376 Sampson Ave · Hampton, VA 23661

$100,000

2 bd · 1.0 ba · 1,009 sqft · SingleFamily public records · 1 Days on market

Built 1941 4,791 sqft lot Est $173k · 42% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.5/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 Bedrooms 1 Bath in quiet neighborhood.

Key facts

• 4,791 sq ft lot
• Garage
• Built 1941

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Driveway spaces; Street parking; Garage (approx. 200 sq ft)
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Detached ranch; Single-story; Crawl foundation; Simple ownership
• Construction: Asphalt shingle roof
• Exterior features: Vinyl siding; Privacy fence; City view

Interior

• Kitchen: Electric range; Refrigerator; Pantry
• Bedrooms: Master bedroom; Additional bedroom; Bedroom and full bathroom on first floor
• Flooring: Carpet; Laminate; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced hot air heating; Central air conditioning
• Interior features: Decorative fireplace; Window treatments; Cable hookup; Ceiling fan
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 12.6% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $11k; list at $100k implies a 809% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $100,000

Questions for the listing agent

1. Built in 1941 — 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: 1.54% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.46%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $172,539
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
377 Dewey Ave	0.07mi	3/1.0 (+1)	1,005 (-0%)	7mo	$160,000	$159	85
203 Hollywood Ave	0.43mi	3/1.0 (+1)	1,015 (+1%)	2mo	$125,000	$123	72
137 Hollywood Ave	0.46mi	2/1.0	934 (-7%)	8mo	$160,000	$171	59
142 Clifton St	0.66mi	3/2.0 (+1)	1,024 (+2%)	1mo	$263,000	$257	57
407 Pine Ave	0.18mi	3/2.0 (+1)	1,160 (+15%)	1mo	$255,000	$220	57
1239 24th St	0.75mi	3/1.0 (+1)	1,000 (-1%)	2mo	$163,000	$163	57
126 Ash Ave	0.57mi	3/1.0 (+1)	960 (-5%)	7mo	$55,000	$57	54
327 Sycamore Ave	0.33mi	3/1.0 (+1)	872 (-14%)	8mo	$145,000	$166	50
230 Maple Ave	0.28mi	3/2.0 (+1)	1,148 (+14%)	7mo	$265,100	$231	49
215 Blair Ave	0.72mi	2/1.0	1,107 (+10%)	5mo	$80,000	$72	46
1432 36th St	0.62mi	2/1.0	876 (-13%)	4mo	$180,000	$205	46
114 Clifton St	0.67mi	3/2.0 (+1)	1,125 (+12%)	4mo	$275,000	$244	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: 20.9%
• Equity multiple: 1.91×
• Total profit: $25,367
• Equity at exit: $14,910

10-year hold

• IRR: 32.2%
• Equity multiple: 4.66×
• Total profit: $102,341
• Equity at exit: $8,646

Cash invested: $28,000 (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 23661

• Home prices YoY: -16.7%
• Rents YoY: 21.4%
• Active inventory: 124
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,545 high
• Mortgage (P&I): −$524
• Tax from tax record: −$130 /mo · $1,564/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $524

Break-even live

Break-even rent $882

Max offer price $100,000

Occupancy floor 61%

Sensitivity live

Price	-10% $581	-5% $552	+0% $524	+5% $496	+10% $467
Rent	-10% $402	-5% $463	+0% $524	+5% $585	+10% $646
Rate	-1.0pp $574	-0.5pp $550	base $524	+0.5pp $498	+1.0pp $472

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 Pine Ave Newport News, VA	3.0	2.5	1349	$1,990	$1.48	25d	1	0.19mi
417 Greenbriar Ave Hampton, VA	3.0	2.0	1007	$1,695	$1.68	9d	1	0.26mi
233 Pine Ave Newport News, VA	3.0	2.0	1213	$2,100	$1.73	25d	1	0.27mi
104 Greenbriar Ave Hampton, VA	2.0	1.0	1146	$1,390	$1.21	14d	1	0.50mi
1348 28th St Unit NA Newport News, VA	2.0	1.0	997	$1,350	$1.35	25d	1	0.52mi
1348 28th St Newport News, VA	2.0	1.0	997	$1,350	$1.35	5d	1	0.52mi
200 Claremont Ave Unit 212 Hampton, VA	1.0	1.0	717	$1,216	$1.70	19d	1	0.53mi
401 Craven St Hampton, VA	3.0	1.0	864	$1,595	$1.85	25d	1	0.58mi
633 Hemlock Ave Hampton, VA	3.0	1.0	1056	$1,757	$1.66	13d	1	0.60mi
35 Cedar Ave Newport News, VA	3.0	1.5	1138	$1,595	$1.40	45d	1	0.68mi
1212 Shell Rd Hampton, VA	3.0	2.0	960	$1,995	$2.08	16d	1	0.69mi
41 Ash Ave Unit B Newport News, VA	2.0	1.0	930	$1,500	$1.61	25d	1	0.70mi
1227 31st St Newport News, VA	3.0	2.0	1500	$2,495	$1.66	3d	1	0.71mi
1239 24th St Newport News, VA	3.0	1.0	880	$1,495	$1.70	45d	1	0.75mi
1240 24th St Newport News, VA	2.0	1.0	752	$995	$1.32	25d	1	0.76mi
613 Delaware Ave Hampton, VA	3.0	2.0	1082	$1,900	$1.76	4d	1	0.83mi
2314 Chestnut Ave Newport News, VA	2.0	1.0	900	$12,900	$14.33	3d	1	0.84mi
2314 Chestnut Ave Newport News, VA	1.0	1.0	800	$1,090	$1.36	45d	1	0.84mi
2314 Chestnut Ave Newport News, VA	1.0	1.0	900	$990	$1.10	25d	1	0.84mi
624 Pennsylvania Ave Hampton, VA	3.0	1.0	912	$1,600	$1.75	25d	1	0.85mi
1943 Kecoughtan Rd Hampton, VA	2.0	1.0	900	$1,150	$1.28	5d	1	0.85mi
1943 Kecoughtan Rd Unit G Hampton, VA	2.0	1.0	900	$1,150	$1.28	13d	1	0.85mi
1124 33rd St Newport News, VA	3.0	1.5	1386	$1,600	$1.15	25d	1	0.89mi
1216 21st St Newport News, VA	3.0	3.5	1446	$1,700	$1.18	25d	1	0.92mi
2113 Victoria Blvd Hampton, VA	3.0	1.0	1005	$1,595	$1.59	45d	1	0.92mi
1032 37th St Newport News, VA	3.0	2.0	1191	$1,450	$1.22	45d	1	1.06mi
1035 23rd St Newport News, VA	3.0	2.0	1378	$1,600	$1.16	45d	1	1.07mi
1126 44th St Newport News, VA	1.0	1.5	1100	$1,295	$1.18	25d	1	1.09mi
1010 36th St Newport News, VA	2.0	1.0	775	$1,095	$1.41	25d	1	1.09mi
236 Pocahontas Pl Hampton, VA	2.0	1.0	1262	$1,795	$1.42	3d	1	1.14mi
640 Rolfe St Hampton, VA	3.0	2.0	1100	$2,000	$1.82	45d	1	1.15mi
130 Pocahontas Pl Hampton, VA	3.0	1.0	1415	$1,695	$1.20	45d	1	1.16mi
4111 Orcutt Ave Newport News, VA	2.0	1.0	740	$795	$1.07	4d	1	1.24mi
935 37th St Unit 16 Newport News, VA	2.0	1.0	700	$995	$1.42	45d	1	1.25mi
935 37th St Unit 15 Newport News, VA	2.0	1.0	700	$995	$1.42	9d	1	1.25mi
935 37th St Unit 4 Newport News, VA	2.0	1.0	700	$900	$1.29	25d	1	1.25mi
913 41st St Newport News, VA	2.0	1.5	740	$1,045	$1.41	25d	1	1.26mi
915 41st St Newport News, VA	2.0	1.0	740	$1,045	$1.41	25d	1	1.27mi
4241 Orcutt Ave Newport News, VA	2.0	1.0	740	$795	$1.07	4d	1	1.28mi
4218 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	4d	1	1.28mi

Listing history 2 events

1. 2026-06-07
   remarks 40-char remark
2. 2026-06-07
   listed $100,000 Under Contract 1 DOM

ⓘ 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: $1,564 · $130/mo
• Projected year-2 tax: $1,564 · $130/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 3/10 Moderate FEMA zone X (unshaded) · 12% 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: $18,540
• − Mortgage interest: −$5,602
• − Property taxes: −$1,564
• − Insurance: −$500
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$2,909
• Taxable income: $4,998
• Est. tax owed @ 24.0%: −$1,200
• After-tax cash flow: $5,090/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

+809.1% since first listed

3 events — show timeline

• 2026-06-05 Pending — REINMLS
• 2026-06-05 Listed $100,000 REINMLS
• 1959-04-01 Sold (Public Records) $11,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,564 · +7.2% YoY. Source: county tax records.