18 Inlandview Dr Unit B · Hampton, VA 23669

$215,000

3 bd · 2.0 ba · 1,318 sqft · Condo · 24 Days on market

Built 1994 Good condition $163/sqft · 26% below area Est $291k · 26% under · waterfront $380/mo HOA · 19% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• Schools +5.5/10.0
• 1% rule +4.2/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this well-maintained and conveniently located townhome in the heart of Hampton! This charming 3-bedroom, 2-bath home offers a spacious and functional layout for comfortable living. The bright and open living area creates an inviting atmosphere for both relaxing and entertaining. The kitchen features ample cabinet space and easy access to the main living areas. Upstairs, you’ll find generously sized bedrooms with plenty of closet space and a full bath. The patio offers a tranquil lake view, creating the perfect setting for morning coffee, evening relaxation and entertaining guests. Enjoy low-maintenance living with exterior upkeep handled by the homeowner's association.

Key facts

• Lake view
• Ample cabinet space
• $380 HOA

Tags

• LAKE VIEW
• LOW MAINTENANCE LIVING
• AMPLE CABINET SPACE

Property features AI

Finance

• HOA & community: Condo association: Crystal Lake Condo Association; Managed by Chesapeake Bay Management Co.; HOA fee approximately $380 monthly; No separate POA monthly fee

Exterior

• Parking: Assigned/reserved parking (2 spaces)
• Security: Gated community; Security system
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Attached townhouse; 2 stories (2 living levels); Entry level: 1; Condo ownership
• Construction: Vinyl siding; Asphalt shingle roof; Slab foundation; Built as a condo unit
• Exterior features: On waterfront (creek and lake); Gated community; Ground maintenance; Trash pickup; Community water service

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Disposal
• Bedrooms: First-floor master bedroom (master with ensuite); Additional bedroom
• Flooring: Carpet; Ceramic; Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air
• Interior features: Ceiling fan; Security system; Walk-in closet
• Laundry & utility: Washer; Dryer; Utility room; Utility closet; Foyer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $215k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-310 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (8.4% below list).
• Recommended offer: $170k (20.9% below list) — sets the bar for cash-flow.

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); C. Alton Lindsay Middle (math 52% / reading 57%, grade B-, #194 of 342 statewide, top 60%, 707 students, 73% FRL); Hampton High (math 60% / reading 75%, grade B, #183 of 319 statewide, top 58%, 1,359 students, 86% FRL) — zoned schools average 82% FRL vs 49% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 235 active listings in the ZIP; 26 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).
• This rent runs 33% of the median local income ($71k/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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• 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 $170,169 (20.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.18%
• DSCR: 0.73
• GRM: 9.1

CMA / ARV

• ARV (median comp): $291,040
• List price: $215,000
• Delta: -26.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.44% rent growth · sell at horizon

5-year hold

• IRR: -23.3%
• Equity multiple: 0.18×
• Total profit: $-49,355
• Equity at exit: $32,057

10-year hold

• IRR: -11.2%
• Equity multiple: 0.24×
• Total profit: $-45,949
• Equity at exit: $18,589

Cash invested: $60,200 (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: 235
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,970 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$380
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-310

Break-even live

Break-even rent $2,362

Max offer price $170,169

Occupancy floor —

Sensitivity live

Price	-10% $-161	-5% $-236	+0% $-310	+5% $-384	+10% $-458
Rent	-10% $-465	-5% $-388	+0% $-310	+5% $-232	+10% $-154
Rate	-1.0pp $-202	-0.5pp $-255	base $-310	+0.5pp $-366	+1.0pp $-422

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Prince James Dr Hampton, VA	3.0	1.0	1766	$1,645	$0.93	16d	1	0.36mi
316 Fountain Way Hampton, VA	3.0	2.5	1850	$2,600	$1.41	19d	1	0.56mi
408 Fishers Ct Hampton, VA	2.0	2.0	1369	$1,999	$1.46	45d	1	0.60mi
208 Fishers Ct Hampton, VA	2.0	3.0	1519	$2,295	$1.51	14d	1	0.63mi
1102 Celia Ct Hampton, VA	2.0	2.0	1370	$2,100	$1.53	45d	1	0.64mi
600 Freeman Dr Hampton, VA	1.0–2.0	1.0–2.0	892	$2,008	$2.25	3d	8	0.68mi
1625 W Pembroke Ave Unit 7 Hampton, VA	2.0	1.5	950	$1,250	$1.32	45d	1	0.77mi
1625 W Pembroke Ave Hampton, VA	2.0	1.5	950	$1,250	$1.32	25d	1	0.78mi
135 Pine Chapel Rd Hampton, VA	1.0–2.0	1.0–1.5	830	$1,490	$1.80	4d	9	0.78mi
702 Rutherford St Hampton, VA	3.0	2.0	1445	$1,795	$1.24	25d	1	0.84mi
708 Westwood Ave Hampton, VA	3.0	2.5	1300	$2,300	$1.77	16d	1	0.97mi
2 Abbott Dr Hampton, VA	1.0–3.0	1.0–3.5	1187	$2,891	$2.43	3d	18	1.09mi
7 Briar Dr Hampton, VA	3.0	1.5	1626	$1,850	$1.14	16d	1	1.09mi
901 W Queen St Hampton, VA	2.0–3.0	1.5–2.5	1096	$1,600	$1.46	45d	1	1.13mi
507 Highland Ave Hampton, VA	2.0	1.0	925	$1,500	$1.62	16d	1	1.15mi
626 Chapel St Hampton, VA	4.0	2.0	1470	$1,900	$1.29	14d	1	1.16mi
534 Brightwood Ave Hampton, VA	3.0	3.0	1528	$2,095	$1.37	45d	1	1.17mi
640 Rolfe St Hampton, VA	3.0	2.0	1100	$2,000	$1.82	45d	1	1.25mi
607 Lee St Hampton, VA	3.0	1.5	1404	$2,150	$1.53	45d	1	1.27mi
2018 Cunningham Dr Hampton, VA	1.0–3.0	1.0–1.5	997	$1,880	$1.88	3d	25	1.37mi
7 W Lewis Rd Hampton, VA	3.0	2.0	1208	$2,425	$2.01	23d	1	1.38mi
1587 Briarfield Rd Hampton, VA	2.0–3.0	1.5–2.0	985	$1,495	$1.52	4d	9	1.39mi
448 Chapel St Hampton, VA	3.0	2.0	1425	$1,850	$1.30	4d	1	1.45mi
2217 Todds Ln Hampton, VA	2.0	2.5	1300	$1,450	$1.12	45d	1	1.45mi
624 Pennsylvania Ave Hampton, VA	3.0	1.0	912	$1,600	$1.75	25d	1	1.46mi
613 Delaware Ave Hampton, VA	3.0	2.0	1082	$1,900	$1.76	4d	1	1.49mi

HOA detail condo

• Monthly dues: $380 · $4,560/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $215,000 Active 24 DOM
2. 2026-06-18
   days on market $215,000 Active 21 DOM
3. 2026-06-17
   days on market $215,000 Active 20 DOM
4. 2026-06-16
   days on market $215,000 Active 19 DOM
5. 2026-06-15
   days on market $215,000 Active 18 DOM
6. 2026-06-13
   days on market $215,000 Active 16 DOM
7. 2026-06-13
   days on market $215,000 Active 15 DOM
8. 2026-06-09
   days on market $215,000 Active 12 DOM
9. 2026-06-08
   days on market $215,000 Active 11 DOM
10. 2026-06-07
    days on market $215,000 Active 10 DOM
11. 2026-06-03
    days on market $215,000 Active 6 DOM
12. 2026-06-02
    days on market $215,000 Active 5 DOM
13. 2026-06-01
    days on market $215,000 Active 4 DOM
14. 2026-05-31
    days on market $215,000 Active 3 DOM
15. 2026-05-18
    price $215,000 888-char remark
16. 2026-04-20
    status Active 888-char remark
17. 2026-04-18
    price $220,000 888-char remark
18. 2026-04-18
    historical Active Under Contract 888-char remark
19. 2026-04-07
    status Under Contract 888-char remark
20. 2026-03-23
    historical Active Under Contract 888-char remark
21. 2026-03-19
    listed $207,000 Active 888-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $23,635
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − HOA: −$4,560
• − Depreciation: −$6,255
• Taxable loss: −$7,304
• Est. tax savings @ 24.0%: +$1,753
• After-tax cash flow: $-1,965/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained and charming townhome in Hampton offers a spacious and functional layout with a good condition score. Minor cosmetic updates and maintenance would further enhance its value.

Value-add opportunities

• Both Paint the exterior trim — Enhances curb appeal and value
• Both Replace any worn-out landscaping — Improves curb appeal and value
• Both Clean and maintain the HVAC system — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior trim — Enhances curb appeal and value ↑
• Both Replace any worn-out landscaping — Improves curb appeal and value ↑
• Both Clean and maintain the HVAC system — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+3.9% since first listed

9 events — show timeline

• 2026-05-28 Listed $215,000 REINMLS
• 2026-05-27 Listing Removed — REINMLS
• 2026-05-18 Price Changed $215,000 REINMLS
• 2026-04-20 Relisted — REINMLS
• 2026-04-18 Price Changed $220,000 REINMLS
• 2026-04-18 Contingent — REINMLS
• 2026-04-07 Pending — REINMLS
• 2026-03-23 Contingent — REINMLS
• 2026-03-19 Listed $207,000 REINMLS