609 Allen St · Hampton, VA 23669

$209,900

3 bd · 1.0 ba · 893 sqft · SingleFamily public records · 5 Days on market

Built 1949 4,504 sqft lot $235/sqft · 6% below area Est $224k · 6% under

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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).

• ARV discount +10.4/15.0
• Cash flow +10.2/30.0
• Schools +5.5/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• DSCR +2.9/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming, move-in ready home offering comfort, convenience, and value! Ideally located just minutes from historic downtown Hampton, Peninsula Town Center, and easy interstate access, you’ll enjoy quick commutes and endless options for shopping, dining, and entertainment. This well-maintained property has been thoughtfully cared for, providing peace of mind and ease of ownership with a recently replaced roof. The inviting exterior, complete with a welcoming front entry, updated kitchen, and mature shade trees, creates a peaceful atmosphere. Ideal for first-time buyers, those looking to downsize, or investors, this centrally located gem is a fantastic opportunity you won’t want to

Key facts

• Centrally located
• Updated kitchen
• Move in ready

Tags

• MOVE IN READY
• RECENTLY REPLACED ROOF
• UPDATED KITCHEN
• MATURE SHADE TREES
• CENTRALLY LOCATED

Property features AI

Finance

• Other: Property has been rehabilitated
• HOA & community: No HOA or association fees

Exterior

• Parking: 2 parking spaces (driveway and street)
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Detached ranch; Single-story (one living level); Crawl foundation; Simple ownership
• Construction: Asphalt shingle roof
• Exterior features: Deck; Vinyl siding; Back privacy wood fence

Interior

• Kitchen: Gas range; Refrigerator; Pantry; Breakfast area
• Bedrooms: Master bedroom on the first floor; One first-floor bedroom with full bathroom
• Flooring: Carpet; Ceramic
• Bathrooms: One full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Cable hookup; Ceiling fan; Scuttle access; Window treatments; Assigned storage; Attic; Porch; Breakfast area; Pantry
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (24.9% below list).
• Recommended offer: $158k (24.9% 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: Hunter B. Andrews (math 65% / reading 72%, grade B+, #357 of 1,108 statewide, top 33%, 1,131 students, 81% FRL); Phoebus High (math 57% / reading 76%, grade B, #195 of 319 statewide, top 62%, 1,365 students, 86% FRL) — zoned schools average 83% FRL vs 49% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 236 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $6k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 9y 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 $166k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• 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 $157,679 (24.9% 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. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.75% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 11.1

CMA / ARV

• ARV (median comp): $224,220
• List price: $209,900
• Delta: -6.39%
• 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
15 Henry St	0.20mi	3/1.0	892 (-0%)	6mo	$214,000	$240	85
632 Westwood Ave	0.62mi	3/1.0	924 (+4%)	3mo	$200,000	$216	63
430 Clovelly Ln	0.28mi	3/2.0	1,000 (+12%)	9mo	$250,000	$250	56
621 Augusta St	0.34mi	3/2.0	1,000 (+12%)	9mo	$265,000	$265	52
502 Homestead Ave	0.46mi	3/1.0	1,026 (+15%)	4mo	$232,000	$226	50
627 Lee St	0.42mi	3/1.0	1,013 (+13%)	10mo	$120,000	$118	50
415 Brightwood Ave	0.44mi	2/1.0 (-1)	804 (-10%)	13mo	$185,000	$230	47
712 W Queen St	0.58mi	3/1.0	1,000 (+12%)	8mo	$204,400	$204	46
438 Highland Ave	0.53mi	3/2.0	1,024 (+15%)	2mo	$253,000	$247	45
25 Redwood St	0.62mi	2/1.0 (-1)	765 (-14%)	6mo	$136,000	$178	38
115 Dooley St	0.67mi	3/1.5	1,012 (+13%)	9mo	$270,000	$267	37
816 Westwood Ave	0.74mi	3/2.0	1,008 (+13%)	11mo	$243,000	$241	31

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: -17.9%
• Equity multiple: 0.36×
• Total profit: $-37,760
• Equity at exit: $31,297

10-year hold

• IRR: -6.2%
• Equity multiple: 0.56×
• Total profit: $-25,784
• Equity at exit: $18,148

Cash invested: $58,772 (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: 236
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,577 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$178 /mo · $2,138/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-121

Break-even live

Break-even rent $1,730

Max offer price $188,585

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-61	+0% $-121	+5% $-180	+10% $-239
Rent	-10% $-245	-5% $-183	+0% $-121	+5% $-58	+10% $4
Rate	-1.0pp $-15	-0.5pp $-67	base $-121	+0.5pp $-175	+1.0pp $-230

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 La Salle Ave Hampton, VA	2.0	1.0	759	$1,000	$1.32	44d	1	0.50mi
3785 Kecoughtan Rd Hampton, VA	1.0–2.0	1.0	650	$1,425	$2.19	44d	5	0.53mi
640 Homestead Ave Hampton, VA	3.0	1.0	852	$1,750	$2.05	44d	1	0.54mi
507 Highland Ave Hampton, VA	2.0	1.0	925	$1,500	$1.62	15d	1	0.55mi
259 La Salle Ave Unit A Hampton, VA	2.0	1.0	680	$1,595	$2.35	44d	1	0.57mi
901 W Queen St Hampton, VA	2.0–3.0	1.5–2.5	1096	$1,600	$1.46	44d	1	0.63mi
3605 Kecoughtan Rd Hampton, VA	2.0	1.0	800	$1,200	$1.50	44d	1	0.73mi
63 Algonquin Rd Hampton, VA	2.0	1.0	1100	$1,495	$1.36	44d	1	1.12mi
234 Washington St Hampton, VA	2.0	1.0	1111	$2,000	$1.80	11d	1	1.13mi
708 Norwood Cir Hampton, VA	2.0	1.0	720	$1,050	$1.46	24d	1	1.16mi
1625 W Pembroke Ave Hampton, VA	2.0	1.5	950	$1,250	$1.32	24d	1	1.28mi
1625 W Pembroke Ave Unit 7 Hampton, VA	2.0	1.5	950	$1,250	$1.32	44d	1	1.29mi
100 Spanish Trl Hampton, VA	1.0–2.0	1.0–1.5	812	$1,450	$1.79	2d	12	1.40mi

Listing history 35 events

1. 2026-06-16
   status $209,900 Under Contract 5 DOM
2. 2026-06-15
   days on market $209,900 Active 5 DOM
3. 2026-06-13
   days on market $209,900 Active 3 DOM
4. 2026-06-13
   remarks 687-char remark
5. 2026-06-13
   days on marketlisting id $209,900 Active 2 DOM
6. 2026-06-09
   days on market $209,900 Active 62 DOM
7. 2026-06-08
   days on market $209,900 Active 61 DOM
8. 2026-06-07
   days on market $209,900 Active 60 DOM
9. 2026-06-03
   days on market $209,900 Active 56 DOM
10. 2026-06-02
    days on market $209,900 Active 55 DOM
11. 2026-06-01
    days on market $209,900 Active 54 DOM
12. 2026-05-31
    days on market $209,900 Active 53 DOM
13. 2026-04-27
    price $215,000 661-char remark
14. 2026-04-08
    listed $225,000 Active 661-char remark
15. 2023-09-22
    historical
16. 2023-09-12
    historical Active Under Contract
17. 2023-08-30
    status Active
18. 2023-08-18
    historical Active Under Contract
19. 2023-08-11
    listed $189,900 Active
20. 2022-05-25
    soldstatus $166,000
21. 2022-04-18
    status Under Contract
22. 2022-04-12
    listed $157,500 Active
23. 2018-05-18
    soldstatus $80,000
24. 2018-04-10
    status Under Contract
25. 2018-03-08
    listed $80,000 Active
26. 2017-10-02
    historical
27. 2017-08-02
    price $87,000
28. 2017-06-17
    price $75,000
29. 2017-06-02
    listed $95,000 Active
30. 2014-09-02
    soldstatus $67,500
31. 2014-04-30
    price $67,500 Active
32. 2009-04-22
    soldstatus $195,000
33. 2008-08-29
    soldstatus $150,000
34. 2008-01-17
    soldstatus $56,000
35. 2008-01-16
    soldstatus $60,300

ⓘ 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: $2,138 · $178/mo
• Projected year-2 tax: $2,138 · $178/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) · 13% 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: $18,921
• − Mortgage interest: −$11,758
• − Property taxes: −$2,138
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$6,106
• Taxable loss: −$5,157
• Est. tax savings @ 24.0%: +$1,238
• After-tax cash flow: $-210/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

+248.1% since first listed

27 events — show timeline

• 2026-06-15 Pending — REINMLS
• 2026-06-10 Listed $209,900 REINMLS
• 2026-06-09 Listing Removed — REINMLS
• 2026-05-20 Price Changed $209,900 REINMLS
• 2026-04-27 Price Changed $215,000 REINMLS
• 2026-04-08 Listed $225,000 REINMLS
• 2023-09-22 Listing Removed — REINMLS
• 2023-09-12 Contingent — REINMLS
• 2023-08-30 Relisted — REINMLS
• 2023-08-18 Contingent — REINMLS
• 2023-08-11 Listed $189,900 REINMLS
• 2022-05-25 Sold (Public Records) $166,000 Public Records
• 2022-04-18 Pending — REINMLS
• 2022-04-12 Listed $157,500 REINMLS
• 2018-05-18 Sold (Public Records) $80,000 Public Records
• 2018-04-10 Pending — REINMLS
• 2018-03-08 Listed $80,000 REINMLS
• 2017-10-02 Listing Removed — REINMLS
• 2017-08-02 Price Changed $87,000 REINMLS
• 2017-06-17 Price Changed $75,000 REINMLS
• 2017-06-02 Listed $95,000 REINMLS
• 2014-09-02 Sold (Public Records) $67,500 Public Records
• 2014-04-30 Price Changed $67,500 REINMLS
• 2009-04-22 Sold (Public Records) $195,000 Public Records
• 2008-08-29 Sold (Public Records) $150,000 Public Records
• 2008-01-17 Sold (Public Records) $56,000 Public Records
• 2008-01-16 Sold (Public Records) $60,300 Public Records

Property tax history

+9.4%/yr

Latest (2025): $2,138 · +0.1% YoY. Source: county tax records.