207 Swartmore Dr · Hampton, VA 23666

$243,000

3 bd · 2.5 ba · 2,089 sqft · SingleFamily public records · 67 Days on market

Built 1978 10,018 sqft lot $116/sqft · 29% below area Est $330k · 26% 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 +16.7/30.0
• ARV discount +15.0/15.0
• Schools +5.5/10.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• 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

Property Sold as-is. No concessions No Repairs. Traditional home with 2000sf of living space, 4 bedroom, 2.5 bathrooms, 1 car garage, sunroom, privacy fenced in back yard, convenient Hampton location near Coliseum Central, shopping and restaurants. Must see to appreciate!

Key facts

• Sunroom
• 0.23 acre lot
• Garage

Tags

• SUNROOM
• PRIVACY FENCED IN BACK YARD
• SHOPPING AND RESTAURANTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $243k.

Deal economics

• At list price, monthly cash flow is $151 ($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 $232k (4.4% below list).
• Recommended offer: $228k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 38% of the median local income ($73k/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 $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.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $243k implies a 342% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $228,420 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.67%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $329,710
• List price: $243,000
• Delta: -26.30%
• 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
41 Santa Barbara Dr	0.11mi	4/2.5 (+1)	2,233 (+7%)	5mo	$345,500	$155	74
119 Brinkman Dr	0.21mi	3/2.0	1,941 (-7%)	3mo	$325,000	$167	74
5 Toledo Ct	0.11mi	4/2.5 (+1)	2,324 (+11%)	3mo	$345,500	$149	69
108 Waltham St	0.24mi	3/2.5	1,828 (-12%)	2mo	$310,000	$170	66
22 Greenwell Dr	0.27mi	4/2.0 (+1)	1,986 (-5%)	10mo	$345,000	$174	64
115 Deerfield Blvd	0.33mi	3/2.0	1,828 (-12%)	2mo	$285,000	$156	60
5 Marldale Dr	0.38mi	4/2.0 (+1)	1,892 (-9%)	5mo	$330,000	$174	56
111 Santa Clara Dr	0.28mi	4/2.0 (+1)	1,830 (-12%)	5mo	$293,000	$160	55
110 Greenwell Dr	0.30mi	4/2.5 (+1)	1,850 (-11%)	11mo	$324,999	$176	53
118 Watts Dr	0.55mi	3/2.0	1,802 (-14%)	3mo	$311,823	$173	47
115 Greenwell Dr	0.30mi	4/2.0 (+1)	1,778 (-15%)	9mo	$310,000	$174	47
112 Watts Dr	0.51mi	3/2.5	1,775 (-15%)	7mo	$324,900	$183	45

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 · 4.05% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.60×
• Total profit: $-27,220
• Equity at exit: $36,232

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-740
• Equity at exit: $21,010

Cash invested: $68,040 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,323 medium
• Mortgage (P&I): −$1,274
• Tax from tax record: −$309 /mo · $3,703/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $151

Break-even live

Break-even rent $2,132

Max offer price $243,000

Occupancy floor 88%

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: $60,750
• Closing costs: $7,290
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
99 Tide Mill Ln Hampton, VA	1.0–4.0	1.0–2.0	1145	$2,319	$2.03	1d	19	0.83mi
608 Charlton Dr Hampton, VA	3.0	2.5	1800	$2,500	$1.39	14d	1	1.05mi
110 Marvin Dr Hampton, VA	4.0	2.5	2300	$2,400	$1.04	14d	1	1.22mi
10 Rutland Dr Hampton, VA	3.0	2.5	1817	$2,600	$1.43	23d	1	1.48mi

Listing history 7 events

1. 2026-06-02
   status $243,000 Under Contract 67 DOM
2. 2026-06-01
   days on market $243,000 Active 67 DOM
3. 2026-05-31
   days on market $243,000 Active 66 DOM
4. 2026-04-29
   price $256,500 273-char remark

   Show marketing remark (273 chars)

   Property Sold as-is. No concessions No Repairs. Traditional home with 2000sf of living space, 4 bedroom, 2.5 bathrooms, 1 car garage, sunroom, privacy fenced in back yard, convenient Hampton location near Coliseum Central, shopping and restaurants. Must see to appreciate!

5. 2026-04-15
   price $270,000 273-char remark

   Show marketing remark (273 chars)

   Property Sold as-is. No concessions No Repairs. Traditional home with 2000sf of living space, 4 bedroom, 2.5 bathrooms, 1 car garage, sunroom, privacy fenced in back yard, convenient Hampton location near Coliseum Central, shopping and restaurants. Must see to appreciate!

6. 2026-03-26
   listed $296,000 Active 273-char remark

   Show marketing remark (273 chars)

   Property Sold as-is. No concessions No Repairs. Traditional home with 2000sf of living space, 4 bedroom, 2.5 bathrooms, 1 car garage, sunroom, privacy fenced in back yard, convenient Hampton location near Coliseum Central, shopping and restaurants. Must see to appreciate!

7. 1979-05-01
   soldstatus $54,950

ⓘ 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: $3,703 · $309/mo
• Projected year-2 tax: $3,703 · $309/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 (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $27,880
• − Mortgage interest: −$13,612
• − Property taxes: −$3,703
• − Insurance: −$1,215
• − Repairs & maintenance: −$2,230
• − Management: −$2,230
• − Depreciation: −$7,069
• Taxable loss: −$2,179
• Est. tax savings @ 24.0%: +$523
• After-tax cash flow: $2,339/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

+366.8% since first listed

4 events — show timeline

• 2026-04-29 Price Changed $256,500 REINMLS
• 2026-04-15 Price Changed $270,000 REINMLS
• 2026-03-26 Listed $296,000 REINMLS
• 1979-05-01 Sold (Public Records) $54,950 Public Records

Property tax history

+9.3%/yr

Latest (2025): $3,703 · +0.6% YoY. Source: county tax records.