.92mi
236 Pocahontas Pl Hampton, VA	2.0	1.0	1262	$1,795	$1.42	4d	1	0.92mi
130 Pocahontas Pl Hampton, VA	3.0	1.0	1415	$1,695	$1.20	45d	1	1.00mi
101 Prince James Dr Hampton, VA	3.0	1.0	1766	$1,645	$0.93	16d	1	1.11mi
100 Chesterfield Rd Hampton, VA	3.0	1.5	1742	$2,200	$1.26	6d	1	1.15mi
130 Chancellor Rd Hampton, VA	4.0	1.0	2000	$1,995	$1.00	6d	1	1.19mi
613 Delaware Ave Hampton, VA	3.0	2.0	1082	$1,900	$1.76	5d	1	1.24mi
707 Pennsylvania Ave Hampton, VA	4.0	2.5	2134	$2,800	$1.31	25d	1	1.26mi
703 N Back River Rd Hampton, VA	3.0	2.5	2062	$2,475	$1.20	45d	1	1.30mi
27 Capps Qtrs #1 Hampton, VA	3.0	2.5	1734	$2,200	$1.27	45d	1	1.40mi
316 Fountain Way Hampton, VA	3.0	2.5	1850	$2,600	$1.41	19d	1	1.40mi
600 Freeman Dr Hampton, VA	1.0–2.0	1.0–2.0	892	$1,961	$2.20	0d	5	1.49mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $253,000 Under Contract 23 DOM
2. 2026-06-09
   days on market $253,000 Active Under Contract 21 DOM
3. 2026-06-08
   days on market $253,000 Active Under Contract 20 DOM
4. 2026-06-07
   days on market $253,000 Active Under Contract 19 DOM
5. 2026-06-03
   days on market $253,000 Active Under Contract 15 DOM
6. 2026-06-02
   days on market $253,000 Active Under Contract 14 DOM
7. 2026-06-02
   status $253,000 Active Under Contract 13 DOM
8. 2026-06-01
   days on market $253,000 Active 13 DOM
9. 2026-05-31
   days on market $253,000 Active 12 DOM
10. 2026-05-19
    listed $253,000 Active
11. 2019-07-02
    soldstatus $163,500
12. 2019-06-05
    status Under Contract
13. 2019-04-21
    listed $161,900 Active
14. 2018-02-08
    historical
15. 2017-12-19
    listed $141,900 Active
16. 2006-06-02
    soldstatus $149,900

ⓘ 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: $2,958 · $247/mo
• Projected year-2 tax: $2,958 · $247/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) · 9% 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: $24,958
• − Mortgage interest: −$14,172
• − Property taxes: −$2,958
• − Insurance: −$1,265
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − Depreciation: −$7,360
• Taxable loss: −$4,791
• Est. tax savings @ 24.0%: +$1,150
• After-tax cash flow: $722/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

+68.8% since first listed

7 events — show timeline

• 2026-05-19 Listed $253,000 REINMLS
• 2019-07-02 Sold (Public Records) $163,500 Public Records
• 2019-06-05 Pending — REINMLS
• 2019-04-21 Listed $161,900 REINMLS
• 2018-02-08 Listing Removed — REINMLS
• 2017-12-19 Listed $141,900 REINMLS
• 2006-06-02 Sold (Public Records) $149,900 Public Records

Property tax history

+10.6%/yr

Latest (2025): $2,958 · +9.2% YoY. Source: county tax records.