641 Ridgeway Ave · Hampton, VA 23661

$239,900

3 bd · 1.5 ba · 1,149 sqft · SingleFamily public records · 44 Days on market

Built 1989 2,613 sqft lot $209/sqft · at area comps Est $248k · at est.

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Why this score? — see what drove the D 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 +10.2/30.0
• ARV discount +9.0/15.0
• Schools +5.5/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Outstanding move-in ready 2 story single family home! All HGTV up! Granite countertops, stainless steel appliances, new custom kitchen, 3 bedrooms, 1.5 updated baths, new flooring, new lights and fans, new paint, replacement windows! $244,900 single family home. New energy efficient Apollo HVAC system will provide years of comfort and savings!

Key facts

• Custom kitchen
• New flooring
• New lights

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CUSTOM KITCHEN
• NEW FLOORING
• NEW LIGHTS
• REPLACEMENT WINDOWS

Property features AI

Finance

• HOA & community: No HOA (fees listed as 0)

Exterior

• Parking: Off-street parking; Driveway spaces; Street parking
• Utilities: City/County water; City/County sewer; Gas water heater; Natural gas available
• Home design: Detached single-family home; Traditional style; 2 stories; 2 living levels; Crawl foundation; Facing direction not specified
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Deck; Porch; Wooded view

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; 220 V electric outlet
• Bedrooms: No bedroom with full bathroom on first floor; 7 total rooms (includes attic, breakfast area, foyer, porch, utility room)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air; Forced hot air; Natural gas heating
• Interior features: Ceiling fan; Scuttle access
• Laundry & utility: Washer hookup; Dryer hookup; Main floor laundry; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (25.8% below list).
• Recommended offer: $178k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.5% in Hampton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 68 units permitted in Hampton city in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $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 44 days — a 3% lower offer ($233k) 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 $115k; list at $240k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $177,905 (25.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.74% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.45%
• DSCR: 0.89
• GRM: 11.2

CMA / ARV

• ARV (median comp): $248,099
• List price: $239,900
• Delta: -3.30%
• 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
814 Downing St	0.24mi	3/1.5	1,116 (-3%)	3mo	$210,000	$188	82
428 Colonial Ave	0.29mi	3/1.0	1,151 (+0%)	3mo	$232,000	$202	82
647 Bell St	0.39mi	3/1.5	1,148 (-0%)	1mo	$148,000	$129	81
812 Ridgeway Ave	0.17mi	3/1.5	1,240 (+8%)	3mo	$250,000	$202	76
633 Bell St	0.37mi	3/2.0	1,200 (+4%)	3mo	$245,000	$204	71
625 Bell St	0.36mi	3/1.0	1,212 (+6%)	1mo	$146,000	$120	71
438 Highland Ave	0.19mi	3/2.0	1,024 (-11%)	2mo	$253,000	$247	69
460 England Ave	0.47mi	3/2.5	1,107 (-4%)	1mo	$230,000	$208	67
402 Melville Rd	0.57mi	3/1.0	1,180 (+3%)	2mo	$215,000	$182	66
622 Chapel St	0.55mi	3/1.5	1,221 (+6%)	1mo	$193,000	$158	64
624 Celey St	0.74mi	3/2.0	1,053 (-8%)	1mo	$235,000	$223	49
44 Henry St	0.64mi	3/2.0	1,284 (+12%)	0mo	$299,900	$234	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: -15.3%
• Equity multiple: 0.43×
• Total profit: $-38,246
• Equity at exit: $35,770

10-year hold

• IRR: -0.3%
• Equity multiple: 0.97×
• Total profit: $-1,932
• Equity at exit: $20,742

Cash invested: $67,172 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,779 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$184 /mo · $2,214/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-137

Break-even live

Break-even rent $1,953

Max offer price $215,688

Occupancy floor —

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Westwood Ave Hampton, VA	3.0	2.5	1300	$2,300	$1.77	14d	1	0.07mi
507 Highland Ave Hampton, VA	2.0	1.0	925	$1,500	$1.62	14d	1	0.12mi
640 Homestead Ave Hampton, VA	3.0	1.0	852	$1,750	$2.05	43d	1	0.13mi
603 La Salle Ave Hampton, VA	2.0	1.0	759	$1,000	$1.32	43d	1	0.21mi
702 Rutherford St Hampton, VA	3.0	2.0	1445	$1,795	$1.24	23d	1	0.23mi
607 Lee St Hampton, VA	3.0	1.5	1404	$2,150	$1.53	43d	1	0.52mi
626 Chapel St Hampton, VA	4.0	2.0	1470	$1,900	$1.29	12d	1	0.54mi
708 Norwood Cir Hampton, VA	2.0	1.0	720	$1,050	$1.46	23d	1	0.58mi
901 W Queen St Hampton, VA	2.0–3.0	1.5–2.5	1096	$1,600	$1.46	43d	1	0.63mi
1625 W Pembroke Ave Hampton, VA	2.0	1.5	950	$1,250	$1.32	23d	1	0.68mi
1625 W Pembroke Ave Unit 7 Hampton, VA	2.0	1.5	950	$1,250	$1.32	43d	1	0.69mi
448 Chapel St Hampton, VA	3.0	2.0	1425	$1,850	$1.30	2d	1	0.74mi
3605 Kecoughtan Rd Hampton, VA	2.0	1.0	800	$1,200	$1.50	43d	1	0.74mi
3785 Kecoughtan Rd Hampton, VA	1.0–2.0	1.0	650	$1,425	$2.19	43d	5	0.83mi
3750 Kecoughtan Rd Hampton, VA	2.0	1.5	1300	$1,600	$1.23	43d	1	0.85mi
63 Algonquin Rd Hampton, VA	2.0	1.0	1100	$1,495	$1.36	43d	1	1.01mi
640 Rolfe St Hampton, VA	3.0	2.0	1100	$2,000	$1.82	43d	1	1.07mi
236 Pocahontas Pl Hampton, VA	2.0	1.0	1262	$1,795	$1.42	1d	1	1.12mi
130 Pocahontas Pl Hampton, VA	3.0	1.0	1415	$1,695	$1.20	43d	1	1.21mi
2113 Victoria Blvd Hampton, VA	3.0	1.0	1005	$1,595	$1.59	43d	1	1.29mi
600 Freeman Dr Hampton, VA	1.0–2.0	1.0–2.0	892	$2,008	$2.25	1d	8	1.32mi
613 Delaware Ave Hampton, VA	3.0	2.0	1082	$1,900	$1.76	2d	1	1.40mi
624 Pennsylvania Ave Hampton, VA	3.0	1.0	912	$1,600	$1.75	23d	1	1.40mi
1943 Kecoughtan Rd Hampton, VA	2.0	1.0	900	$1,150	$1.28	3d	1	1.42mi
1943 Kecoughtan Rd Unit G Hampton, VA	2.0	1.0	900	$1,150	$1.28	11d	1	1.42mi
2 Abbott Dr Hampton, VA	1.0–3.0	1.0–3.5	1187	$2,891	$2.43	1d	18	1.45mi

Listing history 14 events

1. 2026-06-07
   statusdays on market $239,900 Under Contract 44 DOM
2. 2026-06-03
   days on market $239,900 Active Under Contract 41 DOM
3. 2026-06-02
   days on market $239,900 Active Under Contract 40 DOM
4. 2026-06-01
   days on market $239,900 Active Under Contract 39 DOM
5. 2026-05-31
   days on market $239,900 Active Under Contract 38 DOM
6. 2026-05-15
   price $239,900 344-char remark

   Show marketing remark (344 chars)

   Outstanding move-in ready 2 story single family home! All HGTV up! Granite countertops, stainless steel appliances, new custom kitchen, 3 bedrooms, 1.5 updated baths, new flooring, new lights and fans, new paint, replacement windows! $244,900 single family home. New energy efficient Apollo HVAC sytem will provide years of comfort and savings!

7. 2026-05-15
   price $239,900 345-char remark

   Show marketing remark (344 chars)

   Outstanding move-in ready 2 story single family home! All HGTV up! Granite countertops, stainless steel appliances, new custom kitchen, 3 bedrooms, 1.5 updated baths, new flooring, new lights and fans, new paint, replacement windows! $244,900 single family home. New energy efficient Apollo HVAC sytem will provide years of comfort and savings!

8. 2026-05-15
   price $239,900

   Show marketing remark (344 chars)

   Outstanding move-in ready 2 story single family home! All HGTV up! Granite countertops, stainless steel appliances, new custom kitchen, 3 bedrooms, 1.5 updated baths, new flooring, new lights and fans, new paint, replacement windows! $244,900 single family home. New energy efficient Apollo HVAC sytem will provide years of comfort and savings!

9. 2026-04-23
   listed $244,900 Active 344-char remark

   Show marketing remark (344 chars)

   Outstanding move-in ready 2 story single family home! All HGTV up! Granite countertops, stainless steel appliances, new custom kitchen, 3 bedrooms, 1.5 updated baths, new flooring, new lights and fans, new paint, replacement windows! $244,900 single family home. New energy efficient Apollo HVAC sytem will provide years of comfort and savings!

10. 2026-04-23
    listed $244,900 Active 345-char remark

    Show marketing remark (344 chars)

    Outstanding move-in ready 2 story single family home! All HGTV up! Granite countertops, stainless steel appliances, new custom kitchen, 3 bedrooms, 1.5 updated baths, new flooring, new lights and fans, new paint, replacement windows! $244,900 single family home. New energy efficient Apollo HVAC sytem will provide years of comfort and savings!

11. 2026-04-23
    listed $244,900 Active

    Show marketing remark (344 chars)

    Outstanding move-in ready 2 story single family home! All HGTV up! Granite countertops, stainless steel appliances, new custom kitchen, 3 bedrooms, 1.5 updated baths, new flooring, new lights and fans, new paint, replacement windows! $244,900 single family home. New energy efficient Apollo HVAC sytem will provide years of comfort and savings!

12. 2026-02-02
    soldstatus $115,000
13. 2005-09-12
    soldstatus $84,900
14. 1989-02-01
    soldstatus $7,000

ⓘ 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: $2,214 · $184/mo
• Projected year-2 tax: $2,214 · $184/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 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $21,349
• − Mortgage interest: −$13,438
• − Property taxes: −$2,214
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$6,979
• Taxable loss: −$5,898
• Est. tax savings @ 24.0%: +$1,415
• After-tax cash flow: $-229/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

+3327.1% since first listed

13 events — show timeline

• 2026-06-07 Pending — REINMLS
• 2026-05-27 Contingent — REINMLS
• 2026-05-27 Pending — CBRAR
• 2026-05-27 Pending — WMLS
• 2026-05-15 Price Changed $239,900 REINMLS
• 2026-05-15 Price Changed $239,900 CBRAR
• 2026-05-15 Price Changed $239,900 WMLS
• 2026-04-23 Listed $244,900 WMLS
• 2026-04-23 Listed $244,900 CBRAR
• 2026-04-23 Listed $244,900 REINMLS
• 2026-02-02 Sold (Public Records) $115,000 Public Records
• 2005-09-12 Sold (Public Records) $84,900 Public Records
• 1989-02-01 Sold (Public Records) $7,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $2,214 · +12.6% YoY. Source: county tax records.