714 Milford Ave · Hampton, VA 23661

$250,000

3 bd · 1.5 ba · 2,378 sqft · SingleFamily public records · 226 Days on market

Built 1964 0.26 ac lot $105/sqft · 29% below area Est $350k · 29% 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• Schools +5.5/10.0
• 1% rule +5.2/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful Tri-Level home with a super large primary bedroom and larger then average closet space. Primary bedroom has also a primary bath room with sitting area to relax. There are two more nice bedrooms on this floor. Entering the foyer takes you to the living room and the dining room around the corner. Spacious kitchen. Off the kitchen is a very large room to enjoy any kind of entertainment. A half bath on 2nd floor, HVAC. This is a must see.

Key facts

• 0.26 acre lot
• Parking
• Built 1964

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• 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.
• Market conditions: Rents rising fast (+21.4%/yr); 124 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 68 units permitted in Hampton city in 2024 (0 in 5+ unit buildings).
• At $2,547/mo this rent would consume 47% of the median local household income ($65k/yr) (locally 704% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $250k implies a 1063% gain — meaningful room to come down on a strong offer.

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 $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.58%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (median comp): $349,777
• List price: $250,000
• Delta: -28.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 Milford Ave	0.13mi	4/2.5 (+1)	2,475 (+4%)	0mo	$405,000	$164	78
45 Hampshire Glen Pkwy	0.37mi	4/2.5 (+1)	2,500 (+5%)	0mo	$466,000	$186	65
3723 Ervin St	0.31mi	4/2.5 (+1)	2,230 (-6%)	4mo	$405,000	$182	62
82 Red Robin Turn	0.71mi	3/2.0	2,209 (-7%)	2mo	$379,900	$172	51
208 Parkdale Ave	0.58mi	4/2.5 (+1)	2,268 (-5%)	11mo	$379,800	$167	47
6 Robert Connor Dr	0.72mi	4/2.5 (+1)	2,341 (-2%)	10mo	$412,000	$176	46
1413 W Queen St	0.71mi	4/2.0 (+1)	2,580 (+8%)	3mo	$402,000	$156	43
37 Oser Ln	0.70mi	3/2.0	2,124 (-11%)	11mo	$365,000	$172	38
328 Brightwood Ave	0.63mi	4/3.0 (+1)	2,150 (-10%)	9mo	$399,900	$186	36
327 Brightwood Ave	0.64mi	4/2.0 (+1)	2,100 (-12%)	11mo	$272,000	$130	35
17 Henry St	0.69mi	4/2.5 (+1)	2,600 (+9%)	11mo	$369,000	$142	34
408 Newport News Ave	0.63mi	4/2.5 (+1)	2,042 (-14%)	5mo	$235,000	$115	34

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-6,314
• Equity at exit: $37,276

10-year hold

• IRR: 12.2%
• Equity multiple: 2.18×
• Total profit: $82,497
• Equity at exit: $21,615

Cash invested: $70,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,547 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$271 /mo · $3,255/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $325

Break-even live

Break-even rent $2,135

Max offer price $250,000

Occupancy floor 82%

Sensitivity live

Price	-10% $467	-5% $396	+0% $325	+5% $255	+10% $184
Rent	-10% $124	-5% $225	+0% $325	+5% $426	+10% $527
Rate	-1.0pp $451	-0.5pp $389	base $325	+0.5pp $261	+1.0pp $195

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
426 Seminole Rd Hampton, VA	4.0	2.5	2200	$2,450	$1.11	16d	1	0.38mi
42 Kilverstone Way Hampton, VA	4.0	2.5	2654	$3,800	$1.43	45d	1	0.39mi
310 Lasalle Ave Hampton, VA	3.0	2.0	1858	$2,200	$1.18	45d	1	0.66mi
703 N Back River Rd Hampton, VA	3.0	2.5	2062	$2,475	$1.20	45d	1	0.86mi
4407 Victoria Blvd Hampton, VA	3.0	4.0	2400	$2,400	$1.00	16d	1	0.90mi
23 Regal Way Hampton, VA	3.0	2.5	2482	$2,900	$1.17	45d	1	1.06mi
316 Fountain Way Hampton, VA	3.0	2.5	1850	$2,600	$1.41	18d	1	1.11mi
101 Prince James Dr Hampton, VA	3.0	1.0	1766	$1,645	$0.93	16d	1	1.15mi
2 Abbott Dr Hampton, VA	1.0–3.0	1.0–3.5	1187	$2,891	$2.43	3d	18	1.26mi
27 Capps Qtrs #1 Hampton, VA	3.0	2.5	1734	$2,200	$1.27	45d	1	1.27mi
606 Washington St Hampton, VA	3.0	2.5	2370	$2,600	$1.10	22d	1	1.49mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $250,000 Under Contract 226 DOM
2. 2026-06-03
   days on market $250,000 Active Under Contract 224 DOM
3. 2026-06-02
   days on market $250,000 Active Under Contract 223 DOM
4. 2026-06-01
   days on market $250,000 Active Under Contract 222 DOM
5. 2026-05-31
   days on market $250,000 Active Under Contract 221 DOM
6. 2026-04-27
   price $250,000 448-char remark

   Show marketing remark (448 chars)

   Wonderful Tri-Level home with a super large primary bedroom and larger then average closet space. Primary bedroom has also a primary bath room with sitting area to relax. There are two more nice bedrooms on this floor. Entering the foyer takes you to the living room and the dining room around the corner. Spacious kitchen. Off the kitchen is a very large room to enjoy any kind of entertainment. A half bath on 2nd floor, HVAC. This is a must see.

7. 2026-03-14
   price $280,000 448-char remark

   Show marketing remark (448 chars)

   Wonderful Tri-Level home with a super large primary bedroom and larger then average closet space. Primary bedroom has also a primary bath room with sitting area to relax. There are two more nice bedrooms on this floor. Entering the foyer takes you to the living room and the dining room around the corner. Spacious kitchen. Off the kitchen is a very large room to enjoy any kind of entertainment. A half bath on 2nd floor, HVAC. This is a must see.

8. 2025-11-24
   price $349,900 448-char remark

   Show marketing remark (448 chars)

   Wonderful Tri-Level home with a super large primary bedroom and larger then average closet space. Primary bedroom has also a primary bath room with sitting area to relax. There are two more nice bedrooms on this floor. Entering the foyer takes you to the living room and the dining room around the corner. Spacious kitchen. Off the kitchen is a very large room to enjoy any kind of entertainment. A half bath on 2nd floor, HVAC. This is a must see.

9. 2025-10-22
   listed $389,000 Active 448-char remark

   Show marketing remark (448 chars)

   Wonderful Tri-Level home with a super large primary bedroom and larger then average closet space. Primary bedroom has also a primary bath room with sitting area to relax. There are two more nice bedrooms on this floor. Entering the foyer takes you to the living room and the dining room around the corner. Spacious kitchen. Off the kitchen is a very large room to enjoy any kind of entertainment. A half bath on 2nd floor, HVAC. This is a must see.

10. 1971-10-01
    soldstatus $21,500

ⓘ 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: $3,255 · $271/mo
• Projected year-2 tax: $3,255 · $271/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 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $30,559
• − Mortgage interest: −$14,004
• − Property taxes: −$3,255
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,445
• − Management: −$2,445
• − Depreciation: −$7,273
• Taxable loss: −$111
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $3,932/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

+1062.8% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $250,000 REINMLS
• 2026-03-14 Price Changed $280,000 REINMLS
• 2025-11-24 Price Changed $349,900 REINMLS
• 2025-10-22 Listed $389,000 REINMLS
• 1971-10-01 Sold (Public Records) $21,500 Public Records

Property tax history

+43.7%/yr

Latest (2025): $3,255 · +14.0% YoY. Source: county tax records.