21 Constant Rd · Hampton, VA 23664

$150,000

2 bd · 1.0 ba · 1,105 sqft · SingleFamily public records · 273 Days on market

Built 1947 $136/sqft · 37% below area Est $236k · 37% 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +5.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This hidden gem offers endless potential as a peaceful retreat or income-generating getaway. Steps from scenic trails and moments to the water, it’s the ideal blend of nature and lifestyle. Bring your buyers, investors, or those dreaming of a second home near the coast. It’s a rare opportunity to own a slice of tranquility with room to create something truly special.

Key facts

• Built 1947
• Listed 273 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $80 ($965/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: 97 active listings in the ZIP; solid renter incomes; 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 $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.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.28% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.49%
• DSCR: 1.64
• GRM: 6.5

CMA / ARV

• ARV (median comp): $236,496
• List price: $150,000
• Delta: -36.57%
• Verdict: UNDERPRICED
• Comps: 16 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-18,909
• Equity at exit: $22,365

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-8,756
• Equity at exit: $12,969

Cash invested: $42,000 (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 23664

• Home prices YoY: -23.6%
• Active inventory: 97
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,918 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$159 /mo · $1,907/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $80

Break-even live

Break-even rent $1,816

Max offer price $150,000

Occupancy floor 91%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $150,000 Active 273 DOM
2. 2026-06-17
   days on market $150,000 Active 272 DOM
3. 2026-06-16
   days on market $150,000 Active 271 DOM
4. 2026-06-15
   days on market $150,000 Active 270 DOM
5. 2026-06-13
   days on market $150,000 Active 267 DOM
6. 2026-06-09
   days on market $150,000 Active 264 DOM
7. 2026-06-08
   days on market $150,000 Active 263 DOM
8. 2026-06-07
   days on market $150,000 Active 262 DOM
9. 2026-06-03
   days on market $150,000 Active 258 DOM
10. 2026-06-02
    days on market $150,000 Active 257 DOM
11. 2026-06-01
    days on market $150,000 Active 256 DOM
12. 2026-05-31
    days on market $150,000 Active 255 DOM
13. 2025-12-01
    historical
14. 2025-09-18
    listed $150,000 Active 381-char remark

    Show marketing remark (381 chars)

    This hidden gem offers endless potential as a peaceful retreat or income-generating getaway. Steps from scenic trails and moments to the water, it’s the ideal blend of nature and lifestyle. Bring your buyers, investors, or those dreaming of a second home near the coast. It’s a rare opportunity to own a slice of tranquility with room to create something truly special.

15. 2025-07-01
    price $150,000
16. 2024-11-18
    listed $275,000 Active
17. 2022-08-10
    soldstatus $153,500
18. 2022-07-21
    status Under Contract
19. 2022-07-18
    historical Active Under Contract
20. 2022-07-10
    listed $149,900 Active
21. 2018-05-17
    historical
22. 2018-05-02
    status Active
23. 2017-12-16
    historical
24. 2017-08-22
    listed $129,900 Active
25. 2017-06-06
    historical
26. 2017-03-31
    price $120,000
27. 2016-12-14
    listed $125,000 Active
28. 2016-03-31
    historical
29. 2015-12-23
    listed $159,000 Active
30. 2015-12-23
    listed $159,000
31. 2010-03-29
    soldstatus $110,000
32. 1978-12-01
    soldstatus $13,000

ⓘ 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: $1,907 · $159/mo
• Projected year-2 tax: $1,907 · $159/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 10/10 Extreme FEMA zone AE · 99% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,013
• − Mortgage interest: −$8,402
• − Property taxes: −$1,907
• − Insurance: −$5,868
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − Depreciation: −$4,364
• Taxable loss: −$1,210
• Est. tax savings @ 24.0%: +$291
• After-tax cash flow: $1,256/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): 9,643
• Household income: $87,412
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 394.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 24% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, Guatemala
• Languages at home: 97% English-only · Arabic 1% Spanish 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: ▼ -73.71%
• Current HPI: 238.491
• Rent YoY: —
• 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

+1053.8% since first listed

20 events — show timeline

• 2025-12-01 Listing Removed — REINMLS
• 2025-09-18 Listed $150,000 REINMLS
• 2025-07-01 Price Changed $150,000 REINMLS
• 2024-11-18 Listed $275,000 REINMLS
• 2022-08-10 Sold (Public Records) $153,500 Public Records
• 2022-07-21 Pending — REINMLS
• 2022-07-18 Contingent — REINMLS
• 2022-07-10 Listed $149,900 REINMLS
• 2018-05-17 Listing Removed — REINMLS
• 2018-05-02 Relisted — REINMLS
• 2017-12-16 Listing Removed — REINMLS
• 2017-08-22 Listed $129,900 REINMLS
• 2017-06-06 Listing Removed — REINMLS
• 2017-03-31 Price Changed $120,000 REINMLS
• 2016-12-14 Listed $125,000 REINMLS
• 2016-03-31 Listing Removed — REINMLS
• 2015-12-23 Listed $159,000 REINMLS
• 2015-12-23 Listed $159,000 WMLS
• 2010-03-29 Sold (Public Records) $110,000 Public Records
• 1978-12-01 Sold (Public Records) $13,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,907 · -5.9% YoY. Source: county tax records.