382 Union St · Hampton, VA 23669

$125,000

4 bd · 1.0 ba · 1,822 sqft · SingleFamily public records · 49 Days on market

Built 1945 5,641 sqft lot

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special, ready for your next project. This 1,800 square foot property sits on 60x94 lot offering you lots of room to make it your own in growing Downtown Hampton.

Key facts

• 60x94 lot
• 5,641 sq ft lot
• Built 1945

Tags

• 60X94 LOT
• GROWING DOWNTOWN HAMPTON

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $899 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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: A.W.E. Bassette Elementary (math 32% / reading 47%, grade F, #900 of 1,108 statewide, top 83%, 494 students, 87% FRL); Phoebus High (math 57% / reading 76%, grade B, #195 of 319 statewide, top 62%, 1,365 students, 86% FRL) — zoned schools average 86% FRL vs 49% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 53% at this address vs 65% district-wide (-12 pts) — the specific schools serving this property underperform the Hampton City Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.4%/yr); 236 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $125k implies a 733% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.81% ✓
• Cap rate: 14.92%
• Cash-on-cash: 30.83%
• DSCR: 2.37
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $311,562
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
382 Union St	0.00mi	4/1.0	1,822 (0%)	1mo	$145,000	$80	99
28 Maplewood St	0.16mi	4/2.5	1,899 (+4%)	1mo	$380,000	$200	79
357 W Queen St	0.21mi	3/2.5 (-1)	1,740 (-4%)	2mo	$337,100	$194	70
741 N Back River Rd Unit B	0.37mi	4/2.5	1,899 (+4%)	3mo	$385,000	$203	67
521 Lee St	0.44mi	4/2.0	1,900 (+4%)	4mo	$319,000	$168	65
4408 Victoria Blvd	0.73mi	4/1.5	1,824 (+0%)	2mo	$283,000	$155	62
115 E Pembroke Ave	0.68mi	3/1.5 (-1)	1,846 (+1%)	2mo	$145,000	$79	58
741 N Back River Rd Unit A	0.37mi	3/2.5 (-1)	1,655 (-9%)	3mo	$365,000	$221	54
512 Lee St	0.41mi	3/3.0 (-1)	1,989 (+9%)	3mo	$340,000	$171	50
323 Bassette St	0.47mi	3/2.5 (-1)	1,620 (-11%)	4mo	$330,000	$204	46
410 Worster Ave	0.75mi	3/3.0 (-1)	1,712 (-6%)	3mo	$288,000	$168	40
418 Wine St	0.66mi	5/2.5 (+1)	2,026 (+11%)	0mo	$313,350	$155	39

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: 28.4%
• Equity multiple: 2.22×
• Total profit: $42,760
• Equity at exit: $18,638

10-year hold

• IRR: 37.2%
• Equity multiple: 4.88×
• Total profit: $135,768
• Equity at exit: $10,808

Cash invested: $35,000 (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: 4.6×

Monthly cashflow live

• Estimated rent: $2,266 high
• Mortgage (P&I): −$656
• Tax from tax record: −$184 /mo · $2,206/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $899

Break-even live

Break-even rent $1,128

Max offer price $125,000

Occupancy floor 55%

Sensitivity live

Price	-10% $970	-5% $934	+0% $899	+5% $864	+10% $828
Rent	-10% $720	-5% $810	+0% $899	+5% $989	+10% $1,078
Rate	-1.0pp $962	-0.5pp $931	base $899	+0.5pp $867	+1.0pp $834

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
703 N Back River Rd Hampton, VA	3.0	2.5	2062	$2,475	$1.20	44d	1	0.25mi
448 Chapel St Hampton, VA	3.0	2.0	1425	$1,850	$1.30	4d	1	0.34mi
901 W Queen St Hampton, VA	2.0–3.0	1.5–2.5	1096	$1,600	$1.46	44d	1	0.37mi
626 Chapel St Hampton, VA	4.0	2.0	1470	$1,900	$1.29	13d	1	0.43mi
607 Lee St Hampton, VA	3.0	1.5	1404	$2,150	$1.53	44d	1	0.47mi
4407 Victoria Blvd Hampton, VA	3.0	4.0	2400	$2,400	$1.00	15d	1	0.73mi
606 Washington St Hampton, VA	3.0	2.5	2370	$2,600	$1.10	22d	1	0.80mi
534 Brightwood Ave Hampton, VA	3.0	3.0	1528	$2,095	$1.37	44d	1	0.82mi
31 Saxony Pl Hampton, VA	3.0	2.5	1315	$1,645	$1.25	18d	1	0.91mi
17 S Gawain Way Hampton, VA	3.0	1.5	1460	$1,895	$1.30	4d	1	0.97mi
708 Westwood Ave Hampton, VA	3.0	2.5	1300	$2,300	$1.77	15d	1	0.98mi
2 Abbott Dr Hampton, VA	1.0–3.0	1.0–3.5	1187	$2,891	$2.43	2d	18	1.00mi
426 Seminole Rd Hampton, VA	4.0	2.5	2200	$2,450	$1.11	15d	1	1.10mi
702 Rutherford St Hampton, VA	3.0	2.0	1445	$1,795	$1.24	24d	1	1.11mi
27 Capps Qtrs #1 Hampton, VA	3.0	2.5	1734	$2,200	$1.27	44d	1	1.13mi
310 Lasalle Ave Hampton, VA	3.0	2.0	1858	$2,200	$1.18	44d	1	1.16mi
316 Fountain Way Hampton, VA	3.0	2.5	1850	$2,600	$1.41	18d	1	1.20mi
19 Magnolia Pl Hampton, VA	3.0	1.5	1405	$2,100	$1.49	15d	1	1.23mi
23 Regal Way Hampton, VA	3.0	2.5	2482	$2,900	$1.17	44d	1	1.30mi
217 W Gilbert St Hampton, VA	3.0	2.5	2055	$2,495	$1.21	44d	1	1.48mi
225 W Gilbert St Hampton, VA	3.0	2.5	2196	$2,700	$1.23	15d	1	1.48mi

Listing history 4 events

1. 2026-01-21
   status Under Contract
2. 2026-01-08
   historical Active Under Contract
3. 2025-12-03
   listed $125,000 Active
4. 2002-07-26
   soldstatus $15,000

ⓘ 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: $2,206 · $184/mo
• Projected year-2 tax: $2,206 · $184/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 6/10 Major FEMA zone X (unshaded) · 54% 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: $27,198
• − Mortgage interest: −$7,002
• − Property taxes: −$2,206
• − Insurance: −$625
• − Repairs & maintenance: −$2,176
• − Management: −$2,176
• − Depreciation: −$3,636
• Taxable income: $9,377
• Est. tax owed @ 24.0%: −$2,250
• After-tax cash flow: $8,539/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

+733.3% since first listed

4 events — show timeline

• 2026-01-21 Pending — REINMLS
• 2026-01-08 Contingent — REINMLS
• 2025-12-03 Listed $125,000 REINMLS
• 2002-07-26 Sold (Public Records) $15,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $2,206 · +23.2% YoY. Source: county tax records.