639 Fairfield Blvd · Hampton, VA 23669

$293,000

4 bd · 2.5 ba · 1,888 sqft · SingleFamily public records · 259 Days on market

Built 1962 Est $378k · 22% 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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• Schools +5.5/10.0
• Rent growth +3.9/5.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Agents this could be a 6 Bedroom home, the large room in back was added on about 10 yrs. ’ ago. It has a full bath & lrg walk-in closet (24 x 15 ). This large home could easily be a 5 BR or 6 bedrooms. Enclosed screened in front porch. Enter nice living room. Kitchen has loads of cabinet & counter space. Den off kitchen has extra storage space. Again room on back could be lrg MBR or recreation room. Rear screened porch + super backyard. Near all great schools!

Key facts

• 2 parking spots
• Built 1962
• Listed 259 days

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Covered off-street parking for 2 vehicles
• Utilities: City/County water; City/County sewer; Natural gas
• Home design: Detached property; Split-level style; Single-story (1); Slab foundation
• Construction: Brick and vinyl siding; Asphalt shingle roof
• Exterior features: Back yard with wood fence; Screened porch; Porch; Converted garage; Attic; Recreation room

Interior

• Kitchen: Refrigerator; Electric range; Dishwasher; Pantry; Breakfast area
• Bedrooms: First-floor bedroom with full bathroom; Master bedroom
• Flooring: Carpet; Ceramic; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced hot air (natural gas); Central air; Gas water heater
• Interior features: Cable hookup; Ceiling fan; Fireplace (wood); Wood stove; Scuttle access; Walk-in closet
• Laundry & utility: Washer; Dryer; Utility room; Utility closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $293k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (16.7% below list).
• Recommended offer: $244k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Phillips Elementary (math 67% / reading 72%, grade A-, #313 of 1,108 statewide, top 32%, 417 students, 84% FRL); Benjamin Syms Middle (math 62% / reading 64%, grade B+, #134 of 342 statewide, top 40%, 897 students, 69% FRL); Kecoughtan High (math 68% / reading 87%, grade A-, #83 of 319 statewide, top 28%, 1,564 students, 86% FRL) — zoned schools average 79% FRL vs 49% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 235 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 41% of the median local income ($71k/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 $9k 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 259 days — a 12% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $17k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• 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 $244,205 (16.7% 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 259 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $377,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
639 Fairfield Blvd	0.00mi	5/2.5 (+1)	2,015 (+7%)	1mo	$288,000	$143	83
116 Pine Creek Dr	0.30mi	4/2.5	1,975 (+5%)	2mo	$400,000	$203	76
919 Laredo Ct	0.37mi	3/2.5 (-1)	1,812 (-4%)	2mo	$380,000	$210	69
475 Fox Hill Rd	0.25mi	3/2.0 (-1)	1,743 (-8%)	2mo	$275,000	$158	67
12 Alton Ct	0.53mi	4/2.5	1,787 (-5%)	0mo	$375,000	$210	66
3 Kansas Ct	0.57mi	3/2.5 (-1)	1,851 (-2%)	1mo	$360,000	$194	65
13 Wooded Hill Dr	0.46mi	4/2.5	1,736 (-8%)	1mo	$338,000	$195	64
3 Travis Cir	0.57mi	4/2.5	1,787 (-5%)	2mo	$359,000	$201	63
508 Timberneck Ct	0.72mi	4/2.0	1,906 (+1%)	2mo	$349,900	$184	61
425 Sonora Dr	0.34mi	4/2.0	1,648 (-13%)	2mo	$335,000	$203	60
325 Fox Hill Rd	0.66mi	4/2.0	1,745 (-8%)	1mo	$345,000	$198	54
9 Colonial Acres Dr	0.74mi	4/2.5	2,100 (+11%)	1mo	$420,000	$200	46

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: -15.9%
• Equity multiple: 0.42×
• Total profit: $-47,459
• Equity at exit: $43,687

10-year hold

• IRR: -3.7%
• Equity multiple: 0.72×
• Total profit: $-22,613
• Equity at exit: $25,333

Cash invested: $82,040 (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 23669

• Rents YoY: 5.4%
• Active inventory: 235
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,442 high
• Mortgage (P&I): −$1,537
• Tax from tax record: −$301 /mo · $3,610/yr
• Insurance: −$122
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-97

Break-even live

Break-even rent $2,564

Max offer price $275,916

Occupancy floor 99%

Sensitivity live

Price	-10% $69	-5% $-14	+0% $-97	+5% $-180	+10% $-263
Rent	-10% $-290	-5% $-193	+0% $-97	+5% $0	+10% $96
Rate	-1.0pp $51	-0.5pp $-22	base $-97	+0.5pp $-173	+1.0pp $-250

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: $73,250
• Closing costs: $8,790
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
428 Fort Worth St Hampton, VA	5.0	2.5	2420	$2,995	$1.24	4d	1	0.24mi
443 Sonora Dr Hampton, VA	3.0	3.0	1726	$2,395	$1.39	5d	1	0.28mi
801 Lemaster Ave Hampton, VA	4.0	1.5	1835	$2,700	$1.47	18d	1	0.39mi
11 Camellia Ln Hampton, VA	3.0	2.5	1650	$2,400	$1.45	45d	1	0.40mi
948 Allendale Dr Hampton, VA	3.0	2.5	1634	$2,195	$1.34	5d	1	0.42mi
1 Sandpiper Ct Hampton, VA	5.0	2.5	2269	$2,850	$1.26	16d	1	0.53mi
29 Glascow Way Hampton, VA	3.0	1.5	1382	$2,200	$1.59	16d	1	0.63mi
510 Kingston Hall Ct Hampton, VA	3.0	2.0	2000	$2,300	$1.15	45d	1	0.66mi
244 Loch Cir Hampton, VA	3.0	2.5	1440	$1,850	$1.28	45d	1	0.68mi
10 Westlawn Dr Hampton, VA	3.0	2.0	1463	$2,295	$1.57	25d	1	0.68mi
128 Fort Worth St Hampton, VA	3.0	2.5	1851	$2,300	$1.24	45d	1	0.74mi
2109 Newton Rd Hampton, VA	2.0–4.0	1.0–1.5	1700	$2,312	$1.36	3d	3	0.80mi
44 Glenhaven Dr Hampton, VA	3.0	2.0	1410	$2,500	$1.77	16d	1	0.80mi
348 Wrexham Ct Hampton, VA	4.0	2.5	2193	$2,400	$1.09	45d	1	0.82mi
2001 Grimes Rd Hampton, VA	4.0	2.0	1430	$2,100	$1.47	4d	1	0.89mi
6 Colgate Cir Hampton, VA	5.0	2.0	1716	$2,095	$1.22	18d	1	0.90mi
202 Admiral Ct Hampton, VA	4.0	2.5	2623	$2,550	$0.97	25d	1	1.03mi
2304 Burnette Dr Hampton, VA	4.0	2.0	1322	$2,100	$1.59	16d	1	1.05mi
1805 Nickerson Blvd Hampton, VA	3.0	1.5	1393	$1,695	$1.22	45d	1	1.14mi
11 Overlook Ct Hampton, VA	3.0	2.5	2200	$2,500	$1.14	45d	1	1.21mi
18 Colonies Lndg Hampton, VA	3.0	2.5	1540	$2,000	$1.30	5d	1	1.25mi

Listing history 24 events

1. 2026-04-17
   status Under Contract
2. 2026-04-09
   historical Active Under Contract
3. 2026-03-11
   price $293,000
4. 2026-03-03
   status Active
5. 2026-02-28
   historical
6. 2026-02-03
   price $297,999
7. 2026-02-03
   status Active
8. 2025-12-31
   historical
9. 2025-10-10
   price $298,000
10. 2025-08-25
    price $307,400
11. 2025-07-31
    price $309,900
12. 2025-06-25
    listed $310,000 Active
13. 2025-06-07
    historical
14. 2025-04-16
    price $320,000
15. 2025-03-12
    listed $330,000 Active
16. 2021-08-02
    soldstatus $260,000
17. 2021-07-02
    status Under Contract
18. 2021-07-01
    price $260,000
19. 2021-06-25
    listed $249,900 Active
20. 2014-03-14
    soldstatus $137,000
21. 2013-10-07
    price $147,900 Active
22. 2013-08-13
    price $149,500 Active
23. 1997-06-01
    soldstatus $38,000
24. 1962-03-01
    soldstatus $14,800

ⓘ 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: $3,610 · $301/mo
• Projected year-2 tax: $3,610 · $301/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 7/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,305
• − Mortgage interest: −$16,413
• − Property taxes: −$3,610
• − Insurance: −$2,262
• − Repairs & maintenance: −$2,344
• − Management: −$2,344
• − Depreciation: −$8,524
• Taxable loss: −$6,193
• Est. tax savings @ 24.0%: +$1,486
• After-tax cash flow: $326/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

+1879.7% since first listed

24 events — show timeline

• 2026-04-17 Pending — REINMLS
• 2026-04-09 Contingent — REINMLS
• 2026-03-11 Price Changed $293,000 REINMLS
• 2026-03-03 Relisted — REINMLS
• 2026-02-28 Listing Removed — REINMLS
• 2026-02-03 Price Changed $297,999 REINMLS
• 2026-02-03 Relisted — REINMLS
• 2025-12-31 Listing Removed — REINMLS
• 2025-10-10 Price Changed $298,000 REINMLS
• 2025-08-25 Price Changed $307,400 REINMLS
• 2025-07-31 Price Changed $309,900 REINMLS
• 2025-06-25 Listed $310,000 REINMLS
• 2025-06-07 Listing Removed — REINMLS
• 2025-04-16 Price Changed $320,000 REINMLS
• 2025-03-12 Listed $330,000 REINMLS
• 2021-08-02 Sold (Public Records) $260,000 Public Records
• 2021-07-02 Pending — REINMLS
• 2021-07-01 Price Changed $260,000 REINMLS
• 2021-06-25 Listed $249,900 REINMLS
• 2014-03-14 Sold (Public Records) $137,000 Public Records
• 2013-10-07 Price Changed $147,900 REINMLS
• 2013-08-13 Price Changed $149,500 REINMLS
• 1997-06-01 Sold (Public Records) $38,000 Public Records
• 1962-03-01 Sold (Public Records) $14,800 Public Records

Property tax history

+11.2%/yr

Latest (2025): $3,610 · +5.2% YoY. Source: county tax records.