315 Mary St · Hampton, VA 23664

$250,000

3 bd · 1.5 ba · 1,255 sqft · SingleFamily public records · 17 Days on market

Built 1981 7,000 sqft lot Est $276k · 9% under

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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).

• Cash flow +13.5/30.0
• ARV discount +11.8/15.0
• Schools +5.5/10.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the Buckroe/Lochaven area of Hampton, this updated ranch-style home offers convenient single-level living with a functional floor plan and spacious living areas. The kitchen has been updated with modern cabinetry, countertops, fixtures, and appliances, creating a clean and inviting space for everyday living. Additional interior updates completed over the years include refreshed flooring, paint, trim, windows, and remodeled bathrooms with updated vanities and fixtures. The primary bedroom includes an attached bath, while the additional bedrooms offer flexibility for guests, a home office, or hobbies. Outside, enjoy a quiet no exit street and a low-maintenance exterior.

Key facts

• Modern cabinetry
• Updated vanities
• Cul-de-sac setting

Tags

• UPDATED RANCH-STYLE HOME
• FUNCTIONAL FLOOR PLAN
• SPACIOUS LIVING AREAS
• MODERN CABINETRY
• UPDATED VANITIES
• CUL-DE-SAC SETTING

Property features AI

Finance

• HOA & community: No HOA fees reported

Exterior

• Parking: Off-street parking; Driveway space
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Detached ranch-style home; Single-story
• Construction: Slab foundation; Asphalt shingle roof
• Exterior features: Vinyl siding; Back yard fenced with chain-link fence; Lot dimensions approximately 70' x 100' (0.1607 acres)

Interior

• Kitchen: Electric range; Microwave; Breakfast area
• Bedrooms: Master bedroom (1st floor); First floor bedroom; Total rooms: 7; Attic; Master bedroom with bath
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump with electric backup; Forced hot air; Central air
• Interior features: Cable hookup; Scuttle access
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Utility room

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 $8 ($99/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 $206k (17.5% below list).
• Recommended offer: $206k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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); Benjamin Syms Middle (math 62% / reading 64%, grade B+, #134 of 342 statewide, top 40%, 897 students, 69% FRL); Phoebus High (math 57% / reading 76%, grade B, #195 of 319 statewide, top 62%, 1,365 students, 86% FRL) — zoned schools average 79% FRL vs 49% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 97 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $83k; list at $250k implies a 201% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,154 (17.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.82% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $276,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
731 Burgess Ave	0.28mi	3/1.5	1,300 (+4%)	3mo	$268,300	$206	78
405 Buckroe Ave	0.35mi	3/2.0	1,200 (-4%)	2mo	$342,000	$285	73
532 Slater Ave	0.04mi	3/2.0	1,100 (-12%)	4mo	$257,000	$234	72
733 Burgess Ave	0.28mi	3/2.0	1,161 (-8%)	3mo	$170,000	$146	70
1938 Long Green Ln	0.62mi	3/2.0	1,250 (-0%)	2mo	$289,500	$232	67
112 S 2nd St	0.41mi	3/1.0	1,166 (-7%)	0mo	$345,000	$296	67
9 Rust St	0.27mi	3/2.0	1,391 (+11%)	2mo	$305,500	$220	66
1914 Zinzer Rd	0.68mi	3/2.0	1,250 (-0%)	4mo	$292,000	$234	62
220 N Fifth St	0.53mi	4/2.5 (+1)	1,307 (+4%)	1mo	$100,000	$77	58
7 Farrington Pl	0.70mi	3/1.0	1,200 (-4%)	1mo	$150,000	$125	57
231 N Fifth St	0.58mi	3/1.0	1,339 (+7%)	3mo	$275,000	$205	57
2006 Rawood Dr	0.65mi	3/2.0	1,400 (+12%)	4mo	$279,000	$199	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-40,022
• Equity at exit: $37,276

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-34,317
• 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 23664

• Home prices YoY: -23.6%
• Active inventory: 97
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,062 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$205 /mo · $2,462/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $8

Break-even live

Break-even rent $2,051

Max offer price $250,000

Occupancy floor 95%

Sensitivity live

Price	-10% $150	-5% $79	+0% $8	+5% $-63	+10% $-133
Rent	-10% $-155	-5% $-73	+0% $8	+5% $90	+10% $171
Rate	-1.0pp $134	-0.5pp $72	base $8	+0.5pp $-57	+1.0pp $-122

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 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Atlantic Ave Unit 1533635P Hampton, VA	4.0	2.5	1506	$6,554	$4.35	9d	1	0.13mi
1665 N Mallory St Hampton, VA	2.0	1.0	1250	$1,785	$1.43	45d	1	0.13mi
229 Atlantic Ave Hampton, VA	2.0	1.0	1170	$1,600	$1.37	14d	1	0.19mi
2010 E Pembroke Ave Hampton, VA	2.0	1.0	900	$1,150	$1.28	5d	1	0.26mi
216 S 2nd St Hampton, VA	2.0	2.0	1429	$2,395	$1.68	23d	1	0.30mi
1805 Nickerson Blvd Hampton, VA	3.0	1.5	1393	$1,695	$1.22	45d	1	0.45mi
2304 Burnette Dr Hampton, VA	4.0	2.0	1322	$2,100	$1.59	16d	1	0.52mi
203 N First St Unit A Hampton, VA	2.0	1.5	1406	$2,900	$2.06	45d	1	0.58mi
334 N 1st St Hampton, VA	2.0	1.5	1200	$2,495	$2.08	16d	1	0.68mi
2109 Newton Rd Hampton, VA	2.0–4.0	1.0–1.5	1700	$2,065	$1.21	3d	3	0.79mi
1210 Pansy St Hampton, VA	2.0	2.0	1409	$2,000	$1.42	45d	1	0.94mi
2000 Neville Cir Hampton, VA	3.0	1.0	1100	$1,750	$1.59	45d	1	0.97mi
10 Whipple Dr Hampton, VA	4.0	2.5	1564	$2,300	$1.47	45d	1	1.08mi
29 Glascow Way Hampton, VA	3.0	1.5	1382	$2,200	$1.59	16d	1	1.11mi
1802 Moger Dr Hampton, VA	3.0	1.0	900	$1,700	$1.89	14d	1	1.13mi
1026 High Dunes Quay Hampton, VA	3.0	2.0	1216	$2,100	$1.73	25d	1	1.14mi
2001 Grimes Rd Hampton, VA	4.0	2.0	1430	$2,100	$1.47	4d	1	1.16mi
11 Camellia Ln Hampton, VA	3.0	2.5	1650	$2,400	$1.45	45d	1	1.18mi
244 Loch Cir Hampton, VA	3.0	2.5	1440	$1,850	$1.28	45d	1	1.19mi
949 N Mallory St Hampton, VA	2.0	1.5	1054	$1,250	$1.19	3d	1	1.23mi
5 Lacrosse St Hampton, VA	3.0	2.5	1612	$2,500	$1.55	45d	1	1.39mi
102 Silver Isles Blvd Hampton, VA	3.0	2.0	1025	$1,900	$1.85	45d	1	1.41mi

Listing history 5 events

1. 2026-05-13
   historical Active Under Contract
2. 2026-05-09
   listed $250,000 Active
3. 2008-02-21
   soldstatus $83,000
4. 2003-05-01
   soldstatus $71,000
5. 1982-04-01
   soldstatus $42,953

ⓘ 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: $2,462 · $205/mo
• Projected year-2 tax: $2,462 · $205/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 5/10 Major FEMA zone X (unshaded) · 43% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,738
• − Mortgage interest: −$14,004
• − Property taxes: −$2,462
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,979
• − Management: −$1,979
• − Depreciation: −$7,273
• Taxable loss: −$4,209
• Est. tax savings @ 24.0%: +$1,010
• After-tax cash flow: $1,109/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): 9,643
• Household income: $87,412
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 394.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 24% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, Guatemala
• Languages at home: 97% English-only · Arabic 1% Spanish 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: ▼ -73.71%
• Current HPI: 238.491
• Rent YoY: —
• 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

+482.0% since first listed

5 events — show timeline

• 2026-05-13 Contingent — REINMLS
• 2026-05-09 Listed $250,000 REINMLS
• 2008-02-21 Sold (Public Records) $83,000 Public Records
• 2003-05-01 Sold (Public Records) $71,000 Public Records
• 1982-04-01 Sold (Public Records) $42,953 Public Records

Property tax history

+9.1%/yr

Latest (2025): $2,462 · -0.9% YoY. Source: county tax records.