806 Pocahontas Pl · Hampton, VA 23661

$185,000

3 bd · 1.0 ba · 1,130 sqft · SingleFamily public records · 15 Days on market

Built 1916 $164/sqft · 19% below area Est $233k · 21% 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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• Schools +5.5/10.0
• Rent growth +5.0/5.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Thoughtfully cared-for charming nearly 1200 sq ft cottage offers 2 comfortable bedrooms and 1 well-appointed bath. Accessibility features include grab bars in the bathroom and a ramp leading to the welcoming front porch. Out back, you’ll discover a true highlight: a fully fenced, generously sized private yard with a screened porch. A spacious 2-car carport provides ample covered parking and additional storage options. Conveniently located near the War Memorial Stadium, home to the Peninsula Pilots. This property combines neighborhood charm with easy access to local recreation and community events. Every space reflects pride of ownership, creating a warm, move-in ready retreat.

Key facts

• Screened porch
• Spacious carport
• Built 1916

Tags

• GRAB BARS IN THE BATHROOM
• FULLY FENCED PRIVATE YARD
• SCREENED PORCH
• SPACIOUS CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/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 $173k (6.6% below list).
• Recommended offer: $173k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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 (+21.4%/yr); 123 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 68 units permitted in Hampton city in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/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 $6k 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 + 8.0% rent growth), your $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $35k; list at $185k implies a 429% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,844 (6.6% below list)

Questions for the listing agent

1. Built in 1916 — 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: 0.93% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.22%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

• ARV (median comp): $233,412
• List price: $185,000
• Delta: -22.88%
• 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
820 Pocahontas Pl	0.04mi	3/1.0	1,133 (+0%)	3mo	$185,000	$163	96
515 Pocahontas Pl	0.29mi	2/1.0 (-1)	1,125 (-0%)	0mo	$155,000	$138	80
2810 Rosalee Dr	0.35mi	3/2.0	1,191 (+5%)	3mo	$274,900	$231	68
624 Celey St	0.35mi	3/2.0	1,053 (-7%)	1mo	$235,000	$223	68
1820 Bay Ave	0.61mi	3/1.0	1,100 (-3%)	2mo	$167,000	$152	66
647 Bell St	0.67mi	3/1.5	1,148 (+2%)	1mo	$148,000	$129	63
402 Melville Rd	0.65mi	3/1.0	1,180 (+4%)	2mo	$215,000	$182	61
2416 Victoria Blvd	0.42mi	3/2.0	1,250 (+11%)	4mo	$288,000	$230	56
625 Bell St	0.68mi	3/1.0	1,212 (+7%)	1mo	$146,000	$120	55
633 Bell St	0.68mi	3/2.0	1,200 (+6%)	3mo	$245,000	$204	52
2708 Victoria Blvd	0.48mi	4/2.0 (+1)	1,280 (+13%)	3mo	$289,900	$226	44
615 Bell St	0.69mi	4/2.0 (+1)	1,265 (+12%)	4mo	$195,350	$154	35

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.82×
• Total profit: $-9,279
• Equity at exit: $27,584

10-year hold

• IRR: 9.9%
• Equity multiple: 1.93×
• Total profit: $48,297
• Equity at exit: $15,995

Cash invested: $51,800 (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 23661

• Home prices YoY: -16.7%
• Rents YoY: 21.4%
• Active inventory: 123
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$970
• Tax from tax record: −$136 /mo · $1,634/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $182

Break-even live

Break-even rent $1,498

Max offer price $185,000

Occupancy floor 84%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
640 Rolfe St Hampton, VA	3.0	2.0	1100	$2,000	$1.82	43d	1	0.17mi
624 Pennsylvania Ave Hampton, VA	3.0	1.0	912	$1,600	$1.75	23d	1	0.38mi
613 Delaware Ave Hampton, VA	3.0	2.0	1082	$1,900	$1.76	2d	1	0.40mi
1625 W Pembroke Ave Unit 7 Hampton, VA	2.0	1.5	950	$1,250	$1.32	43d	1	0.44mi
1625 W Pembroke Ave Hampton, VA	2.0	1.5	950	$1,250	$1.32	23d	1	0.44mi
2113 Victoria Blvd Hampton, VA	3.0	1.0	1005	$1,595	$1.59	43d	1	0.44mi
708 Norwood Cir Hampton, VA	2.0	1.0	720	$1,050	$1.46	23d	1	0.48mi
1212 Shell Rd Hampton, VA	3.0	2.0	960	$1,995	$2.08	14d	1	0.54mi
236 Pocahontas Pl Hampton, VA	2.0	1.0	1262	$1,795	$1.42	2d	1	0.54mi
401 Craven St Hampton, VA	3.0	1.0	864	$1,595	$1.85	23d	1	0.65mi
1943 Kecoughtan Rd Unit G Hampton, VA	2.0	1.0	900	$1,150	$1.28	12d	1	0.66mi
1943 Kecoughtan Rd Hampton, VA	2.0	1.0	900	$1,150	$1.28	4d	1	0.66mi
130 Pocahontas Pl Hampton, VA	3.0	1.0	1415	$1,695	$1.20	43d	1	0.73mi
702 Rutherford St Hampton, VA	3.0	2.0	1445	$1,795	$1.24	23d	1	0.87mi
633 Hemlock Ave Hampton, VA	3.0	1.0	1056	$1,757	$1.66	12d	1	0.95mi
417 Greenbriar Ave Hampton, VA	3.0	2.0	1007	$1,695	$1.68	7d	1	0.97mi
708 Westwood Ave Hampton, VA	3.0	2.5	1300	$2,300	$1.77	14d	1	1.03mi
327 Locust Ave Hampton, VA	4.0	2.0	1500	$2,000	$1.33	43d	1	1.08mi
507 Highland Ave Hampton, VA	2.0	1.0	925	$1,500	$1.62	14d	1	1.08mi
104 Greenbriar Ave Hampton, VA	2.0	1.0	1146	$1,390	$1.21	12d	1	1.12mi
63 Algonquin Rd Hampton, VA	2.0	1.0	1100	$1,495	$1.36	43d	1	1.18mi
640 Homestead Ave Hampton, VA	3.0	1.0	852	$1,750	$2.05	43d	1	1.18mi
603 La Salle Ave Hampton, VA	2.0	1.0	759	$1,000	$1.32	43d	1	1.25mi
3605 Kecoughtan Rd Hampton, VA	2.0	1.0	800	$1,200	$1.50	43d	1	1.27mi
1587 Briarfield Rd Hampton, VA	2.0–3.0	1.5–2.0	985	$1,495	$1.52	2d	9	1.35mi
408 Fishers Ct Hampton, VA	2.0	2.0	1369	$1,999	$1.46	43d	1	1.39mi
321 Pine Ave Newport News, VA	3.0	2.5	1349	$1,990	$1.48	23d	1	1.40mi
1102 Celia Ct Hampton, VA	2.0	2.0	1370	$2,100	$1.53	43d	1	1.41mi
233 Pine Ave Newport News, VA	3.0	2.0	1213	$2,100	$1.73	23d	1	1.43mi
3750 Kecoughtan Rd Hampton, VA	2.0	1.5	1300	$1,600	$1.23	43d	1	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $185,000 Active 15 DOM
2. 2026-06-17
   days on market $185,000 Active 14 DOM
3. 2026-06-16
   days on market $185,000 Active 13 DOM
4. 2026-06-15
   days on market $185,000 Active 12 DOM
5. 2026-06-13
   days on market $185,000 Active 10 DOM
6. 2026-06-13
   days on market $185,000 Active 9 DOM
7. 2026-06-09
   days on market $185,000 Active 6 DOM
8. 2026-06-08
   days on market $185,000 Active 5 DOM
9. 2026-06-07
   pricestatusdays on marketlisting id $185,000 Active 4 DOM
10. 2026-05-18
    status Active 691-char remark

    Show marketing remark (691 chars)

    Thoughtfully cared-for charming nearly 1200 sq ft cottage offers 2 comfortable bedrooms and 1 well-appointed bath. Accessibility features include grab bars in the bathroom and a ramp leading to the welcoming front porch. Out back, you’ll discover a true highlight: a fully fenced, generously sized private yard with a screened porch. A spacious 2-car carport provides ample covered parking and additional storage options. Conveniently located near the War Memorial Stadium, home to the Peninsula Pilots. This property combines neighborhood charm with easy access to local recreation and community events. Every space reflects pride of ownership, creating a warm, move-in ready retreat.

11. 2026-05-18
    status Active 691-char remark

    Show marketing remark (691 chars)

    Thoughtfully cared-for charming nearly 1200 sq ft cottage offers 2 comfortable bedrooms and 1 well-appointed bath. Accessibility features include grab bars in the bathroom and a ramp leading to the welcoming front porch. Out back, you’ll discover a true highlight: a fully fenced, generously sized private yard with a screened porch. A spacious 2-car carport provides ample covered parking and additional storage options. Conveniently located near the War Memorial Stadium, home to the Peninsula Pilots. This property combines neighborhood charm with easy access to local recreation and community events. Every space reflects pride of ownership, creating a warm, move-in ready retreat.

12. 2026-05-15
    status Under Contract 691-char remark

    Show marketing remark (691 chars)

    Thoughtfully cared-for charming nearly 1200 sq ft cottage offers 2 comfortable bedrooms and 1 well-appointed bath. Accessibility features include grab bars in the bathroom and a ramp leading to the welcoming front porch. Out back, you’ll discover a true highlight: a fully fenced, generously sized private yard with a screened porch. A spacious 2-car carport provides ample covered parking and additional storage options. Conveniently located near the War Memorial Stadium, home to the Peninsula Pilots. This property combines neighborhood charm with easy access to local recreation and community events. Every space reflects pride of ownership, creating a warm, move-in ready retreat.

13. 2026-05-12
    historical Active Under Contract 691-char remark

    Show marketing remark (691 chars)

    Thoughtfully cared-for charming nearly 1200 sq ft cottage offers 2 comfortable bedrooms and 1 well-appointed bath. Accessibility features include grab bars in the bathroom and a ramp leading to the welcoming front porch. Out back, you’ll discover a true highlight: a fully fenced, generously sized private yard with a screened porch. A spacious 2-car carport provides ample covered parking and additional storage options. Conveniently located near the War Memorial Stadium, home to the Peninsula Pilots. This property combines neighborhood charm with easy access to local recreation and community events. Every space reflects pride of ownership, creating a warm, move-in ready retreat.

14. 2026-05-12
    status Pending 691-char remark

    Show marketing remark (691 chars)

    Thoughtfully cared-for charming nearly 1200 sq ft cottage offers 2 comfortable bedrooms and 1 well-appointed bath. Accessibility features include grab bars in the bathroom and a ramp leading to the welcoming front porch. Out back, you’ll discover a true highlight: a fully fenced, generously sized private yard with a screened porch. A spacious 2-car carport provides ample covered parking and additional storage options. Conveniently located near the War Memorial Stadium, home to the Peninsula Pilots. This property combines neighborhood charm with easy access to local recreation and community events. Every space reflects pride of ownership, creating a warm, move-in ready retreat.

15. 2026-04-06
    status Active 691-char remark

    Show marketing remark (691 chars)

    Thoughtfully cared-for charming nearly 1200 sq ft cottage offers 2 comfortable bedrooms and 1 well-appointed bath. Accessibility features include grab bars in the bathroom and a ramp leading to the welcoming front porch. Out back, you’ll discover a true highlight: a fully fenced, generously sized private yard with a screened porch. A spacious 2-car carport provides ample covered parking and additional storage options. Conveniently located near the War Memorial Stadium, home to the Peninsula Pilots. This property combines neighborhood charm with easy access to local recreation and community events. Every space reflects pride of ownership, creating a warm, move-in ready retreat.

16. 2026-04-06
    status Active 691-char remark

    Show marketing remark (691 chars)

    Thoughtfully cared-for charming nearly 1200 sq ft cottage offers 2 comfortable bedrooms and 1 well-appointed bath. Accessibility features include grab bars in the bathroom and a ramp leading to the welcoming front porch. Out back, you’ll discover a true highlight: a fully fenced, generously sized private yard with a screened porch. A spacious 2-car carport provides ample covered parking and additional storage options. Conveniently located near the War Memorial Stadium, home to the Peninsula Pilots. This property combines neighborhood charm with easy access to local recreation and community events. Every space reflects pride of ownership, creating a warm, move-in ready retreat.

17. 2026-03-19
    historical Active Under Contract 691-char remark

    Show marketing remark (691 chars)

    Thoughtfully cared-for charming nearly 1200 sq ft cottage offers 2 comfortable bedrooms and 1 well-appointed bath. Accessibility features include grab bars in the bathroom and a ramp leading to the welcoming front porch. Out back, you’ll discover a true highlight: a fully fenced, generously sized private yard with a screened porch. A spacious 2-car carport provides ample covered parking and additional storage options. Conveniently located near the War Memorial Stadium, home to the Peninsula Pilots. This property combines neighborhood charm with easy access to local recreation and community events. Every space reflects pride of ownership, creating a warm, move-in ready retreat.

18. 2026-03-19
    status Pending 691-char remark

    Show marketing remark (691 chars)

    Thoughtfully cared-for charming nearly 1200 sq ft cottage offers 2 comfortable bedrooms and 1 well-appointed bath. Accessibility features include grab bars in the bathroom and a ramp leading to the welcoming front porch. Out back, you’ll discover a true highlight: a fully fenced, generously sized private yard with a screened porch. A spacious 2-car carport provides ample covered parking and additional storage options. Conveniently located near the War Memorial Stadium, home to the Peninsula Pilots. This property combines neighborhood charm with easy access to local recreation and community events. Every space reflects pride of ownership, creating a warm, move-in ready retreat.

19. 2026-02-19
    listed $180,000 Active 691-char remark

    Show marketing remark (691 chars)

    Thoughtfully cared-for charming nearly 1200 sq ft cottage offers 2 comfortable bedrooms and 1 well-appointed bath. Accessibility features include grab bars in the bathroom and a ramp leading to the welcoming front porch. Out back, you’ll discover a true highlight: a fully fenced, generously sized private yard with a screened porch. A spacious 2-car carport provides ample covered parking and additional storage options. Conveniently located near the War Memorial Stadium, home to the Peninsula Pilots. This property combines neighborhood charm with easy access to local recreation and community events. Every space reflects pride of ownership, creating a warm, move-in ready retreat.

20. 2026-02-19
    listed $180,000 Active 691-char remark

    Show marketing remark (691 chars)

    Thoughtfully cared-for charming nearly 1200 sq ft cottage offers 2 comfortable bedrooms and 1 well-appointed bath. Accessibility features include grab bars in the bathroom and a ramp leading to the welcoming front porch. Out back, you’ll discover a true highlight: a fully fenced, generously sized private yard with a screened porch. A spacious 2-car carport provides ample covered parking and additional storage options. Conveniently located near the War Memorial Stadium, home to the Peninsula Pilots. This property combines neighborhood charm with easy access to local recreation and community events. Every space reflects pride of ownership, creating a warm, move-in ready retreat.

21. 1990-08-01
    soldstatus $35,000

ⓘ 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: $1,634 · $136/mo
• Projected year-2 tax: $1,634 · $136/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,741
• − Mortgage interest: −$10,363
• − Property taxes: −$1,634
• − Insurance: −$925
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$5,382
• Taxable loss: −$881
• Est. tax savings @ 24.0%: +$211
• After-tax cash flow: $2,396/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): 14,005
• Household income: $65,446
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 704.0

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 0.56)
• Race & ethnicity: Black 59% White 31% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Serbian 2% Italian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -54.95%
• Current HPI: 274.2769
• Rent YoY: ▲ 21.35%
• 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

+414.3% since first listed

12 events — show timeline

• 2026-05-18 Relisted — REINMLS
• 2026-05-18 Relisted — WMLS
• 2026-05-15 Pending — REINMLS
• 2026-05-12 Contingent — REINMLS
• 2026-05-12 Pending — WMLS
• 2026-04-06 Relisted — REINMLS
• 2026-04-06 Relisted — WMLS
• 2026-03-19 Contingent — REINMLS
• 2026-03-19 Pending — WMLS
• 2026-02-19 Listed $180,000 WMLS
• 2026-02-19 Listed $180,000 REINMLS
• 1990-08-01 Sold (Public Records) $35,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $1,634 · +5.4% YoY. Source: county tax records.