718 Halifax Ave · Hampton, VA 23605

$179,900

3 bd · 1.5 ba · 1,576 sqft · SingleFamily public records · 2 Days on market

Built 1964 9,003 sqft lot Est $310k · 42% 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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• Schools +5.5/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home is the first on the street to be built and was custom built by the original owner and has been in the family since it was constructed. This tri-level home has original hardwood floors and kitchen cabinets, 3 bedrooms, 1.5 baths with a fenced back yard and a fishpond. This home is being sold AS-IS. Buyer is responsible for all closing costs. With a little sweat equity, you can make this one shine once more. Garage door was recently replaced, the exterior of the home has recently been painted and the driveway was recently poured. The seller has tagged items in the property that will not convey with the sale of the house. CASH ONLY.

Key facts

• Fishpond
• Fenced back yard
• Garage door replaced

Tags

• ORIGINAL HARDWOOD FLOORS
• FENCED BACK YARD
• FISHPOND
• GARAGE DOOR REPLACED
• EXTERIOR RECENTLY PAINTED
• DRIVEWAY RECENTLY POURED

Property features AI

Finance

• HOA & community: No HOA or POA fees indicated

Exterior

• Parking: Attached 1-car garage; Two parking spaces (total garage spaces indicated); Garage approximately 342 sq. ft.
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Detached property; Tri-level style; Two stories; Crawl foundation
• Construction: Stucco exterior; Wood exterior; Crawlspace foundation; Asphalt shingle roof
• Exterior features: Stucco and wood siding; Back fenced yard; Asphalt shingle roof

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Bedrooms: No bedroom with a full bathroom on the first floor
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Baseboard heating
• Interior features: One fireplace; Vinyl and wood flooring; Six total rooms
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.5% 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: Captain John Smith Elementary (math 42% / reading 57%, grade D, #742 of 1,108 statewide, top 70%, 393 students, 82% FRL); Phoebus High (math 57% / reading 76%, grade B, #195 of 319 statewide, top 62%, 1,365 students, 86% FRL) — zoned schools average 84% FRL vs 49% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.9%/yr); 42 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 44% of the median local income ($54k/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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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.
• Current owner paid $50k; list at $180k implies a 260% 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 $179,900

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $310,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 Halifax Ave	0.00mi	3/1.5	1,576 (0%)	0mo	$186,100	$118	100
20 Scotland Rd	0.21mi	3/2.5	1,568 (-0%)	1mo	$308,500	$197	85
1314 Saxton Dr	0.53mi	4/1.5 (+1)	1,550 (-2%)	2mo	$280,000	$181	66
72 Ireland St	0.39mi	3/1.5	1,402 (-11%)	0mo	$310,000	$221	63
196 E Mercury Blvd	0.55mi	3/2.5	1,511 (-4%)	1mo	$325,000	$215	62
816 Old Point Ave	0.24mi	4/2.5 (+1)	1,748 (+11%)	2mo	$294,000	$168	60
1504 E Pembroke Ave	0.58mi	3/2.0	1,453 (-8%)	1mo	$180,000	$124	57
26 Booker St	0.64mi	3/2.5	1,700 (+8%)	1mo	$357,700	$210	52
801 E Mercury Blvd	0.71mi	3/1.0	1,690 (+7%)	2mo	$150,000	$89	52
22 Booker St	0.65mi	3/2.5	1,700 (+8%)	2mo	$360,000	$212	51
146 Cambridge Pl	0.58mi	3/1.0	1,360 (-14%)	1mo	$200,000	$147	48
932 Wilson Ln	0.65mi	3/2.0	1,400 (-11%)	2mo	$289,900	$207	47

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,718
• Equity at exit: $26,824

10-year hold

• IRR: 15.4%
• Equity multiple: 2.55×
• Total profit: $77,900
• Equity at exit: $15,554

Cash invested: $50,372 (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 23605

• Home prices YoY: -7.6%
• Rents YoY: 8.9%
• Active inventory: 42
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,995 high
• Mortgage (P&I): −$943
• Tax from tax record: −$224 /mo · $2,682/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $334

Break-even live

Break-even rent $1,572

Max offer price $179,900

Occupancy floor 78%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Lacrosse St Hampton, VA	3.0	2.5	1612	$2,500	$1.55	44d	1	0.22mi
221 W Kelly Ave Hampton, VA	3.0	1.0	1200	$2,350	$1.96	44d	1	0.32mi
10 Whipple Dr Hampton, VA	4.0	2.5	1564	$2,300	$1.47	44d	1	0.47mi
305 Old Point Ave Hampton, VA	3.0	1.0	1186	$1,750	$1.48	44d	1	0.52mi
949 N Mallory St Hampton, VA	2.0	1.5	1054	$1,250	$1.19	1d	1	0.55mi
4 Bainbridge Ave Unit B Hampton, VA	2.0	1.5	1050	$1,550	$1.48	44d	1	0.56mi
25 Bainbridge Ave Hampton, VA	2.0	1.5	1306	$1,600	$1.23	1d	1	0.62mi
709 E Pembroke Ave Unit B Hampton, VA	2.0	1.5	1664	$1,349	$0.81	23d	1	0.62mi
19 Magnolia Pl Hampton, VA	3.0	1.5	1405	$2,100	$1.49	14d	1	0.66mi
1210 Pansy St Hampton, VA	2.0	2.0	1409	$2,000	$1.42	44d	1	0.77mi
234 Washington St Hampton, VA	2.0	1.0	1111	$2,000	$1.80	10d	1	1.01mi
212 Dockside Dr Unit B Hampton, VA	2.0	2.0	1253	$1,795	$1.43	44d	1	1.02mi
100 Spanish Trl Hampton, VA	1.0–2.0	1.0–1.5	812	$1,450	$1.79	1d	12	1.29mi
27 Capps Qtrs #1 Hampton, VA	3.0	2.5	1734	$2,200	$1.27	44d	1	1.40mi
2001 Grimes Rd Hampton, VA	4.0	2.0	1430	$2,100	$1.47	3d	1	1.43mi
2000 Neville Cir Hampton, VA	3.0	1.0	1100	$1,750	$1.59	44d	1	1.45mi
17 S Gawain Way Hampton, VA	3.0	1.5	1460	$1,895	$1.30	3d	1	1.47mi

Listing history 4 events

1. 2026-06-07
   status $179,900 Under Contract 2 DOM
2. 2026-06-03
   days on market $179,900 Active 2 DOM
3. 2026-06-02
   remarks 647-char remark
4. 2026-06-02
   listed $179,900 Active 1 DOM

ⓘ 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: $2,682 · $224/mo
• Projected year-2 tax: $2,682 · $224/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,943
• − Mortgage interest: −$10,077
• − Property taxes: −$2,682
• − Insurance: −$900
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$5,233
• Taxable income: $1,220
• Est. tax owed @ 24.0%: −$293
• After-tax cash flow: $3,720/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: Newport News City · 178,950 people
• City population: 132,421
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 13,332
• Household income: $53,815
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 1119.0

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 0.58)
• Race & ethnicity: Black 59% White 25% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -24.94%
• Current HPI: 305.0997
• Rent YoY: ▲ 8.87%
• 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

+259.8% since first listed

7 events — show timeline

• 2026-06-01 Listed $179,900 REINMLS
• 2022-06-21 Listing Removed — REINMLS
• 2022-06-04 Relisted — REINMLS
• 2022-05-25 Contingent — REINMLS
• 2022-05-10 Price Changed $200,000 REINMLS
• 2022-04-29 Listed $215,000 REINMLS
• 2005-08-19 Sold (Public Records) $50,000 Public Records

Property tax history

+41.4%/yr

Latest (2025): $2,682 · -0.5% YoY. Source: county tax records.