632 Rolfe St · Hampton, VA 23661

$219,900

3 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 20 Days on market

Built 1919 $140/sqft · 23% below area Est $284k · 23% 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 +17.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Schools +5.5/10.0
• Rent growth +5.0/5.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent opportunity for investors or renovation buyers awaits with this 4-bedroom, 2-bath home located in the Garden City area of Hampton. Situated on a 3-lot package to be sold together, this property offers endless potential for investors, renovators, or buyers looking to customize a home to their vision. Features include an enclosed porch, spacious living areas, and a generously sized yard ideal for entertaining. Detached garage offers additional possibilities for renovation or redevelopment. Property is being sold strictly AS-IS, with some upgrades uncompleted, and seller will make no repairs. Conveniently located just minutes from bases, Interstate 64, shopping, dining, and local ame

Key facts

• Enclosed porch
• Conveniently located
• Detached garage

Tags

• ENCLOSED PORCH
• SPACIOUS LIVING AREAS
• GENEROUSLY SIZED YARD
• DETACHED GARAGE
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: 3 off-street parking spaces; Street parking available
• Utilities: City water; City sewer; Electric water heater; Electric power
• Home design: Detached Colonial; 2 stories; Two living levels; Simple ownership
• Construction: Asphalt shingle roof; Crawl foundation
• Exterior features: Aluminum siding; Back yard with chain-link fence; Storage shed; City view

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: Bedroom and full bathroom on first floor
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Other cooling
• Interior features: Cable hookup; Ceiling fan; Attic; Porch; Fixer upper
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/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 $200k (9.0% below list).
• Recommended offer: $200k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $7k 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 $62k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago 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 $1k; list at $220k implies a 21890% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — 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 $200,154 (9.0% below list)

Questions for the listing agent

1. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.91% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• GRM: 9.2

CMA / ARV

• ARV (median comp): $284,000
• List price: $219,900
• Delta: -22.57%
• 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
1913 Bay Ave	0.40mi	3/1.0	1,667 (+6%)	4mo	$140,000	$84	68
2609 Victoria Blvd	0.23mi	3/1.5	1,420 (-9%)	5mo	$220,000	$155	68
610 Delaware Ave	0.31mi	4/2.0 (+1)	1,489 (-5%)	4mo	$260,000	$175	65
2709 Verell St	0.42mi	2/1.0 (-1)	1,461 (-7%)	2mo	$165,000	$113	63
15 Phenix Ct	0.71mi	3/1.5	1,595 (+2%)	4mo	$245,000	$154	58
409 Glendale Rd	0.63mi	4/2.0 (+1)	1,600 (+2%)	4mo	$290,000	$181	54
1714 Victoria Blvd	0.51mi	4/2.0 (+1)	1,702 (+8%)	3mo	$100,000	$59	50
421 Glendale Rd	0.65mi	3/2.0	1,440 (-8%)	4mo	$280,000	$194	49
690 Greenbriar Ave	0.67mi	3/1.5	1,426 (-9%)	4mo	$175,000	$123	48
221 Prince George Dr	0.68mi	4/1.5 (+1)	1,438 (-8%)	4mo	$228,000	$159	44
7 Suburban Pkwy	0.68mi	3/2.0	1,748 (+12%)	3mo	$299,900	$172	42
107 Hill St	0.70mi	4/1.0 (+1)	1,746 (+11%)	2mo	$169,700	$97	42

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: -5.9%
• Equity multiple: 0.77×
• Total profit: $-14,129
• Equity at exit: $32,788

10-year hold

• IRR: 8.7%
• Equity multiple: 1.81×
• Total profit: $49,806
• Equity at exit: $19,013

Cash invested: $61,572 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$164 /mo · $1,971/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $172

Break-even live

Break-even rent $1,784

Max offer price $219,900

Occupancy floor 86%

Sensitivity live

Price	-10% $297	-5% $234	+0% $172	+5% $110	+10% $48
Rent	-10% $14	-5% $93	+0% $172	+5% $251	+10% $330
Rate	-1.0pp $283	-0.5pp $228	base $172	+0.5pp $115	+1.0pp $57

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
640 Rolfe St Hampton, VA	3.0	2.0	1100	$2,000	$1.82	44d	1	0.02mi
613 Delaware Ave Hampton, VA	3.0	2.0	1082	$1,900	$1.76	3d	1	0.32mi
707 Pennsylvania Ave Hampton, VA	4.0	2.5	2134	$2,800	$1.31	24d	1	0.33mi
236 Pocahontas Pl Hampton, VA	2.0	1.0	1262	$1,795	$1.42	2d	1	0.40mi
130 Pocahontas Pl Hampton, VA	3.0	1.0	1415	$1,695	$1.20	44d	1	0.59mi
130 Chancellor Rd Hampton, VA	4.0	1.0	2000	$1,995	$1.00	5d	1	0.64mi
100 Chesterfield Rd Hampton, VA	3.0	1.5	1742	$2,200	$1.26	5d	1	0.77mi
702 Rutherford St Hampton, VA	3.0	2.0	1445	$1,795	$1.24	24d	1	0.92mi
633 Hemlock Ave Hampton, VA	3.0	1.0	1056	$1,757	$1.66	12d	1	0.95mi
101 Prince James Dr Hampton, VA	3.0	1.0	1766	$1,645	$0.93	15d	1	0.95mi
327 Locust Ave Hampton, VA	4.0	2.0	1500	$2,000	$1.33	44d	1	0.98mi
104 Greenbriar Ave Hampton, VA	2.0	1.0	1146	$1,390	$1.21	13d	1	0.99mi
426 Seminole Rd Hampton, VA	4.0	2.5	2200	$2,450	$1.11	15d	1	1.00mi
708 Westwood Ave Hampton, VA	3.0	2.5	1300	$2,300	$1.77	15d	1	1.06mi
63 Algonquin Rd Hampton, VA	2.0	1.0	1100	$1,495	$1.36	44d	1	1.07mi
7 Briar Dr Hampton, VA	3.0	1.5	1626	$1,850	$1.14	15d	1	1.20mi
534 Brightwood Ave Hampton, VA	3.0	3.0	1528	$2,095	$1.37	44d	1	1.27mi
729 Chesapeake Ave Hampton, VA	4.0	3.0	2239	$2,975	$1.33	3d	1	1.27mi
321 Pine Ave Newport News, VA	3.0	2.5	1349	$1,990	$1.48	24d	1	1.31mi
310 Lasalle Ave Hampton, VA	3.0	2.0	1858	$2,200	$1.18	44d	1	1.31mi
233 Pine Ave Newport News, VA	3.0	2.0	1213	$2,100	$1.73	24d	1	1.33mi
3750 Kecoughtan Rd Hampton, VA	2.0	1.5	1300	$1,600	$1.23	44d	1	1.40mi
1587 Briarfield Rd Hampton, VA	2.0–3.0	1.5–2.0	985	$1,495	$1.52	3d	9	1.46mi

Listing history 14 events

1. 2026-06-07
   status $219,900 Under Contract 20 DOM
2. 2026-06-03
   days on market $219,900 Active Under Contract 20 DOM
3. 2026-06-02
   days on market $219,900 Active Under Contract 19 DOM
4. 2026-06-01
   days on market $219,900 Active Under Contract 18 DOM
5. 2026-05-31
   days on market $219,900 Active Under Contract 17 DOM
6. 2026-05-14
   listed $219,900 Active 736-char remark
7. 2022-10-13
   status Under Contract
8. 2022-10-05
   historical Active Under Contract
9. 2022-10-05
   historical
10. 2022-08-25
    status Active
11. 2022-08-19
    status Under Contract
12. 2022-08-03
    price $170,000
13. 2022-07-24
    listed $180,000 Active
14. 1951-05-01
    soldstatus $1,000

ⓘ 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: $1,971 · $164/mo
• Projected year-2 tax: $1,971 · $164/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: $24,018
• − Mortgage interest: −$12,318
• − Property taxes: −$1,971
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − Depreciation: −$6,397
• Taxable loss: −$1,610
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $2,452/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

+21890.0% since first listed

11 events — show timeline

• 2026-06-03 Pending — REINMLS
• 2026-05-27 Contingent — REINMLS
• 2026-05-14 Listed $219,900 REINMLS
• 2022-10-13 Pending — REINMLS
• 2022-10-05 Contingent — REINMLS
• 2022-10-05 Listing Removed — REINMLS
• 2022-08-25 Relisted — REINMLS
• 2022-08-19 Pending — REINMLS
• 2022-08-03 Price Changed $170,000 REINMLS
• 2022-07-24 Listed $180,000 REINMLS
• 1951-05-01 Sold (Public Records) $1,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,971 · +5.7% YoY. Source: county tax records.