8 N Gawain Way · Hampton, VA 23669

$207,000

3 bd · 2.5 ba · 1,460 sqft · Townhouse public records · 16 Days on market

Built 1986 Est $261k · 21% under $130/mo HOA · 7% of rent

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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 +15.0/15.0
• Cash flow +10.9/30.0
• Schools +5.5/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come visit this Charming Townhome - New Laminate Flooring. Freshly Painted. Wood Burning Fireplace in Den. Breakfast Nook. Open Living room & Dining room. The Backyard Is Perfect For Low-Maintenance Outdoor Living. This Home Presents a Fantastic Opportunity for All Buyers. Gated Community. Located near Langley Military Base, VA Hospital, Hampton University, Restaurants, Shopping, and Interstate. Call to Schedule a Showing! Don't Miss Out on Owning Your Own Home!

Key facts

• Breakfast nook
• Gated community
• $130 HOA

Tags

• NEW LAMINATE FLOORING
• WOOD BURNING FIREPLACE
• BREAKFAST NOOK
• LOW-MAINTENANCE OUTDOOR LIVING
• GATED COMMUNITY

Property features AI

Finance

• HOA & community: Has HOA (Kings Square Homeowners Assoc); HOA/POA monthly fee $130; Ground maintenance included

Exterior

• Parking: Assigned/reserved parking
• Security: Gated community
• Utilities: City water; City sewer; Electric water heater
• Home design: Attached townhouse; Two stories; Simple ownership; City view
• Construction: Brick and vinyl siding; Asphalt shingle roof; Slab foundation
• Exterior features: Located on a cul-de-sac; Back and partial wood fencing; Fenced yard

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Pantry; Breakfast area
• Bedrooms: Master bedroom with ensuite; Additional bedroom
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Heat pump; Central air
• Interior features: Ceiling fan; Cable hookup; Fireplace (wood-burning); Scuttle access; Walk-in closet; Window treatments
• Laundry & utility: Washer; Dryer; Utility room; Utility closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $207k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (13.9% below list).
• Recommended offer: $178k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Barron Elementary (math 62% / reading 77%, grade A-, #313 of 1,108 statewide, top 32%, 368 students, 87% FRL); Kecoughtan High (math 68% / reading 87%, grade A-, #83 of 319 statewide, top 28%, 1,564 students, 86% FRL) — zoned schools average 86% FRL vs 49% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 232 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 30% 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 $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

• It's been on market 16 days — a 2% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $66k; list at $207k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $178,269 (13.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.86% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $261,340
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Saxony Pl	0.08mi	3/2.5	1,460 (0%)	2mo	$222,000	$152	95
227 Dockside Dr Unit C	0.45mi	3/2.0	1,454 (-0%)	3mo	$260,000	$179	74
210 Dockside Dr Unit A	0.49mi	3/2.0	1,454 (-0%)	4mo	$259,900	$179	71
236 Dockside Dr Unit B	0.47mi	3/2.0	1,454 (-0%)	8mo	$270,000	$186	69
150 Eberly Ter	0.34mi	2/2.5 (-1)	1,292 (-12%)	6mo	$244,997	$190	55
212 Dockside Dr Unit C	0.49mi	2/2.0 (-1)	1,253 (-14%)	0mo	$265,000	$211	46
234 Dockside Dr Unit B	0.47mi	2/2.0 (-1)	1,282 (-12%)	13mo	$250,000	$195	40
222 Dockside Dr Unit C	0.49mi	2/2.0 (-1)	1,253 (-14%)	14mo	$200,000	$160	35
212 Dockside Dr Unit B	0.49mi	2/2.0 (-1)	1,253 (-14%)	22mo	$215,000	$172	28

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: -16.5%
• Equity multiple: 0.40×
• Total profit: $-34,778
• Equity at exit: $30,864

10-year hold

• IRR: -4.3%
• Equity multiple: 0.69×
• Total profit: $-18,116
• Equity at exit: $17,898

Cash invested: $57,960 (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: 232
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,783 high
• Mortgage (P&I): −$1,086
• Tax from tax record: −$197 /mo · $2,369/yr
• Insurance: −$86
• HOA: −$130
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-91

Break-even live

Break-even rent $1,898

Max offer price $190,948

Occupancy floor —

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: $51,750
• Closing costs: $6,210
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 S Gawain Way Hampton, VA	3.0	1.5	1460	$1,895	$1.30	2d	1	0.06mi
31 Saxony Pl Hampton, VA	3.0	2.5	1315	$1,645	$1.25	17d	1	0.09mi
8 Rip Rap Rd Hampton, VA	2.0	1.0	1000	$1,200	$1.20	21d	1	0.18mi
19 Bernard Ave Hampton, VA	2.0	1.0	906	$995	$1.10	21d	1	0.22mi
1105 Easterly Ave Hampton, VA	3.0	1.5	1204	$1,800	$1.50	14d	1	0.28mi
28 Monroe Dr Hampton, VA	3.0	1.0	1110	$1,600	$1.44	43d	1	0.33mi
100 Spanish Trl Hampton, VA	1.0–2.0	1.0–1.5	812	$1,450	$1.79	1d	12	0.35mi
212 Dockside Dr Unit B Hampton, VA	2.0	2.0	1253	$1,795	$1.43	43d	1	0.50mi
24 Cavalier Rd Hampton, VA	3.0	2.0	1014	$1,850	$1.82	3d	1	0.58mi
450 Cedar Dr Hampton, VA	3.0	1.0	912	$1,500	$1.64	11d	1	0.67mi
109 Peachtree Ln Hampton, VA	3.0	2.0	984	$1,795	$1.82	14d	1	0.75mi
323 Roane Dr Hampton, VA	3.0	1.0	974	$1,495	$1.53	3d	1	0.84mi
234 Washington St Hampton, VA	2.0	1.0	1111	$2,000	$1.80	10d	1	0.84mi
19 Magnolia Pl Hampton, VA	3.0	1.5	1405	$2,100	$1.49	14d	1	0.89mi
709 E Pembroke Ave Unit B Hampton, VA	2.0	1.5	1664	$1,349	$0.81	23d	1	0.90mi
305 Old Point Ave Hampton, VA	3.0	1.0	1186	$1,750	$1.48	43d	1	1.02mi
13 W Lamington Rd Hampton, VA	3.0	1.5	1415	$2,050	$1.45	43d	1	1.19mi
13 Beverly St Hampton, VA	3.0	1.0	1050	$1,800	$1.71	4d	1	1.25mi
18 Colonies Lndg Hampton, VA	3.0	2.5	1540	$2,000	$1.30	4d	1	1.26mi
2 Abbott Dr Hampton, VA	1.0–3.0	1.0–3.5	1187	$2,891	$2.43	1d	18	1.29mi
448 Chapel St Hampton, VA	3.0	2.0	1425	$1,850	$1.30	2d	1	1.29mi
901 W Queen St Hampton, VA	2.0–3.0	1.5–2.5	1096	$1,600	$1.46	43d	1	1.35mi
626 Chapel St Hampton, VA	4.0	2.0	1470	$1,900	$1.29	12d	1	1.43mi
12 Clemwood Pkwy Hampton, VA	3.0	2.0	1200	$1,745	$1.45	23d	1	1.46mi
607 Lee St Hampton, VA	3.0	1.5	1404	$2,150	$1.53	43d	1	1.47mi
1802 Moger Dr Hampton, VA	3.0	1.0	900	$1,700	$1.89	12d	1	1.50mi

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: security

Listing history 11 events

1. 2026-06-18
   days on market $207,000 Active 16 DOM
2. 2026-06-17
   days on market $207,000 Active 15 DOM
3. 2026-06-16
   days on market $207,000 Active 14 DOM
4. 2026-06-15
   days on market $207,000 Active 13 DOM
5. 2026-06-13
   days on market $207,000 Active 11 DOM
6. 2026-06-13
   days on market $207,000 Active 10 DOM
7. 2026-06-09
   days on market $207,000 Active 7 DOM
8. 2026-06-08
   days on market $207,000 Active 6 DOM
9. 2026-06-07
   days on market $207,000 Active 5 DOM
10. 2026-06-02
    remarks 468-char remark
11. 2026-06-02
    listed $207,000 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: $2,369 · $197/mo
• Projected year-2 tax: $2,369 · $197/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 6/10 Major FEMA zone X (shaded) · 57% 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: $21,392
• − Mortgage interest: −$11,595
• − Property taxes: −$2,369
• − Insurance: −$1,035
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − HOA: −$1,560
• − Depreciation: −$6,022
• Taxable loss: −$4,611
• Est. tax savings @ 24.0%: +$1,107
• After-tax cash flow: $16/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

+211.5% since first listed

4 events — show timeline

• 2026-06-02 Listed $207,000 REINMLS
• 2026-04-17 Listing Removed — REINMLS
• 2026-02-06 Listed $215,000 REINMLS
• 1987-05-01 Sold (Public Records) $66,450 Public Records

Property tax history

+10.2%/yr

Latest (2025): $2,369 · +11.3% YoY. Source: county tax records.