1922 Beall Dr · Hampton, VA 23663

$200,000

3 bd · 1.0 ba · 1,022 sqft · SingleFamily public records · 1 Days on market

Built 1960 5,600 sqft lot Est $241k · 17% 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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• Schools +5.5/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 4-bedroom rancher near the beach and schools. This ranch style home welcomes you with a cozy front porch, and an inviting layout perfect for easy living. You'll find a spacious kitchen with abundant counter space ideal for cooking, gathering, and everyday convenience. The large primary bedroom offers a comfortable retreat, while the additional bedrooms are nicely sized and versatile for guests, kids or a home office. The backyard provides room to play, relax, or entertain and it backs up to the elementary school. Just needs a little carpet and paint and this could be your dream home.

Key facts

• 5,600 sq ft lot
• Built 1960

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking spaces
• Utilities: City/County water; City/County sewer; Gas water heater
• Home design: Detached ranch-style home; Single-story; Slab foundation
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Patio; Back fenced yard

Interior

• Kitchen: Gas range; Refrigerator; 220 V electric outlet
• Bedrooms: Master bedroom on the 1st floor; First floor bedroom present; Total rooms: 7 (includes bedroom spaces and other rooms)
• Flooring: Carpet; Ceramic
• Bathrooms: One full bathroom (first floor)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Ceiling fan; Scuttle (attic) access
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $201 ($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 $192k (3.8% below list).
• Recommended offer: $192k (3.8% 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: 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 (+3.1%/yr); 81 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 68 units permitted in Hampton city in 2024 (0 in 5+ unit buildings).
• This rent runs 42% 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 $6k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $165k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $192,354 (3.8% below list)

Questions for the listing agent

1. Built in 1960 — 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: 0.96% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $241,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1922 Beall Dr	0.00mi	4/1.0 (+1)	1,022 (0%)	0mo	$200,000	$196	95
1908 Hurst Dr	0.05mi	3/1.0	967 (-5%)	2mo	$170,000	$176	86
11 Farrington Pl	0.37mi	3/1.0	990 (-3%)	0mo	$225,000	$227	77
1515 Garrow Cir	0.33mi	3/1.0	1,108 (+8%)	2mo	$240,000	$217	69
1814 Somerville Dr	0.37mi	3/1.0	912 (-11%)	1mo	$230,000	$252	64
1622 Old Buckroe Rd	0.71mi	3/1.0	1,009 (-1%)	2mo	$228,000	$226	63
1923 Rawood Dr	0.29mi	3/1.0	877 (-14%)	2mo	$235,000	$268	61
1841 Kensington Dr	0.44mi	3/1.0	912 (-11%)	2mo	$215,000	$236	60
1845 Kensington Dr	0.43mi	3/1.0	912 (-11%)	4mo	$218,000	$239	59
530 Price St	0.64mi	3/1.0	912 (-11%)	2mo	$250,000	$274	51
213 Ireland St	0.71mi	3/2.0	1,110 (+9%)	3mo	$280,000	$252	46
733 Burgess Ave	0.67mi	3/2.0	1,161 (+14%)	3mo	$170,000	$146	39

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: -9.4%
• Equity multiple: 0.65×
• Total profit: $-19,380
• Equity at exit: $29,821

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $586
• Equity at exit: $17,292

Cash invested: $56,000 (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 23663

• Home prices YoY: -4.3%
• Rents YoY: 3.1%
• Active inventory: 81
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,924 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$187 /mo · $2,240/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $201

Break-even live

Break-even rent $1,669

Max offer price $200,000

Occupancy floor 85%

Sensitivity live

Price	-10% $314	-5% $257	+0% $201	+5% $144	+10% $88
Rent	-10% $49	-5% $125	+0% $201	+5% $277	+10% $353
Rate	-1.0pp $301	-0.5pp $252	base $201	+0.5pp $149	+1.0pp $96

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 Neville Cir Hampton, VA	3.0	1.0	1100	$1,750	$1.59	44d	1	0.12mi
2001 Grimes Rd Hampton, VA	4.0	2.0	1430	$2,100	$1.47	4d	1	0.20mi
244 Loch Cir Hampton, VA	3.0	2.5	1440	$1,850	$1.28	44d	1	0.34mi
29 Glascow Way Hampton, VA	3.0	1.5	1382	$2,200	$1.59	15d	1	0.37mi
1802 Moger Dr Hampton, VA	3.0	1.0	900	$1,700	$1.89	13d	1	0.38mi
1805 Nickerson Blvd Hampton, VA	3.0	1.5	1393	$1,695	$1.22	44d	1	0.58mi
2304 Burnette Dr Hampton, VA	4.0	2.0	1322	$2,100	$1.59	15d	1	0.62mi
2010 E Pembroke Ave Hampton, VA	2.0	1.0	900	$1,150	$1.28	5d	1	0.74mi
633 Kings View Ct Hampton, VA	3.0	1.0	865	$1,700	$1.97	44d	1	0.92mi
1665 N Mallory St Hampton, VA	2.0	1.0	1250	$1,785	$1.43	44d	1	1.07mi
229 Atlantic Ave Hampton, VA	2.0	1.0	1170	$1,600	$1.37	13d	1	1.14mi
1115 E Pembroke Ave Hampton, VA	2.0	1.0	850	$1,275	$1.50	2d	1	1.15mi
216 S 2nd St Hampton, VA	2.0	2.0	1429	$2,395	$1.68	22d	1	1.22mi
1210 Pansy St Hampton, VA	2.0	2.0	1409	$2,000	$1.42	44d	1	1.27mi
203 N First St Unit A Hampton, VA	2.0	1.5	1406	$2,900	$2.06	44d	1	1.34mi
102 Silver Isles Blvd Hampton, VA	3.0	2.0	1025	$1,900	$1.85	44d	1	1.38mi
334 N 1st St Hampton, VA	2.0	1.5	1200	$2,495	$2.08	15d	1	1.39mi
10 Westlawn Dr Hampton, VA	3.0	2.0	1463	$2,295	$1.57	24d	1	1.41mi
949 N Mallory St Hampton, VA	2.0	1.5	1054	$1,250	$1.19	2d	1	1.41mi
305 Old Point Ave Hampton, VA	3.0	1.0	1186	$1,750	$1.48	44d	1	1.46mi
109 Peachtree Ln Hampton, VA	3.0	2.0	984	$1,795	$1.82	15d	1	1.47mi
44 Glenhaven Dr Hampton, VA	3.0	2.0	1410	$2,500	$1.77	15d	1	1.49mi
212 Dockside Dr Unit B Hampton, VA	2.0	2.0	1253	$1,795	$1.43	44d	1	1.50mi

Listing history 3 events

1. 2026-05-06
   status Under Contract
2. 2026-05-05
   listed $200,000 Active
3. 2022-08-01
   soldstatus $165,000

ⓘ 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: $2,240 · $187/mo
• Projected year-2 tax: $2,240 · $187/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 5/10 Major FEMA zone X (unshaded) · 47% 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: $23,082
• − Mortgage interest: −$11,203
• − Property taxes: −$2,240
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − Depreciation: −$5,818
• Taxable loss: −$872
• Est. tax savings @ 24.0%: +$209
• After-tax cash flow: $2,619/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

+21.2% since first listed

3 events — show timeline

• 2026-05-06 Pending — REINMLS
• 2026-05-05 Listed $200,000 REINMLS
• 2022-08-01 Sold (Public Records) $165,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $2,240 · +10.9% YoY. Source: county tax records.