90 Madison Chase #90 · Hampton, VA 23666

$175,000

2 bd · 2.0 ba · 1,455 sqft · Condo public records · 79 Days on market

Built 1989 $120/sqft · 25% below area Est $233k · 25% under $190/mo HOA · 11% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• Schools +5.5/10.0
• 1% rule +5.2/10.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-located condo near Langley AFB, Sentara Hospital, NASA, and major shopping centers. This home offers a spacious layout with a loft overlooking the living room, creating an open and airy feel. The primary bathroom features a jetted tub and double vanity. Appliances including washer, dryer, refrigerator, and microwave convey. Condo Association covers exterior maintenance for hassle-free living. Cosmetic updates and new flooring will make this home truly yours. Sold As-Is. Seller to make no repairs Cash Offer.

Key facts

• $190 HOA
• Garage
• Built 1989

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $29 ($351/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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 (+4.0%/yr); 231 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $5k 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 79 days — a 6% lower offer ($164k) 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.
• Current owner paid $78k; list at $175k implies a 125% 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 $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 8.2

CMA / ARV

• ARV (median comp): $233,417
• List price: $175,000
• Delta: -25.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.05% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.50×
• Total profit: $-24,455
• Equity at exit: $26,093

10-year hold

• IRR: -3.0%
• Equity multiple: 0.79×
• Total profit: $-10,365
• Equity at exit: $15,131

Cash invested: $49,000 (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 23666

• Home prices YoY: -15.7%
• Rents YoY: 4.0%
• Active inventory: 231
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$918
• Tax from tax record: −$201 /mo · $2,409/yr
• Insurance: −$73
• HOA: −$190
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $29

Break-even live

Break-even rent $1,749

Max offer price $175,000

Occupancy floor 93%

Sensitivity live

Price	-10% $128	-5% $79	+0% $29	+5% $-20	+10% $-70
Rent	-10% $-112	-5% $-41	+0% $29	+5% $100	+10% $170
Rate	-1.0pp $117	-0.5pp $74	base $29	+0.5pp $-16	+1.0pp $-62

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Madison Chase #101 Hampton, VA	1.0	1.5	1020	$1,550	$1.52	44d	1	0.03mi
2 Tradewinds Quay Hampton, VA	1.0–3.0	1.0–2.0	1026	$1,798	$1.75	2d	15	0.07mi
130 Semple Farm Rd #00136302 Hampton, VA	2.0	2.0	1060	$1,699	$1.60	8d	1	0.20mi
2100 N Campus Pkwy Hampton, VA	2.0	1.0–2.0	854	$2,418	$2.83	2d	14	0.35mi
122 Pinewood Cres Yorktown, VA	1.0–2.0	1.0–1.5	975	$1,789	$1.83	2d	6	0.99mi
101 Little Bay Ave Yorktown, VA	2.0	2.0	975	$1,530	$1.57	2d	1	1.15mi
6 Old Pond Ct Hampton, VA	3.0	2.5	1494	$2,695	$1.80	18d	1	1.30mi
202 Sheffield Ln Yorktown, VA	3.0	2.0	1651	$2,300	$1.39	8d	1	1.33mi
304 Arabian Cir Yorktown, VA	3.0	2.5	1300	$2,250	$1.73	24d	1	1.35mi
100 Post Oak Rd Yorktown, VA	3.0	2.5	1561	$2,175	$1.39	15d	1	1.39mi
100 Post Oak Rd Yorktown, VA	3.0	2.5	1561	$2,175	$1.39	17d	1	1.39mi
100 White Cedar Ln Yorktown, VA	3.0	3.0	1699	$2,425	$1.43	8d	1	1.46mi

HOA detail condo

• Monthly dues: $190 · $2,280/yr
• Likely covers: exterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $175,000 Active 79 DOM
2. 2026-06-17
   days on market $175,000 Active 78 DOM
3. 2026-06-16
   days on market $175,000 Active 77 DOM
4. 2026-06-15
   days on market $175,000 Active 76 DOM
5. 2026-06-13
   days on market $175,000 Active 74 DOM
6. 2026-06-13
   days on market $175,000 Active 73 DOM
7. 2026-06-10
   price $175,000 Active 70 DOM
8. 2026-06-09
   days on market $180,000 Active 70 DOM
9. 2026-06-08
   days on market $180,000 Active 69 DOM
10. 2026-06-07
    days on market $180,000 Active 68 DOM
11. 2026-06-03
    days on market $180,000 Active 64 DOM
12. 2026-06-02
    days on market $180,000 Active 63 DOM
13. 2026-06-01
    days on market $180,000 Active 62 DOM
14. 2026-05-31
    days on market $180,000 Active 61 DOM
15. 2026-04-29
    status Active 517-char remark

    Show marketing remark (517 chars)

    Well-located condo near Langley AFB, Sentara Hospital, NASA, and major shopping centers. This home offers a spacious layout with a loft overlooking the living room, creating an open and airy feel. The primary bathroom features a jetted tub and double vanity. Appliances including washer, dryer, refrigerator, and microwave convey. Condo Association covers exterior maintenance for hassle-free living. Cosmetic updates and new flooring will make this home truly yours. Sold As-Is. Seller to make no repairs Cash Offer.

16. 2026-03-31
    price $180,000 517-char remark

    Show marketing remark (517 chars)

    Well-located condo near Langley AFB, Sentara Hospital, NASA, and major shopping centers. This home offers a spacious layout with a loft overlooking the living room, creating an open and airy feel. The primary bathroom features a jetted tub and double vanity. Appliances including washer, dryer, refrigerator, and microwave convey. Condo Association covers exterior maintenance for hassle-free living. Cosmetic updates and new flooring will make this home truly yours. Sold As-Is. Seller to make no repairs Cash Offer.

17. 2026-03-31
    historical Active Under Contract 517-char remark

    Show marketing remark (517 chars)

    Well-located condo near Langley AFB, Sentara Hospital, NASA, and major shopping centers. This home offers a spacious layout with a loft overlooking the living room, creating an open and airy feel. The primary bathroom features a jetted tub and double vanity. Appliances including washer, dryer, refrigerator, and microwave convey. Condo Association covers exterior maintenance for hassle-free living. Cosmetic updates and new flooring will make this home truly yours. Sold As-Is. Seller to make no repairs Cash Offer.

18. 2026-01-16
    historical 517-char remark

    Show marketing remark (517 chars)

    Well-located condo near Langley AFB, Sentara Hospital, NASA, and major shopping centers. This home offers a spacious layout with a loft overlooking the living room, creating an open and airy feel. The primary bathroom features a jetted tub and double vanity. Appliances including washer, dryer, refrigerator, and microwave convey. Condo Association covers exterior maintenance for hassle-free living. Cosmetic updates and new flooring will make this home truly yours. Sold As-Is. Seller to make no repairs Cash Offer.

19. 2026-01-15
    listed $170,000 517-char remark

    Show marketing remark (517 chars)

    Well-located condo near Langley AFB, Sentara Hospital, NASA, and major shopping centers. This home offers a spacious layout with a loft overlooking the living room, creating an open and airy feel. The primary bathroom features a jetted tub and double vanity. Appliances including washer, dryer, refrigerator, and microwave convey. Condo Association covers exterior maintenance for hassle-free living. Cosmetic updates and new flooring will make this home truly yours. Sold As-Is. Seller to make no repairs Cash Offer.

20. 2025-12-31
    historical
21. 2025-10-13
    price $170,000
22. 2025-08-12
    listed $185,000 Active
23. 1997-09-29
    soldstatus $77,900
24. 1989-04-01
    soldstatus $81,417

ⓘ 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: $2,409 · $201/mo
• Projected year-2 tax: $2,409 · $201/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) · 51% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°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: $21,427
• − Mortgage interest: −$9,803
• − Property taxes: −$2,409
• − Insurance: −$875
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − HOA: −$2,280
• − Depreciation: −$5,091
• Taxable loss: −$2,458
• Est. tax savings @ 24.0%: +$590
• After-tax cash flow: $941/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): 54,233
• Household income: $72,568
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 2951.0

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 0.65)
• Race & ethnicity: Black 51% White 29% Two or more races 10% Hispanic / Latino 9% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 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: ▼ -49.01%
• Current HPI: 262.821
• Rent YoY: ▲ 4.05%
• 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

+121.1% since first listed

10 events — show timeline

• 2026-04-29 Relisted — REINMLS
• 2026-03-31 Price Changed $180,000 REINMLS
• 2026-03-31 Contingent — REINMLS
• 2026-01-16 Listing Removed — REINMLS
• 2026-01-15 Listed $170,000 REINMLS
• 2025-12-31 Listing Removed — REINMLS
• 2025-10-13 Price Changed $170,000 REINMLS
• 2025-08-12 Listed $185,000 REINMLS
• 1997-09-29 Sold (Public Records) $77,900 Public Records
• 1989-04-01 Sold (Public Records) $81,417 Public Records

Property tax history

+7.8%/yr

Latest (2025): $2,409 · +4.6% YoY. Source: county tax records.