250 Lee St · Hampton, VA 23669

$184,000

2 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 22 Days on market

Built 1935 7,840 sqft lot Est $232k · 21% under

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Why this score? — see what drove the C 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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Schools +5.5/10.0
• 1% rule +4.4/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in sought-after West Hampton, this charming one-story bungalow offers exceptional opportunity for owner-occupants, first-time buyers, or savvy investors alike. Featuring 2 bedrooms, 1.5 baths, approximately 1,200 sq ft, classic character, hardwood flooring, central air, natural gas heat, fenced backyard, storage shed, and off-street parking. Spacious lot offers room to grow and long-term upside. Conveniently located near downtown Hampton, Phoebus, shopping, dining, interstates, military bases, and waterfront attractions. Don’t miss this rare value-add opportunity. HUD Case# 544-375220 IE (Insured Escrow). Seller makes no representations or warranties as to property condition.

Key facts

• Room to grow
• Storage shed
• Fenced backyard

Tags

• FENCED BACKYARD
• STORAGE SHED
• OFF-STREET PARKING
• ROOM TO GROW
• VALUE-ADD OPPORTUNITY

Property features AI

Finance

• HOA & community: No HOA (N/A)

Exterior

• Parking: Driveway space; Street parking; 1 parking space
• Utilities: Sewer: contact provider; Water: contact provider; Electric water heater
• Home design: Detached bungalow; Single-story (1 living level); Crawl foundation; Facing city view
• Construction: Asphalt shingle roof
• Exterior features: Aluminum siding; Back yard with chain link fence; Storage shed; Porch; Attic

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: One bedroom with ensuite; Bedroom and full bathroom on the first floor
• Flooring: Wood flooring; Ceramic flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced hot air heating; Central air conditioning; Electric water heater
• Interior features: Ceiling fan; Cable hookup; Wood-burning fireplace; Scuttle access
• Laundry & utility: Washer and dryer; Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (6.1% below list).
• Recommended offer: $173k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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); Phoebus High (math 57% / reading 76%, grade B, #195 of 319 statewide, top 62%, 1,365 students, 86% FRL) — zoned schools average 86% FRL vs 49% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 53% at this address vs 65% district-wide (-12 pts) — the specific schools serving this property underperform the Hampton City Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.4%/yr); 236 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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

• It's been on market 22 days — a 2% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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: built in 1935 — 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 $172,741 (6.1% below list)

Questions for the listing agent

1. Built in 1935 — 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: 0.94% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.32%
• DSCR: 1.15
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $231,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Lee St	0.13mi	3/2.0 (+1)	1,152 (-4%)	7mo	$240,000	$208	74
622 Chapel St	0.53mi	3/1.5 (+1)	1,221 (+2%)	1mo	$193,000	$158	67
3912 Victoria Blvd	0.40mi	3/1.0 (+1)	1,152 (-4%)	3mo	$219,000	$190	65
600 Chapel St	0.43mi	3/1.5 (+1)	1,166 (-3%)	9mo	$225,000	$193	62
19 Maplewood St	0.46mi	3/2.0 (+1)	1,132 (-6%)	2mo	$240,000	$212	61
703 Augusta St	0.66mi	3/1.5 (+1)	1,200 (0%)	6mo	$240,000	$200	60
519 Chapel St	0.38mi	3/1.0 (+1)	1,125 (-6%)	8mo	$205,000	$182	58
460 England Ave	0.47mi	3/2.5 (+1)	1,107 (-8%)	1mo	$230,000	$208	55
44 Henry St	0.57mi	3/2.0 (+1)	1,284 (+7%)	0mo	$299,900	$234	54
32 W Sunset Rd	0.52mi	3/2.0 (+1)	1,332 (+11%)	7mo	$175,000	$131	45
20 W Sunset Rd	0.49mi	3/2.0 (+1)	1,329 (+11%)	9mo	$250,000	$188	45
4204 Kecoughtan Rd	0.56mi	3/1.0 (+1)	1,331 (+11%)	5mo	$226,000	$170	44

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: -8.5%
• Equity multiple: 0.68×
• Total profit: $-16,396
• Equity at exit: $27,435

10-year hold

• IRR: 3.9%
• Equity multiple: 1.31×
• Total profit: $16,138
• Equity at exit: $15,909

Cash invested: $51,520 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,727 high
• Mortgage (P&I): −$965
• Tax from tax record: −$180 /mo · $2,166/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $143

Break-even live

Break-even rent $1,547

Max offer price $184,000

Occupancy floor 87%

Sensitivity live

Price	-10% $247	-5% $195	+0% $143	+5% $90	+10% $38
Rent	-10% $6	-5% $74	+0% $143	+5% $211	+10% $279
Rate	-1.0pp $235	-0.5pp $189	base $143	+0.5pp $95	+1.0pp $46

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
224 W Queen St Unit 224A Hampton, VA	1.0	1.5	1100	$1,950	$1.77	45d	1	0.20mi
448 Chapel St Hampton, VA	3.0	2.0	1425	$1,850	$1.30	4d	1	0.29mi
607 Lee St Hampton, VA	3.0	1.5	1404	$2,150	$1.53	45d	1	0.48mi
901 W Queen St Hampton, VA	2.0–3.0	1.5–2.5	1096	$1,250	$1.14	45d	1	0.62mi
234 Washington St Hampton, VA	2.0	1.0	1111	$2,000	$1.80	11d	1	0.69mi
603 La Salle Ave Hampton, VA	2.0	1.0	759	$1,000	$1.32	45d	1	0.77mi
640 Homestead Ave Hampton, VA	3.0	1.0	852	$1,750	$2.05	45d	1	0.84mi
504 Homestead Ave Hampton, VA	1.0	1.0	750	$1,195	$1.59	11d	1	0.86mi
3785 Kecoughtan Rd Hampton, VA	1.0–2.0	1.0	650	$1,425	$2.19	45d	5	0.91mi
507 Highland Ave Hampton, VA	2.0	1.0	925	$1,500	$1.62	16d	1	0.93mi
622 Westwood Ave Hampton, VA	1.0	1.0	1380	$1,000	$0.72	24d	1	0.97mi
100 Spanish Trl Hampton, VA	1.0–2.0	1.0–1.5	812	$1,450	$1.79	3d	12	0.97mi
708 Westwood Ave Hampton, VA	3.0	2.5	1300	$2,300	$1.77	16d	1	0.99mi
3750 Kecoughtan Rd Hampton, VA	2.0	1.5	1300	$1,600	$1.23	45d	1	1.09mi
19 Magnolia Pl Hampton, VA	3.0	1.5	1405	$2,100	$1.49	16d	1	1.13mi
3605 Kecoughtan Rd Hampton, VA	2.0	1.0	800	$1,200	$1.50	45d	1	1.16mi
702 Rutherford St Hampton, VA	3.0	2.0	1445	$1,795	$1.24	24d	1	1.16mi
8 Rip Rap Rd Hampton, VA	2.0	1.0	1000	$1,200	$1.20	22d	1	1.16mi
1105 Easterly Ave Hampton, VA	3.0	1.5	1204	$1,800	$1.50	16d	1	1.17mi
31 Saxony Pl Hampton, VA	3.0	2.5	1315	$1,645	$1.25	18d	1	1.19mi
305 Old Point Ave Hampton, VA	3.0	1.0	1186	$1,750	$1.48	45d	1	1.20mi
212 Dockside Dr Unit B Hampton, VA	2.0	2.0	1253	$1,795	$1.43	45d	1	1.21mi
17 S Gawain Way Hampton, VA	3.0	1.5	1460	$1,895	$1.30	4d	1	1.23mi
19 Bernard Ave Hampton, VA	2.0	1.0	906	$995	$1.10	22d	1	1.35mi
2 Abbott Dr Hampton, VA	1.0–3.0	1.0–3.5	1187	$2,224	$1.87	3d	18	1.49mi
4 Bainbridge Ave Unit B Hampton, VA	2.0	1.5	1050	$1,550	$1.48	45d	1	1.49mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $184,000 Under Contract 22 DOM
2. 2026-06-09
   days on market $184,000 Active Under Contract 20 DOM
3. 2026-06-08
   days on market $184,000 Active Under Contract 19 DOM
4. 2026-06-07
   statusdays on market $184,000 Active Under Contract 18 DOM
5. 2026-06-03
   days on market $184,000 Active 14 DOM
6. 2026-06-02
   days on market $184,000 Active 13 DOM
7. 2026-06-01
   days on market $184,000 Active 12 DOM
8. 2026-05-31
   days on market $184,000 Active 11 DOM
9. 2026-05-20
   listed $184,000 Active
10. 2026-02-06
    historical
11. 2026-01-23
    listed $150,000 Active
12. 2023-05-30
    soldstatus $189,900
13. 2023-04-24
    status Under Contract
14. 2023-04-15
    listed $189,900 Active
15. 2022-08-17
    soldstatus $105,000
16. 1996-04-01
    soldstatus $47,500

ⓘ 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: $2,166 · $180/mo
• Projected year-2 tax: $2,166 · $180/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) · 21% 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: $20,729
• − Mortgage interest: −$10,307
• − Property taxes: −$2,166
• − Insurance: −$920
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$5,353
• Taxable loss: −$1,333
• Est. tax savings @ 24.0%: +$320
• After-tax cash flow: $2,031/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

+287.4% since first listed

8 events — show timeline

• 2026-05-20 Listed $184,000 REINMLS
• 2026-02-06 Listing Removed — REINMLS
• 2026-01-23 Listed $150,000 REINMLS
• 2023-05-30 Sold (Public Records) $189,900 Public Records
• 2023-04-24 Pending — REINMLS
• 2023-04-15 Listed $189,900 REINMLS
• 2022-08-17 Sold (Public Records) $105,000 Public Records
• 1996-04-01 Sold (Public Records) $47,500 Public Records

Property tax history

+10.5%/yr

Latest (2025): $2,166 · +0.2% YoY. Source: county tax records.