444 Martha Lee Dr · Hampton, VA 23666

$230,000

3 bd · 1.5 ba · 1,348 sqft · SingleFamily public records · 7 Days on market

Built 1959 0.30 ac lot $171/sqft · 16% below area Est $274k · 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).

• ARV discount +14.7/15.0
• Cash flow +13.5/30.0
• Schools +5.5/10.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2hr notice required. Use 1800-Showingtime to Schedule. Investors Call/Text Agent for Access. Home to be sold Strictly As-Is Where-IS. Investors Only. CASH Only. Water Heater 2022. Roof 2006. HVAC 2005. Fireplace is an electric insert. Any personal property remaining at settlement will convey.

Key facts

• 0.3 acre lot
• Garage
• Built 1959

Property features AI

Finance

• HOA & community: No HOA fees reported

Exterior

• Parking: Attached 1-car garage; Driveway parking; Garage approximately 348 sq. ft.
• Utilities: City/county water; City/county sewer; Gas water heater
• Home design: Detached ranch; Single-story; Crawl space foundation; Simple ownership
• Exterior features: Brick siding; Back yard fenced with chain-link fence; Asphalt shingle roof

Interior

• Bedrooms: Bedroom with full bathroom on the first floor; 7 total rooms
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump; Central air
• Interior features: One fireplace
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $9 ($112/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 $196k (14.6% below list).
• Recommended offer: $196k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Alfred S. Forrest Elementary (math 47% / reading 62%, grade C, #650 of 1,108 statewide, top 62%, 540 students, 85% FRL); Bethel High (math 64% / reading 84%, grade B+, #120 of 319 statewide, top 38%, 1,777 students, 86% FRL) — zoned schools average 85% FRL vs 49% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 238 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 32% 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 $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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Watch-outs: built in 1959 — 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 $196,382 (14.6% below list)

Questions for the listing agent

1. Built in 1959 — 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: 0.85% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (median comp): $273,525
• List price: $230,000
• Delta: -15.91%
• 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
444 Martha Lee Dr	0.00mi	3/1.5	1,348 (0%)	1mo	$205,000	$152	100
512 Big Bethel Rd	0.25mi	3/1.0	1,300 (-4%)	0mo	$250,000	$192	80
423 Big Bethel Rd	0.35mi	3/1.0	1,308 (-3%)	0mo	$245,000	$187	76
17 Roberta Dr	0.27mi	3/2.0	1,282 (-5%)	2mo	$320,000	$250	76
713 Big Bethel Rd	0.32mi	4/2.0 (+1)	1,315 (-2%)	3mo	$294,000	$224	72
505 Big Bethel Rd	0.26mi	3/1.0	1,197 (-11%)	0mo	$268,000	$224	67
377 Whealton Rd	0.48mi	3/2.0	1,426 (+6%)	4mo	$205,000	$144	63
712 Macon Rd	0.54mi	4/2.0 (+1)	1,377 (+2%)	2mo	$345,000	$251	62
8513 Orcutt Ave	0.61mi	3/1.0	1,282 (-5%)	3mo	$259,900	$203	59
3422 Candlewood Dr	0.52mi	3/1.0	1,485 (+10%)	3mo	$281,000	$189	54
2 Bobs Ct	0.75mi	3/2.0	1,433 (+6%)	2mo	$295,000	$206	51
232 Martha Lee Dr	0.72mi	4/2.0 (+1)	1,503 (+12%)	0mo	$300,000	$200	40

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: -14.9%
• Equity multiple: 0.46×
• Total profit: $-34,576
• Equity at exit: $34,294

10-year hold

• IRR: -4.6%
• Equity multiple: 0.68×
• Total profit: $-20,549
• Equity at exit: $19,886

Cash invested: $64,400 (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: 238
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,964 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$240 /mo · $2,881/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $9

Break-even live

Break-even rent $1,952

Max offer price $230,000

Occupancy floor 95%

Sensitivity live

Price	-10% $140	-5% $74	+0% $9	+5% $-56	+10% $-121
Rent	-10% $-146	-5% $-68	+0% $9	+5% $87	+10% $165
Rate	-1.0pp $125	-0.5pp $68	base $9	+0.5pp $-50	+1.0pp $-111

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
346 Sitka Ct Hampton, VA	3.0	1.5	1210	$1,675	$1.38	24d	1	0.13mi
604 Big Bethel Rd Hampton, VA	3.0	1.5	1139	$2,300	$2.02	45d	1	0.20mi
314 Martha Lee Dr Hampton, VA	3.0	2.0	1210	$2,200	$1.82	24d	1	0.29mi
1600 Pennwood Dr Hampton, VA	2.0	1.0	881	$1,350	$1.53	45d	6	0.60mi
321 Big Bethel Rd Hampton, VA	3.0	1.0	1400	$2,300	$1.64	13d	1	0.76mi
5014 Hazelwood Rd Newport News, VA	3.0	1.0	955	$1,900	$1.99	3d	1	0.77mi
37 Pennwood Dr Hampton, VA	3.0	2.0	1156	$1,795	$1.55	24d	1	0.79mi
3318 Custer Ct Hampton, VA	4.0	2.5	1625	$2,500	$1.54	13d	1	0.90mi
119 Yorkshire Ter Hampton, VA	4.0	1.5	1499	$2,500	$1.67	24d	1	0.96mi
1112 74th St Newport News, VA	3.0	1.0	928	$1,500	$1.62	22d	1	1.08mi
606 Randolph Rd Newport News, VA	3.0	1.0	989	$1,475	$1.49	45d	1	1.22mi
7 W Lewis Rd Hampton, VA	3.0	2.0	1208	$2,425	$2.01	22d	1	1.27mi
6010 Jefferson Ave Newport News, VA	2.0	1.0	900	$1,245	$1.38	45d	2	1.38mi
116 Tyler Ave Unit 1A Newport News, VA	2.0	1.0	950	$1,075	$1.13	45d	1	1.44mi
620 73rd St Newport News, VA	3.0	2.0	1203	$1,900	$1.58	3d	1	1.50mi

Listing history 6 events

1. 2026-05-02
   status Under Contract 295-char remark
2. 2026-05-01
   status Active 295-char remark
3. 2026-04-30
   historical 295-char remark
4. 2026-04-22
   listed $230,000 Active 295-char remark
5. 2006-09-05
   soldstatus $165,000
6. 2003-04-23
   soldstatus $579,000

ⓘ 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: $2,881 · $240/mo
• Projected year-2 tax: $2,881 · $240/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 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: $23,566
• − Mortgage interest: −$12,884
• − Property taxes: −$2,881
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$6,691
• Taxable loss: −$3,810
• Est. tax savings @ 24.0%: +$914
• After-tax cash flow: $1,027/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

-64.6% since first listed

7 events — show timeline

• 2026-06-02 Sold (MLS) $205,000 REINMLS
• 2026-05-02 Pending — REINMLS
• 2026-05-01 Relisted — REINMLS
• 2026-04-30 Listing Removed — REINMLS
• 2026-04-22 Listed $230,000 REINMLS
• 2006-09-05 Sold (Public Records) $165,000 Public Records
• 2003-04-23 Sold (Public Records) $579,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,881 · +7.4% YoY. Source: county tax records.