801 Gloucester St · Hampton, VA 23661

$254,900

3 bd · 1.0 ba · 1,642 sqft · SingleFamily public records · 38 Days on market

Built 1940 $155/sqft · at area comps Est $263k · at est.

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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 +11.5/30.0
• ARV discount +8.9/15.0
• Schools +5.5/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained corner lot home in Hampton with great space and solid updates throughout. Hardwood flooring runs through the main living areas, with a covered front porch and composite deck that make outdoor living easy. The dining area stands out with crown molding and wainscoting, and the kitchen is set up with tile flooring, granite countertops, and plenty of cabinet space. Upstairs offers flexible space that can work as a bedroom, office, or bonus area depending on your needs. You also have a separate laundry room and a detached garage. Fireplace and garage convey as is. Located with easy access to major roadways, shopping, dining, and local spots like the Coliseum and Buckroe Beach.

Key facts

• Covered front porch
• Dining area
• Tile flooring

Tags

• CORNER LOT
• COVERED FRONT PORCH
• COMPOSITE DECK
• DINING AREA
• TILE FLOORING
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Neighborhood: WESTFIELD VILLAGE
• HOA & community: No HOA fees

Exterior

• Parking: Detached 1-car garage; Multiple-car parking (4 spaces); Driveway parking
• Utilities: City/County water; City/County sewer; Electric water heater; Natural gas
• Home design: Detached home; Contemporary style; 2 stories; Crawl foundation
• Construction: Aluminum and brick siding; Asphalt shingle roof
• Exterior features: Corner lot; Back fenced yard; Cross-fenced

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Refrigerator
• Bedrooms: Master bedroom; Additional bedroom; Bedroom and full bathroom on the first floor
• Flooring: Carpet; Ceramic; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heat; Central air conditioning; Electric water heater
• Interior features: Wood-burning fireplace; Walk-in closet; Porch; Utility room; 6 total rooms
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-82 ($-987/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (22.3% below list).
• Recommended offer: $198k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Hunter B. Andrews (math 65% / reading 72%, grade B+, #357 of 1,108 statewide, top 33%, 1,131 students, 81% FRL); Thomas Eaton Middle (math 51% / reading 60%, grade B-, #186 of 342 statewide, top 55%, 577 students, 88% FRL); Hampton High (math 60% / reading 75%, grade B, #183 of 319 statewide, top 58%, 1,359 students, 86% FRL) — zoned schools average 85% FRL vs 49% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+21.4%/yr); 124 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 36% 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 $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 38 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.
• Current owner paid $164k; list at $255k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $198,032 (22.3% 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 38 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.78% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 10.7

CMA / ARV

• ARV (median comp): $263,217
• List price: $254,900
• Delta: -3.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Phenix Ct	0.38mi	3/1.5	1,595 (-3%)	4mo	$245,000	$154	72
323 Poplar Ave	0.40mi	3/1.0	1,581 (-4%)	4mo	$115,000	$73	72
7 Suburban Pkwy	0.45mi	3/2.0	1,748 (+6%)	3mo	$299,900	$172	62
1714 Victoria Blvd	0.59mi	4/2.0 (+1)	1,702 (+4%)	3mo	$100,000	$59	55
602 Day St	0.62mi	3/2.0	1,767 (+8%)	6mo	$296,000	$168	50
107 Hill St	0.73mi	4/1.0 (+1)	1,746 (+6%)	2mo	$169,700	$97	49
2501 Parish Ave	0.65mi	4/— (+1)	1,507 (-8%)	3mo	$55,000	$36	49
52 Sycamore Ave	0.69mi	4/2.5 (+1)	1,574 (-4%)	5mo	$289,000	$184	46
733 Spruce St	0.61mi	3/2.5	1,458 (-11%)	1mo	$300,000	$206	46
690 Greenbriar Ave	0.58mi	3/1.5	1,426 (-13%)	4mo	$175,000	$123	46
2507 Parish Ave	0.64mi	3/1.0	1,875 (+14%)	4mo	$112,000	$60	43
610 Delaware Ave	0.75mi	4/2.0 (+1)	1,489 (-9%)	4mo	$260,000	$175	37

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: -13.5%
• Equity multiple: 0.49×
• Total profit: $-36,119
• Equity at exit: $38,006

10-year hold

• IRR: 1.5%
• Equity multiple: 1.13×
• Total profit: $9,270
• Equity at exit: $22,039

Cash invested: $71,372 (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: 124
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,980 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$204 /mo · $2,445/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-82

Break-even live

Break-even rent $2,084

Max offer price $240,370

Occupancy floor 99%

Sensitivity live

Price	-10% $62	-5% $-10	+0% $-82	+5% $-154	+10% $-227
Rent	-10% $-239	-5% $-160	+0% $-82	+5% $-4	+10% $74
Rate	-1.0pp $46	-0.5pp $-17	base $-82	+0.5pp $-148	+1.0pp $-216

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
327 Locust Ave Hampton, VA	4.0	2.0	1500	$2,000	$1.33	45d	1	0.22mi
321 Pine Ave Newport News, VA	3.0	2.5	1349	$1,990	$1.48	25d	1	0.33mi
233 Pine Ave Newport News, VA	3.0	2.0	1213	$2,100	$1.73	25d	1	0.40mi
633 Hemlock Ave Hampton, VA	3.0	1.0	1056	$1,757	$1.66	13d	1	0.47mi
104 Greenbriar Ave Hampton, VA	2.0	1.0	1146	$1,390	$1.21	14d	1	0.54mi
729 Chesapeake Ave Hampton, VA	4.0	3.0	2239	$2,975	$1.33	4d	1	0.70mi
613 Delaware Ave Hampton, VA	3.0	2.0	1082	$1,900	$1.76	4d	1	0.73mi
707 Pennsylvania Ave Hampton, VA	4.0	2.5	2134	$2,800	$1.31	25d	1	0.76mi
40 Buxton Ave Unit C Newport News, VA	3.0	1.0	1750	$1,795	$1.03	45d	1	0.76mi
1227 31st St Newport News, VA	3.0	2.0	1500	$2,495	$1.66	3d	1	0.78mi
35 Cedar Ave Newport News, VA	3.0	1.5	1138	$1,595	$1.40	45d	1	0.82mi
1242 26th St Newport News, VA	3.0	4.0	1704	$2,400	$1.41	4d	1	0.82mi
1124 33rd St Newport News, VA	3.0	1.5	1386	$1,600	$1.15	25d	1	0.95mi
130 Chancellor Rd Hampton, VA	4.0	1.0	2000	$1,995	$1.00	6d	1	0.95mi
1216 21st St Newport News, VA	3.0	3.5	1446	$1,700	$1.18	25d	1	1.04mi
640 Rolfe St Hampton, VA	3.0	2.0	1100	$2,000	$1.82	45d	1	1.05mi
236 Pocahontas Pl Hampton, VA	2.0	1.0	1262	$1,795	$1.42	3d	1	1.07mi
1032 37th St Newport News, VA	3.0	2.0	1191	$1,450	$1.22	45d	1	1.10mi
130 Pocahontas Pl Hampton, VA	3.0	1.0	1415	$1,695	$1.20	45d	1	1.11mi
100 Chesterfield Rd Hampton, VA	3.0	1.5	1742	$2,200	$1.26	6d	1	1.12mi
1034 26th St Newport News, VA	4.0	2.0	1579	$1,600	$1.01	45d	1	1.13mi
1035 23rd St Newport News, VA	3.0	2.0	1378	$1,600	$1.16	45d	1	1.18mi
1110 21st St Newport News, VA	4.0	2.0	1613	$1,850	$1.15	45d	1	1.18mi
1020 23rd St Newport News, VA	4.0	3.0	1710	$2,195	$1.28	45d	1	1.22mi

Listing history 13 events

1. 2026-06-08
   statusdays on market $254,900 Under Contract 38 DOM
2. 2026-06-07
   days on market $254,900 Active Under Contract 37 DOM
3. 2026-06-03
   days on market $254,900 Active Under Contract 33 DOM
4. 2026-06-02
   days on market $254,900 Active Under Contract 32 DOM
5. 2026-06-01
   days on market $254,900 Active Under Contract 31 DOM
6. 2026-05-31
   days on market $254,900 Active Under Contract 30 DOM
7. 2026-05-01
   listed $254,900 Active 696-char remark
8. 2018-01-12
   historical
9. 2017-10-26
   status Active
10. 2017-10-24
    historical
11. 2017-10-09
    listed $166,000 Active
12. 2005-10-05
    soldstatus $164,500
13. 1998-07-02
    soldstatus $52,000

ⓘ 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: $2,445 · $204/mo
• Projected year-2 tax: $2,445 · $204/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 ≥106°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: $23,764
• − Mortgage interest: −$14,278
• − Property taxes: −$2,445
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$7,415
• Taxable loss: −$5,452
• Est. tax savings @ 24.0%: +$1,308
• After-tax cash flow: $321/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

+390.2% since first listed

9 events — show timeline

• 2026-06-08 Pending — REINMLS
• 2026-05-25 Contingent — REINMLS
• 2026-05-01 Listed $254,900 REINMLS
• 2018-01-12 Listing Removed — REINMLS
• 2017-10-26 Relisted — REINMLS
• 2017-10-24 Listing Removed — REINMLS
• 2017-10-09 Listed $166,000 REINMLS
• 2005-10-05 Sold (Public Records) $164,500 Public Records
• 1998-07-02 Sold (Public Records) $52,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,445 · +7.8% YoY. Source: county tax records.