515 Pocahontas Pl · Hampton, VA 23661

$155,000

3 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 40 Days on market

Built 1954 5,227 sqft lot Est $251k · 38% under

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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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.1/10.0
• Schools +5.5/10.0
• 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

Discover the potential in this charming 2-bedroom, 1-bathroom rancher located in the heart of Hampton. Built in 1954, this home offers a solid foundation and a functional layout for first-time homebuyers or savvy investors looking for their next project. Situated on a 0.12-acre lot, the property features a cozy living space and a manageable yard. Enjoy the convenience of being near local schools, shopping, and easy highway access. Sold as-is. Don't miss this opportunity to build sweat equity in a settled neighborhood! Virtual tour available!

Key facts

• Manageable yard
• Local schools
• Easy highway access

Tags

• MANAGEABLE YARD
• LOCAL SCHOOLS
• EASY HIGHWAY ACCESS
• SETTLED NEIGHBORHOOD

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Detached 1-car garage; Driveway parking spaces
• Utilities: City/County water; City/County sewer; Gas water heater; Electric power (assumed)
• Home design: Detached Cape Cod; Single-story; Crawl foundation; Simple ownership
• Construction: Aluminum exterior siding; Asphalt shingle roof; Crawlspace foundation
• Exterior features: Aluminum siding; Asphalt shingle roof; Approximately 0.12 acre lot

Interior

• Kitchen: Microwave; Gas range
• Bedrooms: First-floor master bedroom
• Flooring: Wood
• Bathrooms: 1 full bathroom; Full bathroom located on the first floor
• Heating & cooling: Baseboard heating; Hot water heating; Central air conditioning
• Interior features: Ceiling fan; Wood flooring; Porch; Utility room
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

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 ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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); Hampton High (math 60% / reading 75%, grade B, #183 of 319 statewide, top 58%, 1,359 students, 86% FRL) — zoned schools average 86% FRL vs 49% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+21.4%/yr); 123 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% of the median local income ($65k/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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1954 — 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: 1.11% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.99%
• DSCR: 1.40
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $250,875
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 Pocahontas Pl	0.00mi	2/1.0 (-1)	1,125 (0%)	0mo	$155,000	$138	95
820 Pocahontas Pl	0.33mi	3/1.0	1,133 (+1%)	3mo	$185,000	$163	81
1820 Bay Ave	0.40mi	3/1.0	1,100 (-2%)	2mo	$167,000	$152	76
624 Celey St	0.35mi	3/2.0	1,053 (-6%)	1mo	$235,000	$223	68
402 Melville Rd	0.57mi	3/1.0	1,180 (+5%)	2mo	$215,000	$182	64
2810 Rosalee Dr	0.47mi	3/2.0	1,191 (+6%)	3mo	$274,900	$231	62
138 Robinson Rd	0.47mi	2/1.0 (-1)	1,049 (-7%)	2mo	$302,500	$288	60
115 Piedmont Ave	0.62mi	3/2.0	1,175 (+4%)	4mo	$279,900	$238	56
142 Clifton St	0.59mi	3/2.0	1,024 (-9%)	1mo	$263,000	$257	53
625 Bell St	0.74mi	3/1.0	1,212 (+8%)	1mo	$146,000	$120	52
2708 Victoria Blvd	0.30mi	4/2.0 (+1)	1,280 (+14%)	3mo	$289,900	$226	52
633 Bell St	0.75mi	3/2.0	1,200 (+7%)	3mo	$245,000	$204	48

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: 2.7%
• Equity multiple: 1.11×
• Total profit: $4,696
• Equity at exit: $23,111

10-year hold

• IRR: 16.5%
• Equity multiple: 2.66×
• Total profit: $72,175
• Equity at exit: $13,402

Cash invested: $43,400 (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: 123
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,721 high
• Mortgage (P&I): −$813
• Tax from tax record: −$157 /mo · $1,886/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $325

Break-even live

Break-even rent $1,310

Max offer price $155,000

Occupancy floor 76%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
640 Rolfe St Hampton, VA	3.0	2.0	1100	$2,000	$1.82	43d	1	0.16mi
2113 Victoria Blvd Hampton, VA	3.0	1.0	1005	$1,595	$1.59	43d	1	0.21mi
236 Pocahontas Pl Hampton, VA	2.0	1.0	1262	$1,795	$1.42	2d	1	0.22mi
613 Delaware Ave Hampton, VA	3.0	2.0	1082	$1,900	$1.76	3d	1	0.35mi
624 Pennsylvania Ave Hampton, VA	3.0	1.0	912	$1,600	$1.75	23d	1	0.37mi
1943 Kecoughtan Rd Hampton, VA	2.0	1.0	900	$1,150	$1.28	4d	1	0.39mi
1943 Kecoughtan Rd Unit G Hampton, VA	2.0	1.0	900	$1,150	$1.28	12d	1	0.39mi
130 Pocahontas Pl Hampton, VA	3.0	1.0	1415	$1,695	$1.20	43d	1	0.41mi
1212 Shell Rd Hampton, VA	3.0	2.0	960	$1,995	$2.08	14d	1	0.46mi
708 Norwood Cir Hampton, VA	2.0	1.0	720	$1,050	$1.46	23d	1	0.56mi
401 Craven St Hampton, VA	3.0	1.0	864	$1,595	$1.85	23d	1	0.58mi
1625 W Pembroke Ave Hampton, VA	2.0	1.5	950	$1,250	$1.32	23d	1	0.63mi
1625 W Pembroke Ave Unit 7 Hampton, VA	2.0	1.5	950	$1,250	$1.32	43d	1	0.63mi
417 Greenbriar Ave Hampton, VA	3.0	2.0	1007	$1,695	$1.68	7d	1	0.87mi
104 Greenbriar Ave Hampton, VA	2.0	1.0	1146	$1,390	$1.21	12d	1	0.90mi
63 Algonquin Rd Hampton, VA	2.0	1.0	1100	$1,495	$1.36	43d	1	0.92mi
327 Locust Ave Hampton, VA	4.0	2.0	1500	$2,000	$1.33	43d	1	0.93mi
702 Rutherford St Hampton, VA	3.0	2.0	1445	$1,795	$1.24	23d	1	0.96mi
633 Hemlock Ave Hampton, VA	3.0	1.0	1056	$1,757	$1.66	12d	1	1.02mi
507 Highland Ave Hampton, VA	2.0	1.0	925	$1,500	$1.62	14d	1	1.07mi
708 Westwood Ave Hampton, VA	3.0	2.5	1300	$2,300	$1.77	14d	1	1.07mi
3605 Kecoughtan Rd Hampton, VA	2.0	1.0	800	$1,200	$1.50	43d	1	1.10mi
640 Homestead Ave Hampton, VA	3.0	1.0	852	$1,750	$2.05	43d	1	1.21mi
321 Pine Ave Newport News, VA	3.0	2.5	1349	$1,990	$1.48	23d	1	1.27mi
233 Pine Ave Newport News, VA	3.0	2.0	1213	$2,100	$1.73	23d	1	1.27mi
603 La Salle Ave Hampton, VA	2.0	1.0	759	$1,000	$1.32	43d	1	1.29mi
3750 Kecoughtan Rd Hampton, VA	2.0	1.5	1300	$1,600	$1.23	43d	1	1.29mi
3785 Kecoughtan Rd Hampton, VA	1.0–2.0	1.0	650	$1,425	$2.19	43d	5	1.43mi

Listing history 11 events

1. 2026-05-04
   status Under Contract

   Show marketing remark (547 chars)

   Discover the potential in this charming 2-bedroom, 1-bathroom rancher located in the heart of Hampton. Built in 1954, this home offers a solid foundation and a functional layout for first-time homebuyers or savvy investors looking for their next project. Situated on a 0.12-acre lot, the property features a cozy living space and a manageable yard. Enjoy the convenience of being near local schools, shopping, and easy highway access. Sold as-is. Don't miss this opportunity to build sweat equity in a settled neighborhood! Virtual tour available!

2. 2026-05-04
   status Pending 547-char remark

   Show marketing remark (547 chars)

   Discover the potential in this charming 2-bedroom, 1-bathroom rancher located in the heart of Hampton. Built in 1954, this home offers a solid foundation and a functional layout for first-time homebuyers or savvy investors looking for their next project. Situated on a 0.12-acre lot, the property features a cozy living space and a manageable yard. Enjoy the convenience of being near local schools, shopping, and easy highway access. Sold as-is. Don't miss this opportunity to build sweat equity in a settled neighborhood! Virtual tour available!

3. 2026-04-28
   historical Active Under Contract
4. 2026-04-01
   status Active
5. 2026-04-01
   historical Active Under Contract
6. 2026-03-31
   status Active
7. 2026-03-31
   historical
8. 2026-03-25
   listed $155,000 Active

   Show marketing remark (547 chars)

   Discover the potential in this charming 2-bedroom, 1-bathroom rancher located in the heart of Hampton. Built in 1954, this home offers a solid foundation and a functional layout for first-time homebuyers or savvy investors looking for their next project. Situated on a 0.12-acre lot, the property features a cozy living space and a manageable yard. Enjoy the convenience of being near local schools, shopping, and easy highway access. Sold as-is. Don't miss this opportunity to build sweat equity in a settled neighborhood! Virtual tour available!

9. 2026-03-25
   listed $155,000 Active 547-char remark

   Show marketing remark (547 chars)

   Discover the potential in this charming 2-bedroom, 1-bathroom rancher located in the heart of Hampton. Built in 1954, this home offers a solid foundation and a functional layout for first-time homebuyers or savvy investors looking for their next project. Situated on a 0.12-acre lot, the property features a cozy living space and a manageable yard. Enjoy the convenience of being near local schools, shopping, and easy highway access. Sold as-is. Don't miss this opportunity to build sweat equity in a settled neighborhood! Virtual tour available!

10. 2026-02-19
    soldstatus $143,000
11. 2003-06-16
    soldstatus $73,900

ⓘ 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: $1,886 · $157/mo
• Projected year-2 tax: $1,886 · $157/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: $20,655
• − Mortgage interest: −$8,682
• − Property taxes: −$1,886
• − Insurance: −$775
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$4,509
• Taxable income: $1,498
• Est. tax owed @ 24.0%: −$359
• After-tax cash flow: $3,543/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

+109.7% since first listed

11 events — show timeline

• 2026-05-04 Pending — REINMLS
• 2026-05-04 Pending — WMLS
• 2026-04-28 Contingent — REINMLS
• 2026-04-01 Relisted — REINMLS
• 2026-04-01 Contingent — REINMLS
• 2026-03-31 Relisted — REINMLS
• 2026-03-31 Listing Removed — REINMLS
• 2026-03-25 Listed $155,000 WMLS
• 2026-03-25 Listed $155,000 REINMLS
• 2026-02-19 Sold (Public Records) $143,000 Public Records
• 2003-06-16 Sold (Public Records) $73,900 Public Records

Property tax history

+9.7%/yr

Latest (2025): $1,886 · +8.7% YoY. Source: county tax records.