430 Harrison St · Hampton, VA 23669

$25,000

2 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 30 Days on market

Built 1902 5,349 sqft lot $23/sqft · 88% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Property is 1 of 11 being auctioned off both virtually and in person on June 8TH as a result of delinquent Taxes for the City of Hampton, Va. The list price does not reflect the final sale price. Properties are conveyed by Special Warranty Deed, subject to any easements, covenants, agreements, restrictions, reservations, and any and all rights of record which may affect the property. Properties are offered for sale as-is, where-is, and if-is, with all faults and without any warranty, either expressed or implied. All sales are subject to confirmation by the Circuit Court. The Special Commissioner has the right to reject any bids determined to be unreasonable in relation to the estimated

Key facts

• 5,349 sq ft lot
• Built 1902
• Listed 30 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story property; 1,092 above-grade finished area
• Construction: Frame construction; Composition roof
• Exterior features: Public water; Public sewer; Zoned R9

Interior

• Bathrooms: One full bathroom with tub and shower (on first level)
• Interior features: Total of 4 rooms; Resale condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $25k (1.5% below list) — sets the bar for market timing.
• Cap rate 59.5% 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.
• Market conditions: Rents rising fast (+5.4%/yr); 236 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $173 of loan paydown is wiped out by about $750 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; flood insurance adds $460/mo; built in 1902 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $24,625 (1.5% below list)

Questions for the listing agent

1. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 6.71% ✓
• Cap rate: 59.48%
• Cash-on-cash: 189.95%
• DSCR: 9.45
• GRM: 1.2

CMA / ARV

• ARV (median comp): $217,250
• List price: $25,000
• Delta: -88.49%
• 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
1009 Rowe St	0.46mi	3/1.0 (+1)	1,092 (0%)	1mo	$228,900	$210	73
603 Washington St	0.32mi	2/1.5	1,177 (+8%)	1mo	$199,000	$169	69
1212 Rowe St	0.60mi	3/1.0 (+1)	1,133 (+4%)	3mo	$130,000	$115	58
22 Lucas Dr	0.71mi	2/1.0	1,032 (-6%)	3mo	$229,000	$222	55
712 Langley Ave	0.56mi	3/2.0 (+1)	1,140 (+4%)	3mo	$239,568	$210	55
19 Maplewood St	0.62mi	3/2.0 (+1)	1,132 (+4%)	2mo	$240,000	$212	54
1209 West Ave	0.58mi	3/1.5 (+1)	1,149 (+5%)	6mo	$250,950	$218	52
714 Langley Ave	0.55mi	3/1.0 (+1)	972 (-11%)	1mo	$155,000	$159	50
840 Quash St	0.29mi	3/2.0 (+1)	941 (-14%)	5mo	$115,000	$122	50
1009 Bethel Ave	0.50mi	3/1.0 (+1)	938 (-14%)	1mo	$160,000	$171	48
1019 Bethel Ave	0.52mi	3/5.0 (+1)	1,123 (+3%)	5mo	$255,000	$227	47
1307 West Ave	0.67mi	3/2.0 (+1)	1,168 (+7%)	3mo	$225,000	$193	46

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 · 5.44% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.96×
• Total profit: $41,747
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 16.57×
• Total profit: $109,014
• Equity at exit: $2,162

Cash invested: $7,000 (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 23669

• Rents YoY: 5.4%
• Active inventory: 236
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,676 high
• Mortgage (P&I): −$131
• Tax from tax record: −$75 /mo · $898/yr
• Insurance: −$10
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $648

Break-even live

Break-even rent $857

Max offer price $25,000

Occupancy floor 56%

Sensitivity live

Price	-10% $662	-5% $655	+0% $648	+5% $641	+10% $633
Rent	-10% $515	-5% $581	+0% $648	+5% $714	+10% $780
Rate	-1.0pp $660	-0.5pp $654	base $648	+0.5pp $641	+1.0pp $635

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 W Queen St Unit 224A Hampton, VA	1.0	1.5	1100	$1,950	$1.77	44d	1	0.38mi
234 Washington St Hampton, VA	2.0	1.0	1111	$2,000	$1.80	11d	1	0.39mi
100 Spanish Trl Hampton, VA	1.0–2.0	1.0–1.5	812	$1,450	$1.79	2d	12	0.40mi
8 Rip Rap Rd Hampton, VA	2.0	1.0	1000	$1,200	$1.20	22d	1	0.61mi
31 Saxony Pl Hampton, VA	3.0	2.5	1315	$1,645	$1.25	18d	1	0.62mi
1105 Easterly Ave Hampton, VA	3.0	1.5	1204	$1,800	$1.50	15d	1	0.64mi
448 Chapel St Hampton, VA	3.0	2.0	1425	$1,850	$1.30	4d	1	0.65mi
17 S Gawain Way Hampton, VA	3.0	1.5	1460	$1,895	$1.30	4d	1	0.66mi
212 Dockside Dr Unit B Hampton, VA	2.0	2.0	1253	$1,795	$1.43	44d	1	0.69mi
19 Magnolia Pl Hampton, VA	3.0	1.5	1405	$2,100	$1.49	15d	1	0.77mi
19 Bernard Ave Hampton, VA	2.0	1.0	906	$995	$1.10	22d	1	0.80mi
901 W Queen St Hampton, VA	2.0–3.0	1.5–2.5	1096	$1,250	$1.14	44d	1	0.83mi
607 Lee St Hampton, VA	3.0	1.5	1404	$2,150	$1.53	44d	1	0.86mi
305 Old Point Ave Hampton, VA	3.0	1.0	1186	$1,750	$1.48	44d	1	0.89mi
28 Monroe Dr Hampton, VA	3.0	1.0	1110	$1,600	$1.44	44d	1	1.02mi
1115 E Pembroke Ave Hampton, VA	2.0	1.0	850	$1,275	$1.50	2d	1	1.13mi
603 La Salle Ave Hampton, VA	2.0	1.0	759	$1,000	$1.32	44d	1	1.18mi
640 Homestead Ave Hampton, VA	3.0	1.0	852	$1,750	$2.05	44d	1	1.25mi
24 Cavalier Rd Hampton, VA	3.0	2.0	1014	$1,850	$1.82	5d	1	1.28mi
2 Abbott Dr Hampton, VA	1.0–3.0	1.0–3.5	1187	$2,224	$1.87	2d	18	1.29mi
504 Homestead Ave Hampton, VA	1.0	1.0	750	$1,195	$1.59	11d	1	1.34mi
105 Roland Dr Hampton, VA	2.0	1.0	750	$1,250	$1.67	15d	1	1.36mi
450 Cedar Dr Hampton, VA	3.0	1.0	912	$1,500	$1.64	13d	1	1.36mi
507 Highland Ave Hampton, VA	2.0	1.0	925	$1,500	$1.62	15d	1	1.40mi
708 Westwood Ave Hampton, VA	3.0	2.5	1300	$2,300	$1.77	15d	1	1.40mi
622 Westwood Ave Hampton, VA	1.0	1.0	1380	$1,000	$0.72	24d	1	1.40mi
323 Roane Dr Hampton, VA	3.0	1.0	974	$1,495	$1.53	5d	1	1.41mi
232 W Gilbert St Hampton, VA	1.0–2.0	1.0	767	$1,371	$1.79	2d	1	1.42mi
109 Peachtree Ln Hampton, VA	3.0	2.0	984	$1,795	$1.82	15d	1	1.43mi
3785 Kecoughtan Rd Hampton, VA	1.0–2.0	1.0	650	$1,425	$2.19	44d	5	1.48mi
4 Bainbridge Ave Unit B Hampton, VA	2.0	1.5	1050	$1,550	$1.48	44d	1	1.49mi

Listing history 9 events

1. 2026-06-13
   statusdays on market $25,000 Pending 30 DOM
2. 2026-06-09
   days on market $25,000 Active 28 DOM
3. 2026-06-08
   days on market $25,000 Active 27 DOM
4. 2026-06-07
   days on market $25,000 Active 26 DOM
5. 2026-06-03
   days on market $25,000 Active 22 DOM
6. 2026-06-02
   days on market $25,000 Active 21 DOM
7. 2026-06-01
   days on market $25,000 Active 20 DOM
8. 2026-05-31
   days on market $25,000 Active 19 DOM
9. 2026-05-12
   listed $25,000 Active 1618-char remark

ⓘ 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: $898 · $75/mo
• Projected year-2 tax: $898 · $75/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 AE · 95% 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: $20,118
• − Mortgage interest: −$1,400
• − Property taxes: −$898
• − Insurance: −$5,650
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$727
• Taxable income: $8,223
• Est. tax owed @ 24.0%: −$1,974
• After-tax cash flow: $5,798/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): 39,884
• Household income: $71,222
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 2130.0

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 46% White 39% Two or more races 9% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 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: ▼ -150.40%
• Current HPI: 276.4636
• Rent YoY: ▲ 5.44%
• 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

2 events — show timeline

• 2026-06-11 Pending — CVRMLS
• 2026-05-12 Listed $25,000 CVRMLS

Property tax history

+9.0%/yr

Latest (2025): $898 · +19.3% YoY. Source: county tax records.