919 Ridgeway Ave · Hampton, VA 23661

$135,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 40 Days on market

Built 1948 $201/sqft · 30% below area Est $194k · 30% under

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Why this score? — see what drove the B- 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.5/10.0
• Schools +5.5/10.0
• Rent growth +5.0/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice 2 bedroom rancher with large lot with mature trees interior feature open floor plan with eat in kitchen and living room. Located on a dead end street with low traffic volume. Property close to schools, shopping, military bases, and local shipyard.

Key facts

• Open floor plan
• Eat in kitchen
• Large lot

Tags

• OPEN FLOOR PLAN
• EAT IN KITCHEN
• LARGE LOT
• MATURE TREES
• DEAD END STREET
• LOW TRAFFIC VOLUME

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking spaces
• Utilities: City water; City/County sewer; Natural gas service
• Home design: Detached bungalow; Single-story home; Slab foundation; Faces city
• Construction: Asphalt shingle roof
• Exterior features: Vinyl siding; Partially fenced backyard with chain link fence; City view

Interior

• Kitchen: Kitchen on first floor
• Bedrooms: First-floor master bedroom; One additional first-floor bedroom
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom (on first floor)
• Heating & cooling: Forced hot air heating (natural gas); Central air conditioning; Gas water heater
• Interior features: Cable hookup; Carpet and laminate flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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); 124 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $10k (7%) 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; built in 1948 — 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.05% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (median comp): $193,708
• List price: $135,000
• Delta: -30.31%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
732 Westwood Ave	0.18mi	2/1.0	672 (0%)	12mo	$199,000	$296	81
802 Smith St	0.35mi	2/1.0	709 (+6%)	0mo	$200,000	$282	74
436 Seminole Rd	0.38mi	2/1.0	720 (+7%)	0mo	$155,000	$215	70
2833 Ryland Rd	0.58mi	2/1.0	720 (+7%)	2mo	$220,000	$306	60
509 Lee St	0.71mi	2/1.0	680 (+1%)	11mo	$105,000	$154	56
25 Redwood St	0.73mi	2/1.0	765 (+14%)	6mo	$136,000	$178	38

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,055
• Equity at exit: $20,129

10-year hold

• IRR: 11.4%
• Equity multiple: 2.11×
• Total profit: $41,849
• Equity at exit: $11,672

Cash invested: $37,800 (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: 124
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,418 high
• Mortgage (P&I): −$708
• Tax from tax record: −$144 /mo · $1,728/yr
• Insurance: −$56
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $146

Break-even live

Break-even rent $1,234

Max offer price $135,000

Occupancy floor 85%

Sensitivity live

Price	-10% $222	-5% $184	+0% $146	+5% $107	+10% $69
Rent	-10% $34	-5% $90	+0% $146	+5% $202	+10% $258
Rate	-1.0pp $214	-0.5pp $180	base $146	+0.5pp $111	+1.0pp $75

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Homestead Ave Hampton, VA	1.0	1.0	750	$1,195	$1.59	11d	1	0.44mi
708 Norwood Cir Hampton, VA	2.0	1.0	720	$1,050	$1.46	24d	1	0.59mi
259 La Salle Ave Unit A Hampton, VA	2.0	1.0	680	$1,595	$2.35	44d	1	0.91mi
600 Freeman Dr Hampton, VA	1.0–2.0	1.0–2.0	892	$2,008	$2.25	3d	8	1.07mi
3785 Kecoughtan Rd Hampton, VA	1.0–2.0	1.0	650	$1,425	$2.19	44d	5	1.09mi
135 Pine Chapel Rd Hampton, VA	1.0–2.0	1.0–1.5	830	$1,490	$1.80	3d	9	1.42mi

Listing history 29 events

1. 2026-06-16
   status $135,000 Under Contract 40 DOM
2. 2026-06-15
   days on market $135,000 Active 40 DOM
3. 2026-06-13
   days on market $135,000 Active 38 DOM
4. 2026-06-13
   days on market $135,000 Active 37 DOM
5. 2026-06-09
   days on market $135,000 Active 34 DOM
6. 2026-06-08
   days on market $135,000 Active 33 DOM
7. 2026-06-07
   days on market $135,000 Active 32 DOM
8. 2026-06-03
   days on market $135,000 Active 28 DOM
9. 2026-06-02
   days on market $135,000 Active 27 DOM
10. 2026-06-01
    days on market $135,000 Active 26 DOM
11. 2026-05-31
    days on market $135,000 Active 25 DOM
12. 2026-05-14
    price $135,000 252-char remark
13. 2026-05-06
    listed $145,000 Active 252-char remark
14. 2026-01-27
    status Under Contract
15. 2026-01-27
    historical
16. 2026-01-02
    price $145,000
17. 2025-12-08
    price $165,000
18. 2025-10-22
    listed $175,000 Active
19. 2024-08-29
    historical
20. 2024-07-26
    status Active
21. 2024-06-14
    historical Active Under Contract
22. 2024-05-31
    listed $160,000 Active
23. 2022-11-28
    historical
24. 2022-11-21
    soldstatus $166,000
25. 2022-11-18
    status Under Contract
26. 2022-10-24
    historical Active Under Contract
27. 2022-10-20
    listed $169,900 Active
28. 1986-09-01
    soldstatus $14,893
29. 1967-05-01
    soldstatus $9,950

ⓘ 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: $1,728 · $144/mo
• Projected year-2 tax: $1,728 · $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 7/10 Severe FEMA zone X (unshaded) · 99% 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: $17,018
• − Mortgage interest: −$7,562
• − Property taxes: −$1,728
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$3,927
• Taxable loss: −$395
• Est. tax savings @ 24.0%: +$95
• After-tax cash flow: $1,843/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

+1256.8% since first listed

19 events — show timeline

• 2026-06-15 Pending — REINMLS
• 2026-05-14 Price Changed $135,000 REINMLS
• 2026-05-06 Listed $145,000 REINMLS
• 2026-01-27 Pending — REINMLS
• 2026-01-27 Listing Removed — REINMLS
• 2026-01-02 Price Changed $145,000 REINMLS
• 2025-12-08 Price Changed $165,000 REINMLS
• 2025-10-22 Listed $175,000 REINMLS
• 2024-08-29 Listing Removed — REINMLS
• 2024-07-26 Relisted — REINMLS
• 2024-06-14 Contingent — REINMLS
• 2024-05-31 Listed $160,000 REINMLS
• 2022-11-28 Listing Removed — REINMLS
• 2022-11-21 Sold (Public Records) $166,000 Public Records
• 2022-11-18 Pending — REINMLS
• 2022-10-24 Contingent — REINMLS
• 2022-10-20 Listed $169,900 REINMLS
• 1986-09-01 Sold (Public Records) $14,893 Public Records
• 1967-05-01 Sold (Public Records) $9,950 Public Records

Property tax history

+11.7%/yr

Latest (2025): $1,728 · +10.0% YoY. Source: county tax records.