1642 N Mallory St · Hampton, VA 23664

$260,000

4 bd · 2.0 ba · 2,374 sqft · SingleFamily public records · 53 Days on market

Built 1967 7,840 sqft lot Est $496k · 48% 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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.9/10.0
• 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

Beautiful home with some updates. Property being sold as is.

Key facts

• Built 1967
• Listed 53 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Jane H. Bryan Elementary (math 42% / reading 57%, grade D, #742 of 1,108 statewide, top 70%, 376 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: 97 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 68 units permitted in Hampton city in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($87k/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 $2k of loan paydown is wiped out by about $8k 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 53 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $252,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $496,166
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1365 Old Buckroe Rd	0.33mi	3/2.5 (-1)	2,556 (+8%)	10mo	$400,000	$156	56
1333 N Mallory St	0.55mi	3/2.0 (-1)	2,612 (+10%)	1mo	$192,000	$74	52
34 E Berkley Dr	0.65mi	4/3.0	2,618 (+10%)	0mo	$549,900	$210	48
27 E Berkley Dr	0.62mi	3/2.5 (-1)	2,174 (-8%)	3mo	$451,000	$207	48
356 Atlantic Ave	0.40mi	4/2.5	2,022 (-15%)	13mo	$440,000	$218	43
1918 N Mallory St	0.60mi	3/3.5 (-1)	2,632 (+11%)	19mo	$550,000	$209	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-10,463
• Equity at exit: $38,767

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $31,696
• Equity at exit: $22,480

Cash invested: $72,800 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,837 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$272 /mo · $3,270/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $497

Break-even live

Break-even rent $2,208

Max offer price $260,000

Occupancy floor 77%

Sensitivity live

Price	-10% $644	-5% $571	+0% $497	+5% $423	+10% $350
Rent	-10% $273	-5% $385	+0% $497	+5% $609	+10% $721
Rate	-1.0pp $628	-0.5pp $563	base $497	+0.5pp $430	+1.0pp $361

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2604 E Pembroke Ave Hampton, VA	3.0	3.5	2744	$3,000	$1.09	3d	1	0.48mi
2109 Newton Rd Hampton, VA	2.0–4.0	1.0–1.5	1700	$2,312	$1.36	2d	3	1.01mi
5 Lacrosse St Hampton, VA	3.0	2.5	1612	$2,500	$1.55	44d	1	1.20mi
1757 Lafayette Dr Hampton, VA	5.0	4.0	2873	$3,000	$1.04	44d	1	1.25mi
11 Camellia Ln Hampton, VA	3.0	2.5	1650	$2,400	$1.45	44d	1	1.42mi
510 Kingston Hall Ct Hampton, VA	3.0	2.0	2000	$2,300	$1.15	44d	1	1.47mi

Listing history 5 events

1. 2026-04-13
   status Under Contract
2. 2026-03-17
   price $260,000
3. 2026-02-18
   listed $284,000 Active
4. 2008-01-28
   soldstatus $232,000
5. 2005-09-23
   soldstatus $176,000

ⓘ 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: $3,270 · $272/mo
• Projected year-2 tax: $3,270 · $272/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 (unshaded) · 63% chance over 30 yrs
• 🔥 Wildfire 1/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,045
• − Mortgage interest: −$14,564
• − Property taxes: −$3,270
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,724
• − Management: −$2,724
• − Depreciation: −$7,564
• Taxable income: $1,901
• Est. tax owed @ 24.0%: −$456
• After-tax cash flow: $5,508/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

+47.7% since first listed

5 events — show timeline

• 2026-04-13 Pending — REINMLS
• 2026-03-17 Price Changed $260,000 REINMLS
• 2026-02-18 Listed $284,000 REINMLS
• 2008-01-28 Sold (Public Records) $232,000 Public Records
• 2005-09-23 Sold (Public Records) $176,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $3,270 · -0.9% YoY. Source: county tax records.