101 Roane Dr · Hampton, VA 23669

$189,000

3 bd · 1.0 ba · 1,043 sqft · SingleFamily public records · 43 Days on market

Built 1952 6,534 sqft lot $181/sqft · 9% below area Est $208k · 9% under ↓ 16% since listing

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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 +17.1/30.0
• ARV discount +11.5/15.0
• Schools +5.5/10.0
• DSCR +5.3/10.0
• 1% rule +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 101 Roane Drive! This ranch-style home is ideally situated on a spacious corner lot. Featuring 3 Bedrooms and 1 full Bath, the home offers a generously sized living room, a large mudroom, and well-proportioned bedrooms throughout. The exterior siding has been recently power washed and is in great condition. Roof is less than 5 years old! New HVAC 2026! Freshly painted living room. Enjoy added privacy with a fully fenced backyard—perfect for outdoor living, pets, or entertaining. With great bones and plenty of potential, this property is an excellent opportunity for a buyer looking to add their personal touch and build equity. Conveniently located to shopping, major highways

Key facts

• Large mudroom
• Corner lot
• Conveniently located

Tags

• CORNER LOT
• LARGE MUDROOM
• FULLY FENCED BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Pets allowed (including chickens)
• HOA & community: Monthly association (name on file)

Exterior

• Parking: Unpaved driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-story home; Entry level: First floor
• Construction: Aluminum siding; Wood siding; Asphalt shingle roof; Slab foundation; Built as indicated by assessor
• Exterior features: Awning(s); Unpaved driveway; Chain link full fencing; Shed(s)

Interior

• Kitchen: Gas cooking; Stove; Refrigerator; Eat-in kitchen; Laminate countertops
• Bedrooms: Three bedrooms, all on the first floor
• Flooring: Carpet; Linoleum
• Bathrooms: One full bathroom
• Heating & cooling: Heat pump with electric backup; Baseboard heating; Central air
• Interior features: Bookcases; Built-in features; Ceiling fan(s); Eat-in kitchen; Laminate countertops
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $133 ($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 $171k (9.8% below list).
• Recommended offer: $171k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 (+5.4%/yr); 232 active listings in the ZIP; 28 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 $1k of loan paydown is wiped out by about $6k 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 43 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $36k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $170,524 (9.8% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 0.90% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 9.2

CMA / ARV

• ARV (median comp): $207,506
• List price: $189,000
• Delta: -8.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Roland Dr	0.23mi	3/1.0	1,080 (+4%)	2mo	$100,000	$93	82
215 Courtney Dr	0.25mi	3/1.0	1,000 (-4%)	1mo	$160,000	$160	80
65 Cavalier Rd	0.38mi	3/2.0	1,070 (+3%)	0mo	$151,500	$142	73
2 Boeing Ave	0.70mi	3/1.0	1,047 (+0%)	2mo	$165,000	$158	65
40 Crestwood Cir	0.54mi	3/1.0	1,103 (+6%)	2mo	$196,000	$178	63
38 Saint Albans Dr	0.55mi	3/1.0	1,125 (+8%)	2mo	$255,000	$227	60
5 Kingslee Ln	0.64mi	3/1.5	1,100 (+6%)	1mo	$274,500	$250	58
66 Cavalier Rd	0.41mi	3/1.0	902 (-14%)	1mo	$179,900	$199	58
218 Pine Grove Ave	0.62mi	3/1.0	909 (-13%)	0mo	$250,000	$275	49
100 Lexington St	0.57mi	3/1.0	892 (-14%)	1mo	$244,000	$274	48
1026 Easterly Ave	0.65mi	4/2.0 (+1)	1,123 (+8%)	0mo	$235,000	$209	48
9 Lucas Dr	0.66mi	2/2.0 (-1)	950 (-9%)	2mo	$260,000	$274	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 · 5.44% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.66×
• Total profit: $-17,889
• Equity at exit: $28,181

10-year hold

• IRR: 3.3%
• Equity multiple: 1.26×
• Total profit: $13,715
• Equity at exit: $16,341

Cash invested: $52,920 (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 23669

• Rents YoY: 5.4%
• Active inventory: 232
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,705 high
• Mortgage (P&I): −$991
• Tax from tax record: −$144 /mo · $1,729/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $133

Break-even live

Break-even rent $1,537

Max offer price $189,000

Occupancy floor 87%

Sensitivity live

Price	-10% $240	-5% $187	+0% $133	+5% $80	+10% $26
Rent	-10% $-2	-5% $66	+0% $133	+5% $200	+10% $268
Rate	-1.0pp $228	-0.5pp $181	base $133	+0.5pp $84	+1.0pp $34

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Roland Dr Hampton, VA	2.0	1.0	750	$1,250	$1.67	15d	1	0.06mi
24 Cavalier Rd Hampton, VA	3.0	2.0	1014	$1,850	$1.82	4d	1	0.21mi
232 W Gilbert St Hampton, VA	1.0–2.0	1.0	767	$1,371	$1.79	2d	1	0.24mi
323 Roane Dr Hampton, VA	3.0	1.0	974	$1,495	$1.53	4d	1	0.37mi
28 Monroe Dr Hampton, VA	3.0	1.0	1110	$1,600	$1.44	44d	1	0.42mi
450 Cedar Dr Hampton, VA	3.0	1.0	912	$1,500	$1.64	12d	1	0.45mi
109 Peachtree Ln Hampton, VA	3.0	2.0	984	$1,795	$1.82	15d	1	0.49mi
19 Bernard Ave Hampton, VA	2.0	1.0	906	$995	$1.10	22d	1	0.52mi
13 W Lamington Rd Hampton, VA	3.0	1.5	1415	$2,050	$1.45	44d	1	0.57mi
212 Pine Grove Ave Hampton, VA	2.0	1.0	720	$1,500	$2.08	24d	1	0.57mi
13 Beverly St Hampton, VA	3.0	1.0	1050	$1,800	$1.71	5d	1	0.66mi
17 S Gawain Way Hampton, VA	3.0	1.5	1460	$1,895	$1.30	3d	1	0.70mi
1105 Easterly Ave Hampton, VA	3.0	1.5	1204	$1,800	$1.50	15d	1	0.70mi
8 Rip Rap Rd Hampton, VA	2.0	1.0	1000	$1,200	$1.20	22d	1	0.71mi
31 Saxony Pl Hampton, VA	3.0	2.5	1315	$1,645	$1.25	18d	1	0.71mi
1563 N King St Hampton, VA	2.0	2.0	1087	$1,612	$1.48	24d	2	0.88mi
1563 N King St Unit 105 Hampton, VA	2.0	2.0	1087	$1,675	$1.54	44d	1	0.90mi
1568 N King St Hampton, VA	1.0–2.0	1.0	634	$1,425	$2.25	2d	17	0.92mi
12 Clemwood Pkwy Hampton, VA	3.0	2.0	1200	$1,745	$1.45	24d	1	0.94mi
100 Spanish Trl Hampton, VA	1.0–2.0	1.0–1.5	812	$1,450	$1.79	2d	12	0.99mi
102 Tyburn Ct Hampton, VA	3.0	2.5	1500	$2,000	$1.33	13d	1	1.02mi
1711 N King St Unit 18 Hampton, VA	2.0	1.0	815	$1,425	$1.75	44d	1	1.04mi
132 Tide Mill Ln Hampton, VA	2.0	1.5	1000	$1,550	$1.55	2d	1	1.05mi
212 Dockside Dr Unit B Hampton, VA	2.0	2.0	1253	$1,795	$1.43	44d	1	1.06mi
2 Abbott Dr Hampton, VA	1.0–3.0	1.0–3.5	1187	$2,891	$2.43	2d	18	1.35mi
99 Tide Mill Ln Hampton, VA	1.0–4.0	1.0–2.0	1145	$2,319	$2.03	2d	19	1.38mi
19 Magnolia Pl Hampton, VA	3.0	1.5	1405	$2,100	$1.49	15d	1	1.47mi
234 Washington St Hampton, VA	2.0	1.0	1111	$2,000	$1.80	11d	1	1.49mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $189,000 Pending 43 DOM
2. 2026-06-09
   days on market $189,000 Active 42 DOM
3. 2026-06-08
   pricedays on market $189,000 Active 41 DOM
4. 2026-06-07
   days on market $200,000 Active 40 DOM
5. 2026-06-03
   days on market $200,000 Active 36 DOM
6. 2026-06-02
   days on market $200,000 Active 35 DOM
7. 2026-06-01
   days on market $200,000 Active 34 DOM
8. 2026-05-31
   days on market $200,000 Active 33 DOM
9. 2026-05-08
   price $215,000
10. 2026-05-08
    price $215,000 758-char remark
11. 2026-04-28
    listed $225,000 Active
12. 2026-04-28
    listed $225,000 Active 758-char remark

ⓘ 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: $1,729 · $144/mo
• Projected year-2 tax: $1,729 · $144/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 6/10 Major FEMA zone X (shaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,463
• − Mortgage interest: −$10,587
• − Property taxes: −$1,729
• − Insurance: −$945
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$5,498
• Taxable loss: −$1,571
• Est. tax savings @ 24.0%: +$377
• After-tax cash flow: $1,975/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): 39,884
• Household income: $71,222
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 2130.0

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 0.63)
• Race & ethnicity: Black 46% White 39% Two or more races 9% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 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: ▼ -150.40%
• Current HPI: 276.4636
• Rent YoY: ▲ 5.44%
• 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

-16.0% since first listed

10 events — show timeline

• 2026-06-10 Pending — WMLS
• 2026-06-10 Listing Removed — REINMLS
• 2026-06-08 Price Changed $189,000 REINMLS
• 2026-06-08 Price Changed $189,000 WMLS
• 2026-05-22 Price Changed $200,000 REINMLS
• 2026-05-22 Price Changed $200,000 WMLS
• 2026-05-08 Price Changed $215,000 REINMLS
• 2026-05-08 Price Changed $215,000 WMLS
• 2026-04-28 Listed $225,000 REINMLS
• 2026-04-28 Listed $225,000 WMLS

Property tax history

+8.2%/yr

Latest (2025): $1,729 · +0.7% YoY. Source: county tax records.