1114 N Mallory St · Hampton, VA 23663

$150,000

2 bd · 1.0 ba · 707 sqft · SingleFamily public records · 62 Days on market

Built 1907 3,485 sqft lot $212/sqft · 20% below area Est $188k · 20% 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.8/10.0
• 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

Key facts

• 3,485 sq ft lot
• Built 1907
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Market conditions: Rents rising (+3.1%/yr); 80 active listings in the ZIP; 9 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 36% 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 $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.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $85k; list at $150k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1907 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.08% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.94%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

• ARV (median comp): $188,308
• List price: $150,000
• Delta: -20.34%
• 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
440 Smiley Rd	0.56mi	2/1.0	687 (-3%)	7mo	$197,000	$287	63
436 Smiley Rd	0.55mi	2/1.0	730 (+3%)	10mo	$175,000	$240	61
1428 Woodcrest Dr	0.72mi	2/1.0	705 (-0%)	8mo	$204,900	$291	60
439 Smiley Rd	0.55mi	2/1.0	663 (-6%)	5mo	$189,000	$285	60
1525 Edson Ter	0.46mi	2/1.0	624 (-12%)	5mo	$175,000	$280	55
438 Shelton Rd	0.53mi	2/1.0	624 (-12%)	2mo	$180,000	$288	54
25 Shelton Rd	0.37mi	3/1.0 (+1)	768 (+9%)	11mo	$185,400	$241	54
436 Shelton Rd	0.52mi	2/1.0	624 (-12%)	6mo	$110,000	$176	51
445 Smiley Rd	0.56mi	2/1.0	663 (-6%)	16mo	$140,000	$211	50
29 E Taylor Ave	0.49mi	2/2.0	810 (+15%)	2mo	$250,000	$309	47
446 Smiley Rd	0.58mi	3/1.0 (+1)	780 (+10%)	11mo	$212,000	$272	42
426 Ford Rd	0.64mi	2/1.0	624 (-12%)	13mo	$175,000	$280	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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-7,696
• Equity at exit: $22,365

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $15,327
• Equity at exit: $12,969

Cash invested: $42,000 (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: 80
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,617 high
• Mortgage (P&I): −$787
• Tax from tax record: −$116 /mo · $1,391/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $257

Break-even live

Break-even rent $1,292

Max offer price $150,000

Occupancy floor 79%

Sensitivity live

Price	-10% $342	-5% $300	+0% $257	+5% $215	+10% $172
Rent	-10% $129	-5% $193	+0% $257	+5% $321	+10% $385
Rate	-1.0pp $333	-0.5pp $295	base $257	+0.5pp $218	+1.0pp $179

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
435 Smiley Rd Hampton, VA	2.0	1.0	624	$1,195	$1.92	5d	1	0.54mi
320 E Mercury Blvd Apt 63 Hampton, VA	1.0	1.0	650	$850	$1.31	44d	1	0.82mi
320 E Mercury Blvd Unit 56 Hampton, VA	1.0	1.0	650	$850	$1.31	18d	1	0.83mi
150 Ingalls Rd Unit 206 Fort Monroe, VA	1.0	1.0	534	$1,584	$2.97	18d	1	1.23mi
150 Ingalls Rd Unit 112 Fort Monroe, VA	1.0	1.0	418	$1,499	$3.59	18d	1	1.23mi
150 Ingalls Rd Fort Monroe, VA	1.0	1.0	571	$19,269	$33.75	2d	23	1.23mi
150 Ingalls Rd Unit 102 Fort Monroe, VA	1.0	1.0	717	$2,125	$2.96	44d	1	1.23mi
150 Ingalls Rd Unit 203 Fort Monroe, VA	1.0	1.0	739	$2,192	$2.97	18d	1	1.23mi
1909 N Mallory St Unit B Hampton, VA	2.0	1.0	619	$1,195	$1.93	8d	1	1.39mi

Listing history 19 events

1. 2026-06-18
   days on market $150,000 Active 62 DOM
2. 2026-06-17
   days on market $150,000 Active 61 DOM
3. 2026-06-16
   days on market $150,000 Active 60 DOM
4. 2026-06-15
   days on market $150,000 Active 59 DOM
5. 2026-06-13
   days on market $150,000 Active 57 DOM
6. 2026-06-13
   days on market $150,000 Active 56 DOM
7. 2026-06-09
   days on market $150,000 Active 53 DOM
8. 2026-06-08
   days on market $150,000 Active 52 DOM
9. 2026-06-07
   days on market $150,000 Active 51 DOM
10. 2026-06-03
    days on market $150,000 Active 47 DOM
11. 2026-06-02
    days on market $150,000 Active 46 DOM
12. 2026-06-01
    days on market $150,000 Active 45 DOM
13. 2026-05-31
    days on market $150,000 Active 44 DOM
14. 2026-04-17
    listed $150,000 Active
15. 2022-04-12
    soldstatus $85,000
16. 2022-04-11
    historical
17. 2022-03-28
    status Under Contract
18. 2022-03-23
    listed $85,000 Active
19. 1992-12-02
    soldstatus $30,000

ⓘ 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: $1,391 · $116/mo
• Projected year-2 tax: $1,391 · $116/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 8/10 Severe FEMA zone X (shaded) · 99% 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: $19,410
• − Mortgage interest: −$8,402
• − Property taxes: −$1,391
• − Insurance: −$1,416
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$4,364
• Taxable income: $731
• Est. tax owed @ 24.0%: −$175
• After-tax cash flow: $2,912/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

+400.0% since first listed

6 events — show timeline

• 2026-04-17 Listed $150,000 BRIGHT MLS
• 2022-04-12 Sold (Public Records) $85,000 Public Records
• 2022-04-11 Listing Removed — REINMLS
• 2022-03-28 Pending — REINMLS
• 2022-03-23 Listed $85,000 REINMLS
• 1992-12-02 Sold (Public Records) $30,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $1,391 · +0.8% YoY. Source: county tax records.