81 N Lake Loop · Hampton, VA 23666

$262,500

3 bd · 2.5 ba · 1,432 sqft · Townhouse public records · 32 Days on market

Built 1990 1,306 sqft lot Est $263k · at est. $47/mo HOA · 2% of rent

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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).

• Cash flow +11.4/30.0
• ARV discount +7.7/15.0
• Schools +5.5/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• DSCR +3.3/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to low-maintenance living with tranquil lakefront views. This beautifully updated townhome features LVP flooring throughout the main living areas, a stylish kitchen with granite countertops and updated shaker cabinetry, modern fixtures throughout, and a neutral paint palette. The open layout includes a formal living room with a cozy wood-burning fireplace and a formal dining area for entertaining. The home offers two primary suites, providing flexibility for guests, roommates, or multi-generational living. Step outside to enjoy the fenced backyard and the private deck off the second-floor primary suite. Don’t delay—schedule your showing today before it’s gone. Property may qualify for Seller Financing (Vendee). Be sure to explore the 3D True Immersive Virtual Tour to experience the home from any mobile device or computer, view the dollhouse perspective, and even measure rooms virtually.

Key facts

• Shaker cabinetry
• Lvp flooring
• Granite countertops

Tags

• LAKEFRONT VIEWS
• LVP FLOORING
• GRANITE COUNTERTOPS
• SHAKER CABINETRY
• WOOD-BURNING FIREPLACE
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $262k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (19.1% below list).
• Recommended offer: $212k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.5% in Hampton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: George P. Phenix Elementary (math 68% / reading 73%, grade A-, #310 of 1,108 statewide, top 28%, 1,516 students, 83% FRL); Bethel High (math 64% / reading 84%, grade B+, #120 of 319 statewide, top 38%, 1,777 students, 86% FRL) — zoned schools average 84% FRL vs 49% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 231 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 35% of the median local income ($73k/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 32 days — a 3% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: 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 $212,248 (19.1% 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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.81% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $263,488
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81 Dawn Ln	0.03mi	3/2.5	1,432 (0%)	9mo	$270,000	$189	91
53 Dawn Ln	0.06mi	2/2.5 (-1)	1,433 (+0%)	6mo	$265,000	$185	87
27 Dawn Ln	0.11mi	3/2.5	1,508 (+5%)	2mo	$278,000	$184	84
19 Dawn Ln	0.13mi	3/2.5	1,396 (-2%)	9mo	$250,000	$179	82
—	0.17mi	3/2.5	1,458 (+2%)	13mo	$261,000	$179	78
7 Wild Duck Ct	0.18mi	3/2.5	1,548 (+8%)	1mo	$350,000	$226	77
93 N Lake Loop	0.03mi	3/2.5	1,614 (+13%)	8mo	$251,000	$156	71

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 · 4.05% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.37×
• Total profit: $-46,226
• Equity at exit: $39,140

10-year hold

• IRR: -8.0%
• Equity multiple: 0.48×
• Total profit: $-38,409
• Equity at exit: $22,696

Cash invested: $73,500 (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 23666

• Home prices YoY: -15.7%
• Rents YoY: 4.0%
• Active inventory: 231
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,122 high
• Mortgage (P&I): −$1,377
• Tax from tax record: −$237 /mo · $2,849/yr
• Insurance: −$109
• HOA: −$47
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-94

Break-even live

Break-even rent $2,241

Max offer price $245,967

Occupancy floor 99%

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: $65,625
• Closing costs: $7,875
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
725 Chatsworth Dr Newport News, VA	4.0	2.0	1604	$2,195	$1.37	23d	1	0.15mi
20 Lenora Dr Newport News, VA	3.0	1.5	1030	$1,950	$1.89	11d	1	0.17mi
4 Delmont Ct Hampton, VA	3.0	2.5	1670	$2,800	$1.68	3d	1	0.59mi
222 Belray Dr Newport News, VA	3.0	2.5	1750	$850	$0.49	23d	1	0.62mi
222 Belray Dr Newport News, VA	3.0	2.5	1750	$850	$0.49	7d	1	0.62mi
725 Harpersville Rd Newport News, VA	3.0	1.0	1003	$1,700	$1.69	23d	1	0.76mi
173 Louise Dr Newport News, VA	3.0	1.0–2.0	1000	$1,725	$1.73	43d	5	0.85mi
57 Bruton Ave Newport News, VA	3.0	1.5	1530	$1,900	$1.24	7d	1	0.86mi
2 Compton Ct Hampton, VA	3.0	2.5	1617	$2,550	$1.58	14d	1	1.05mi
210 Durham Ct Yorktown, VA	3.0	2.5	1440	$2,100	$1.46	21d	1	1.07mi
110 Foundry Ct Yorktown, VA	2.0	2.5	1278	$1,700	$1.33	14d	1	1.17mi
6 Old Pond Ct Hampton, VA	3.0	2.5	1494	$2,695	$1.80	17d	1	1.21mi
1400 Summit Ln Newport News, VA	1.0–3.0	1.0–2.0	1135	$2,756	$2.43	1d	25	1.22mi
102 Chanticlair Dr Yorktown, VA	3.0	2.5	1543	$2,400	$1.56	17d	1	1.23mi
19 Port Lndg Newport News, VA	1.0–3.0	1.0–1.5	975	$1,825	$1.87	1d	24	1.40mi
19 Port Lndg Newport News, VA	1.0–3.0	1.0	975	$1,825	$1.87	43d	8	1.40mi

HOA detail

• Monthly dues: $47 · $564/yr

Listing history 20 events

1. 2026-04-24
   status Under Contract

   Show marketing remark (930 chars)

   Welcome home to low-maintenance living with tranquil lakefront views. This beautifully updated townhome features LVP flooring throughout the main living areas, a stylish kitchen with granite countertops and updated shaker cabinetry, modern fixtures throughout, and a neutral paint palette. The open layout includes a formal living room with a cozy wood-burning fireplace and a formal dining area for entertaining. The home offers two primary suites, providing flexibility for guests, roommates, or multi-generational living. Step outside to enjoy the fenced backyard and the private deck off the second-floor primary suite. Don’t delay—schedule your showing today before it’s gone. Property may qualify for Seller Financing (Vendee). Be sure to explore the 3D True Immersive Virtual Tour to experience the home from any mobile device or computer, view the dollhouse perspective, and even measure rooms virtually.

2. 2026-04-24
   status Pending 930-char remark

   Show marketing remark (930 chars)

   Welcome home to low-maintenance living with tranquil lakefront views. This beautifully updated townhome features LVP flooring throughout the main living areas, a stylish kitchen with granite countertops and updated shaker cabinetry, modern fixtures throughout, and a neutral paint palette. The open layout includes a formal living room with a cozy wood-burning fireplace and a formal dining area for entertaining. The home offers two primary suites, providing flexibility for guests, roommates, or multi-generational living. Step outside to enjoy the fenced backyard and the private deck off the second-floor primary suite. Don’t delay—schedule your showing today before it’s gone. Property may qualify for Seller Financing (Vendee). Be sure to explore the 3D True Immersive Virtual Tour to experience the home from any mobile device or computer, view the dollhouse perspective, and even measure rooms virtually.

3. 2026-03-21
   listed $262,500 Active

   Show marketing remark (930 chars)

   Welcome home to low-maintenance living with tranquil lakefront views. This beautifully updated townhome features LVP flooring throughout the main living areas, a stylish kitchen with granite countertops and updated shaker cabinetry, modern fixtures throughout, and a neutral paint palette. The open layout includes a formal living room with a cozy wood-burning fireplace and a formal dining area for entertaining. The home offers two primary suites, providing flexibility for guests, roommates, or multi-generational living. Step outside to enjoy the fenced backyard and the private deck off the second-floor primary suite. Don’t delay—schedule your showing today before it’s gone. Property may qualify for Seller Financing (Vendee). Be sure to explore the 3D True Immersive Virtual Tour to experience the home from any mobile device or computer, view the dollhouse perspective, and even measure rooms virtually.

4. 2026-03-21
   listed $262,500 Active 930-char remark

   Show marketing remark (930 chars)

   Welcome home to low-maintenance living with tranquil lakefront views. This beautifully updated townhome features LVP flooring throughout the main living areas, a stylish kitchen with granite countertops and updated shaker cabinetry, modern fixtures throughout, and a neutral paint palette. The open layout includes a formal living room with a cozy wood-burning fireplace and a formal dining area for entertaining. The home offers two primary suites, providing flexibility for guests, roommates, or multi-generational living. Step outside to enjoy the fenced backyard and the private deck off the second-floor primary suite. Don’t delay—schedule your showing today before it’s gone. Property may qualify for Seller Financing (Vendee). Be sure to explore the 3D True Immersive Virtual Tour to experience the home from any mobile device or computer, view the dollhouse perspective, and even measure rooms virtually.

5. 2022-05-31
   soldstatus $240,500
6. 2022-05-27
   soldstatus $240,500
7. 2022-05-27
   soldstatus $240,500 Closed
8. 2022-05-02
   status Under Contract
9. 2022-04-12
   status Pending
10. 2022-04-12
    historical Active Under Contract
11. 2022-04-08
    listed $215,000 Active
12. 2022-04-08
    listed $215,000
13. 2022-04-08
    listed $215,000 Active
14. 2020-02-04
    status Under Contract
15. 2020-01-27
    price $132,000
16. 2019-12-28
    price $136,900
17. 2019-11-29
    price $139,900
18. 2019-11-01
    listed $144,900 Active
19. 1990-09-01
    soldstatus $77,725
20. 1990-08-01
    soldstatus $99,000

ⓘ 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: $2,849 · $237/mo
• Projected year-2 tax: $2,849 · $237/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,470
• − Mortgage interest: −$14,704
• − Property taxes: −$2,849
• − Insurance: −$1,312
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − HOA: −$564
• − Depreciation: −$7,636
• Taxable loss: −$5,671
• Est. tax savings @ 24.0%: +$1,361
• After-tax cash flow: $238/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): 54,233
• Household income: $72,568
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 2951.0

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 0.65)
• Race & ethnicity: Black 51% White 29% Two or more races 10% Hispanic / Latino 9% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 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: ▼ -49.01%
• Current HPI: 262.821
• Rent YoY: ▲ 4.05%
• 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

+165.2% since first listed

20 events — show timeline

• 2026-04-24 Pending — REINMLS
• 2026-04-24 Pending — WMLS
• 2026-03-21 Listed $262,500 WMLS
• 2026-03-21 Listed $262,500 REINMLS
• 2022-05-31 Sold (Public Records) $240,500 Public Records
• 2022-05-27 Sold (MLS) $240,500 WMLS
• 2022-05-27 Sold (MLS) $240,500 CBRAR
• 2022-05-02 Pending — REINMLS
• 2022-04-12 Pending — WMLS
• 2022-04-12 Contingent — REINMLS
• 2022-04-08 Listed $215,000 WMLS
• 2022-04-08 Listed $215,000 CBRAR
• 2022-04-08 Listed $215,000 REINMLS
• 2020-02-04 Pending — REINMLS
• 2020-01-27 Price Changed $132,000 REINMLS
• 2019-12-28 Price Changed $136,900 REINMLS
• 2019-11-29 Price Changed $139,900 REINMLS
• 2019-11-01 Listed $144,900 REINMLS
• 1990-09-01 Sold (Public Records) $77,725 Public Records
• 1990-08-01 Sold (Public Records) $99,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $2,849 · +4.4% YoY. Source: county tax records.