418 Hunlac Ave · Hampton, VA 23664

$220,000

3 bd · 1.0 ba · 939 sqft · SingleFamily public records · 67 Days on market

Built 1972 7,405 sqft lot $234/sqft · at area comps Est $262k · 16% 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 +14.9/30.0
• ARV discount +14.7/15.0
• Schools +5.5/10.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled just a short ride or run from Buckroe Beach, this charming ranch home offers the perfect blend of comfort and coastal living. The spacious, single-story layout is great for both relaxing and entertaining, featuring three generously sized bedrooms, providing peaceful retreats for family and guests alike. Bath with walk in shower and double sinks. The kitchen has a gas stove, dishwasher, microwave, and refrigerator. Washer and dryer are also included. Step outside to a large backyard, great for barbecues, gardening, or simply enjoying time outdoors. The property is situated in a friendly neighborhood, with easy access to local shops, restaurants, and outdoor activities. Whether you’re seeking a serene home base or a vacation getaway, check this one out! New HVAC and ductwork in 2020. "Property to convey "As Is". Everything is functioning, seller to make no repairs. Shed with power and cabinets for storage."

Key facts

• Large backyard
• Shed with power
• 7,405 sq ft lot

Tags

• LARGE BACKYARD
• EASY ACCESS TO LOCAL SHOPS
• SHED WITH POWER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $11 ($128/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 $190k (13.7% below list).
• Recommended offer: $190k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 97 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 67 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $127k; list at $220k implies a 73% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,757 (13.7% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 0.86% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (median comp): $261,730
• List price: $220,000
• Delta: -15.94%
• 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
417 Hunlac Ave	0.03mi	3/1.5	992 (+6%)	0mo	$286,000	$288	87
422 Tappan Ave	0.43mi	3/1.0	940 (+0%)	1mo	$85,000	$90	79
212 N Sixth St	0.37mi	3/1.0	875 (-7%)	0mo	$280,000	$320	71
317 Richmond Dr	0.32mi	2/1.0 (-1)	856 (-9%)	1mo	$246,000	$287	65
2228 N Mallory St	0.26mi	2/1.0 (-1)	887 (-6%)	13mo	$265,000	$299	63
2228 N Mallory St	0.26mi	2/1.0 (-1)	887 (-6%)	13mo	$265,000	$299	63
319 N First St	0.35mi	2/2.0 (-1)	972 (+4%)	8mo	$340,000	$350	62
212 Pilot Ave	0.28mi	2/1.0 (-1)	864 (-8%)	13mo	$270,000	$313	58
1622 Old Buckroe Rd	0.63mi	3/1.0	1,009 (+8%)	2mo	$228,000	$226	56
309 N First St	0.36mi	2/2.0 (-1)	960 (+2%)	20mo	$330,000	$344	53
40 Fox Grove Dr	0.38mi	3/1.5	1,079 (+15%)	7mo	$235,900	$219	50
1793 Old Buckroe Rd	0.66mi	3/1.0	1,025 (+9%)	9mo	$244,800	$239	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-34,963
• Equity at exit: $32,803

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-29,536
• Equity at exit: $19,022

Cash invested: $61,600 (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 23664

• Home prices YoY: -23.6%
• Active inventory: 97
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,898 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$188 /mo · $2,250/yr
• Insurance: −$92
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $11

Break-even live

Break-even rent $1,884

Max offer price $220,000

Occupancy floor 94%

Sensitivity live

Price	-10% $135	-5% $73	+0% $11	+5% $-52	+10% $-114
Rent	-10% $-139	-5% $-64	+0% $11	+5% $86	+10% $161
Rate	-1.0pp $121	-0.5pp $67	base $11	+0.5pp $-46	+1.0pp $-104

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Silver Isles Blvd Hampton, VA	3.0	2.0	1025	$1,900	$1.85	44d	1	0.60mi
1909 N Mallory St Unit B Hampton, VA	2.0	1.0	619	$1,195	$1.93	8d	1	0.69mi
2010 E Pembroke Ave Hampton, VA	2.0	1.0	900	$1,150	$1.28	5d	1	1.03mi
2000 Neville Cir Hampton, VA	3.0	1.0	1100	$1,750	$1.59	44d	1	1.19mi
633 Kings View Ct Hampton, VA	3.0	1.0	865	$1,700	$1.97	44d	1	1.21mi

Listing history 22 events

1. 2026-06-21
   days on market $220,000 Active 67 DOM
2. 2026-06-18
   days on market $220,000 Active 64 DOM
3. 2026-06-17
   days on market $220,000 Active 63 DOM
4. 2026-06-16
   days on market $220,000 Active 62 DOM
5. 2026-06-15
   days on market $220,000 Active 61 DOM
6. 2026-06-13
   days on market $220,000 Active 59 DOM
7. 2026-06-13
   days on market $220,000 Active 58 DOM
8. 2026-06-09
   days on market $220,000 Active 55 DOM
9. 2026-06-08
   days on market $220,000 Active 54 DOM
10. 2026-06-07
    pricedays on market $220,000 Active 53 DOM
11. 2026-06-03
    days on market $245,000 Active 49 DOM
12. 2026-06-02
    days on market $245,000 Active 48 DOM
13. 2026-06-01
    days on market $245,000 Active 47 DOM
14. 2026-05-31
    days on market $245,000 Active 46 DOM
15. 2026-04-15
    listed $250,000 Active 953-char remark

    Show marketing remark (953 chars)

    Nestled just a short ride or run from Buckroe Beach, this charming ranch home offers the perfect blend of comfort and coastal living. The spacious, single-story layout is great for both relaxing and entertaining, featuring three generously sized bedrooms, providing peaceful retreats for family and guests alike. Bath with walk in shower and double sinks. The kitchen has a gas stove, dishwasher, microwave, and refrigerator. Washer and dryer are also included. Step outside to a large backyard, great for barbecues, gardening, or simply enjoying time outdoors. The property is situated in a friendly neighborhood, with easy access to local shops, restaurants, and outdoor activities. Whether you’re seeking a serene home base or a vacation getaway, check this one out! New HVAC and ductwork in 2020. "Property to convey "As Is". Everything is functioning, seller to make no repairs. Shed with power and cabinets for storage."

16. 2017-11-14
    soldstatus $127,000
17. 2017-10-12
    status Under Contract
18. 2017-10-02
    price $135,000
19. 2017-09-30
    price $137,000
20. 2017-08-28
    listed $139,900 Active
21. 2003-11-05
    soldstatus $65,000
22. 1997-03-01
    soldstatus $53,000

ⓘ 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: $2,250 · $188/mo
• Projected year-2 tax: $2,250 · $188/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 (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 17 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: $22,771
• − Mortgage interest: −$12,323
• − Property taxes: −$2,250
• − Insurance: −$1,766
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$6,400
• Taxable loss: −$3,613
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $995/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): 9,643
• Household income: $87,412
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 394.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 24% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, Guatemala
• Languages at home: 97% English-only · Arabic 1% Spanish 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: ▼ -73.71%
• Current HPI: 238.491
• Rent YoY: —
• 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

+371.7% since first listed

8 events — show timeline

• 2026-04-15 Listed $250,000 REINMLS
• 2017-11-14 Sold (Public Records) $127,000 Public Records
• 2017-10-12 Pending — REINMLS
• 2017-10-02 Price Changed $135,000 REINMLS
• 2017-09-30 Price Changed $137,000 REINMLS
• 2017-08-28 Listed $139,900 REINMLS
• 2003-11-05 Sold (Public Records) $65,000 Public Records
• 1997-03-01 Sold (Public Records) $53,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $2,250 · +11.9% YoY. Source: county tax records.