6 Salem St · Hampton, VA 23669

$165,000

3 bd · 1.0 ba · 776 sqft · SingleFamily public records · 22 Days on market

Built 1948 $213/sqft · 10% below area Est $182k · 10% 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 +20.8/30.0
• ARV discount +11.8/15.0
• DSCR +6.6/10.0
• Schools +5.5/10.0
• 1% rule +4.6/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming bungalow featuring 2BED, 1BA, fresh paint and move-in ready. Ideal for first-time buyers, downsizers, low-maintenance home with a new roof.

Key facts

• Built 1948
• Listed 22 days

Property features AI

Finance

• Other: Neighborhood: FAIRVIEW FARMS
• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking; Street parking
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Detached ranch; Single-story; Crawl foundation; Simple ownership
• Construction: Asphalt shingle roof
• Exterior features: Aluminum siding; Back yard with wood fence

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher not listed
• Bedrooms: Master bedroom; Additional bedroom; Bedroom and full bathroom on first floor
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Cooling: Other
• Interior features: Scuttle access; Laminate flooring
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/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 $159k (3.7% below list).
• Recommended offer: $159k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: Captain John Smith Elementary (math 42% / reading 57%, grade D, #742 of 1,108 statewide, top 70%, 393 students, 82% FRL); Hampton High (math 60% / reading 75%, grade B, #183 of 319 statewide, top 58%, 1,359 students, 86% FRL) — zoned schools average 84% FRL vs 49% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 236 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $5k 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 22 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $70k; list at $165k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $158,974 (3.7% below list)

Questions for the listing agent

1. Built in 1948 — 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: 0.96% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (median comp): $182,370
• List price: $165,000
• Delta: -9.52%
• 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
26 Bernard Ave	0.18mi	2/1.0 (-1)	840 (+8%)	2mo	$80,000	$95	71
107 Roland Dr	0.43mi	2/1.0 (-1)	731 (-6%)	2mo	$176,000	$241	64
14 Crestwood Cir	0.35mi	2/1.0 (-1)	738 (-5%)	10mo	$147,500	$200	62
37 Cavalier Rd	0.55mi	2/1.0 (-1)	744 (-4%)	1mo	$199,000	$267	62
219 Courtney Dr	0.31mi	3/1.0	876 (+13%)	5mo	$249,000	$284	60
211 Rip Rap Rd	0.57mi	2/1.0 (-1)	800 (+3%)	7mo	$200,000	$250	57
54 Cavalier Rd	0.62mi	2/1.0 (-1)	744 (-4%)	3mo	$91,000	$122	57
408 Roane Dr	0.55mi	2/1.0 (-1)	707 (-9%)	1mo	$187,500	$265	54
430 Cedar Dr	0.69mi	3/1.0	828 (+7%)	4mo	$209,999	$254	53
86 Cavalier Rd	0.62mi	2/1.0 (-1)	744 (-4%)	8mo	$215,000	$289	52
35 Clayton Dr	0.37mi	2/1.0 (-1)	891 (+15%)	4mo	$235,000	$264	49
312 Shawen Dr	0.73mi	3/1.0	864 (+11%)	3mo	$234,200	$271	45

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-8,322
• Equity at exit: $24,602

10-year hold

• IRR: 7.4%
• Equity multiple: 1.62×
• Total profit: $28,440
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,590 high
• Mortgage (P&I): −$865
• Tax from tax record: −$95 /mo · $1,138/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $227

Break-even live

Break-even rent $1,302

Max offer price $165,000

Occupancy floor 81%

Sensitivity live

Price	-10% $320	-5% $274	+0% $227	+5% $180	+10% $134
Rent	-10% $101	-5% $164	+0% $227	+5% $290	+10% $353
Rate	-1.0pp $310	-0.5pp $269	base $227	+0.5pp $184	+1.0pp $141

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Bernard Ave Hampton, VA	2.0	1.0	906	$995	$1.10	22d	1	0.19mi
8 Rip Rap Rd Hampton, VA	2.0	1.0	1000	$1,200	$1.20	22d	1	0.38mi
28 Monroe Dr Hampton, VA	3.0	1.0	1110	$1,600	$1.44	44d	1	0.39mi
105 Roland Dr Hampton, VA	2.0	1.0	750	$1,250	$1.67	15d	1	0.40mi
24 Cavalier Rd Hampton, VA	3.0	2.0	1014	$1,850	$1.82	5d	1	0.44mi
232 W Gilbert St Hampton, VA	1.0–2.0	1.0	767	$1,371	$1.79	2d	1	0.44mi
323 Roane Dr Hampton, VA	3.0	1.0	974	$1,495	$1.53	5d	1	0.46mi
450 Cedar Dr Hampton, VA	3.0	1.0	912	$1,500	$1.64	13d	1	0.65mi
100 Spanish Trl Hampton, VA	1.0–2.0	1.0–1.5	812	$1,450	$1.79	2d	12	0.71mi
109 Peachtree Ln Hampton, VA	3.0	2.0	984	$1,795	$1.82	15d	1	0.72mi
212 Pine Grove Ave Hampton, VA	2.0	1.0	720	$1,500	$2.08	24d	1	0.90mi
13 Beverly St Hampton, VA	3.0	1.0	1050	$1,800	$1.71	5d	1	1.02mi
2 Abbott Dr Hampton, VA	1.0–3.0	1.0–3.5	1187	$2,891	$2.43	2d	18	1.09mi
234 Washington St Hampton, VA	2.0	1.0	1111	$2,000	$1.80	11d	1	1.21mi
1563 N King St Hampton, VA	2.0	2.0	1087	$1,612	$1.48	24d	2	1.23mi
132 Tide Mill Ln Hampton, VA	2.0	1.5	1000	$1,550	$1.55	2d	1	1.23mi
1563 N King St Unit 105 Hampton, VA	2.0	2.0	1087	$1,675	$1.54	44d	1	1.25mi
1568 N King St Hampton, VA	1.0–2.0	1.0	634	$1,425	$2.25	2d	17	1.28mi
1711 N King St Unit 18 Hampton, VA	2.0	1.0	815	$1,425	$1.75	44d	1	1.39mi
901 W Queen St Hampton, VA	2.0–3.0	1.5–2.5	1096	$1,600	$1.46	44d	1	1.44mi
1115 E Pembroke Ave Hampton, VA	2.0	1.0	850	$1,275	$1.50	2d	1	1.45mi

Listing history 20 events

1. 2026-06-07
   status $165,000 Under Contract 22 DOM
2. 2026-06-03
   days on market $165,000 Active 22 DOM
3. 2026-06-02
   days on market $165,000 Active 21 DOM
4. 2026-06-01
   days on market $165,000 Active 20 DOM
5. 2026-05-31
   days on market $165,000 Active 19 DOM
6. 2026-05-12
   listed $165,000 Active 148-char remark
7. 2022-02-07
   soldstatus $70,000
8. 2022-01-04
   historical Active Under Contract
9. 2021-12-21
   price $85,000
10. 2021-12-14
    status Active
11. 2021-12-06
    historical Active Under Contract
12. 2021-11-03
    price $95,000
13. 2021-10-12
    status Active
14. 2021-08-12
    status Under Contract
15. 2021-07-23
    historical Active Under Contract
16. 2021-07-01
    listed $100,000 Active
17. 2016-07-01
    historical
18. 2016-01-04
    listed $80,000 Active
19. 2012-03-26
    soldstatus $65,000
20. 1985-10-01
    soldstatus $18,000

ⓘ 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: $1,138 · $95/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$215/yr (+$18/mo · 18.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 57% 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: $19,077
• − Mortgage interest: −$9,243
• − Property taxes: −$1,138
• − Insurance: −$825
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$4,800
• Taxable income: $19
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $2,720/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

+816.7% since first listed

16 events — show timeline

• 2026-06-03 Pending — REINMLS
• 2026-05-12 Listed $165,000 REINMLS
• 2022-02-07 Sold (Public Records) $70,000 Public Records
• 2022-01-04 Contingent — REINMLS
• 2021-12-21 Price Changed $85,000 REINMLS
• 2021-12-14 Relisted — REINMLS
• 2021-12-06 Contingent — REINMLS
• 2021-11-03 Price Changed $95,000 REINMLS
• 2021-10-12 Relisted — REINMLS
• 2021-08-12 Pending — REINMLS
• 2021-07-23 Contingent — REINMLS
• 2021-07-01 Listed $100,000 REINMLS
• 2016-07-01 Listing Removed — REINMLS
• 2016-01-04 Listed $80,000 REINMLS
• 2012-03-26 Sold (Public Records) $65,000 Public Records
• 1985-10-01 Sold (Public Records) $18,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,138 · +5.5% YoY. Source: county tax records.