51 N Mary Peake Blvd · Hampton, VA 23666

$40,000

2 bd · 1.0 ba · 958 sqft · SingleFamily public records · 30 Days on market

Built 1936 0.39 ac lot $42/sqft · 83% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Property is 1 of 11 being auctioned off both virtually and in person on June 8TH as a result of delinquent Taxes for the City of Hampton, Va. The list price does not reflect the final sale price. Properties are conveyed by Special Warranty Deed, subject to any easements, covenants, agreements, restrictions, reservations, and any and all rights of record which may affect the property. Properties are offered for sale as-is, where-is, and if-is, with all faults and without any warranty, either expressed or implied. All sales are subject to confirmation by the Circuit Court. The Special Commissioner has the right to reject any bids determined to be unreasonable in relation to the estimated

Key facts

• 0.39 acre lot
• Parking
• Built 1936

Property features AI

Finance

• Other: Zoning: R11
• Financial info: Property listed as resale
• HOA & community: Not specified

Exterior

• Parking: Driveway; Off-street parking; Paved parking; On-street parking
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Composition roof; Attached property
• Construction: Brick exterior; Composition roof; Built as existing (Actual year built not specified)
• Exterior features: Paved driveway; Driveway access; Off-street parking; On-street parking available; Paved surfaces

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Not specified
• Interior features: Total of 4 rooms
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $748 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.7% 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.
• Market conditions: Rents rising fast (+4.0%/yr); 238 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $277 of loan paydown is wiped out by about $1k 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 + 4.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1936 — 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 $39,400 (1.5% below list)

Questions for the listing agent

1. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.51% ✓
• Cap rate: 28.72%
• Cash-on-cash: 80.10%
• DSCR: 4.56
• GRM: 2.4

CMA / ARV

• ARV (median comp): $236,451
• List price: $40,000
• Delta: -83.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Twin Oaks Dr	0.18mi	3/1.0 (+1)	912 (-5%)	6mo	$229,900	$252	74
107 Aspenwood Dr	0.32mi	3/1.0 (+1)	985 (+3%)	3mo	$225,000	$228	73
8 Tallwood Dr	0.26mi	3/1.0 (+1)	912 (-5%)	2mo	$252,700	$277	73
203 Hickory Hill Rd	0.28mi	3/1.0 (+1)	912 (-5%)	3mo	$245,000	$269	72
30 Hickory Hill Rd	0.30mi	3/1.0 (+1)	912 (-5%)	5mo	$240,000	$263	69
111 Woodbury Forrest Dr	0.38mi	3/1.0 (+1)	912 (-5%)	6mo	$225,000	$247	64
1100 Aberdeen Rd	0.38mi	3/1.0 (+1)	1,012 (+6%)	4mo	$175,000	$173	64
44 Newby Dr	0.55mi	3/2.0 (+1)	1,000 (+4%)	4mo	$255,000	$255	55
129 Jordan Dr	0.53mi	3/1.0 (+1)	864 (-10%)	3mo	$155,000	$179	51
107 Jordan Dr	0.43mi	3/1.5 (+1)	1,060 (+11%)	6mo	$225,000	$212	50
26 Sharon Ct	0.60mi	3/1.0 (+1)	1,038 (+8%)	5mo	$234,900	$226	49
25 Sharon Ct	0.57mi	3/1.0 (+1)	1,041 (+9%)	6mo	$135,000	$130	49

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 · 4.05% rent growth · sell at horizon

5-year hold

• IRR: 81.6%
• Equity multiple: 4.81×
• Total profit: $42,703
• Equity at exit: $5,964

10-year hold

• IRR: 85.3%
• Equity multiple: 10.38×
• Total profit: $105,067
• Equity at exit: $3,458

Cash invested: $11,200 (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 23666

• Home prices YoY: -15.7%
• Rents YoY: 4.0%
• Active inventory: 238
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,402 high
• Mortgage (P&I): −$210
• Tax from tax record: −$134 /mo · $1,606/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $748

Break-even live

Break-even rent $456

Max offer price $40,000

Occupancy floor 42%

Sensitivity live

Price	-10% $770	-5% $759	+0% $748	+5% $736	+10% $725
Rent	-10% $637	-5% $692	+0% $748	+5% $803	+10% $858
Rate	-1.0pp $768	-0.5pp $758	base $748	+0.5pp $737	+1.0pp $727

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 Pennwood Dr Hampton, VA	2.0	1.0	881	$1,350	$1.53	45d	6	0.58mi
18 Tall Pine Dr Hampton, VA	2.0	1.0	800	$1,365	$1.71	22d	5	0.72mi
1587 Briarfield Rd Hampton, VA	2.0–3.0	1.5–2.0	985	$1,240	$1.26	3d	9	0.83mi
6 Bellacasa Way Unit 6-304 Hampton, VA	1.0	1.5	1119	$1,735	$1.55	18d	1	1.21mi
7 Bellacasa Way Unit 7-305 Hampton, VA	1.0	1.5	1079	$1,700	$1.58	18d	1	1.23mi
100 Monticello Mews Hampton, VA	1.0–3.0	1.0–2.0	1175	$2,379	$2.02	3d	15	1.28mi
39 Cape Dorey Dr Hampton, VA	1.0	1.0	800	$1,050	$1.31	9d	1	1.39mi
135 Pine Chapel Rd Hampton, VA	1.0–2.0	1.0–1.5	830	$1,490	$1.80	3d	9	1.39mi
59 Wells Ct Hampton, VA	1.0	1.0	602	$1,025	$1.70	45d	1	1.41mi
65 Cape Dorey Dr Unit 3A Hampton, VA	2.0	2.0	1035	$1,495	$1.44	45d	1	1.42mi
65 Cape Dorey Dr Unit 3A Hampton, VA	2.0	2.0	1035	$1,395	$1.35	25d	1	1.42mi
1112 74th St Newport News, VA	3.0	1.0	928	$1,500	$1.62	22d	1	1.42mi
131 Davenport Ct Unit 131 Hampton, VA	1.0	1.0	602	$1,200	$1.99	45d	1	1.44mi
326 Wells Ct Hampton, VA	1.0	1.0	650	$1,150	$1.77	45d	1	1.47mi
6300 Grossman Pl Newport News, VA	1.0	1.0	703	$930	$1.32	45d	1	1.48mi
126 Wells Ct Hampton, VA	1.0	1.0	602	$1,100	$1.83	18d	1	1.48mi
102 Wells Ct Hampton, VA	2.0	1.0	734	$1,200	$1.63	45d	1	1.48mi
139 Haverford Ct Hampton, VA	1.0	1.0	602	$995	$1.65	25d	1	1.48mi
139 Haverford Ct Hampton, VA	1.0	1.0	602	$1,095	$1.82	45d	1	1.48mi
133 Hampton Club Dr #3 Hampton, VA	1.0	1.0	607	$1,165	$1.92	45d	1	1.48mi
133 Haverford Ct Hampton, VA	1.0	1.0	602	$1,200	$1.99	25d	1	1.49mi

Listing history 9 events

1. 2026-06-13
   statusdays on market $40,000 Pending 30 DOM
2. 2026-06-09
   days on market $40,000 Active 28 DOM
3. 2026-06-08
   days on market $40,000 Active 27 DOM
4. 2026-06-07
   days on market $40,000 Active 26 DOM
5. 2026-06-03
   days on market $40,000 Active 22 DOM
6. 2026-06-02
   days on market $40,000 Active 21 DOM
7. 2026-06-01
   days on market $40,000 Active 20 DOM
8. 2026-05-31
   days on market $40,000 Active 19 DOM
9. 2026-05-12
   listed $40,000 Active 1573-char remark

ⓘ 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: $1,606 · $134/mo
• Projected year-2 tax: $1,606 · $134/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $16,829
• − Mortgage interest: −$2,241
• − Property taxes: −$1,606
• − Insurance: −$200
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$1,164
• Taxable income: $8,925
• Est. tax owed @ 24.0%: −$2,142
• After-tax cash flow: $6,829/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): 54,233
• Household income: $72,568
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 2951.0

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 0.65)
• Race & ethnicity: Black 51% White 29% Two or more races 10% Hispanic / Latino 9% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Italian 1% Lithuanian 1% Romanian 1%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 5% Vietnamese 1% Arabic 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: ▼ -49.01%
• Current HPI: 262.821
• Rent YoY: ▲ 4.05%
• 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

2 events — show timeline

• 2026-06-11 Pending — CVRMLS
• 2026-05-12 Listed $40,000 CVRMLS

Property tax history

+8.6%/yr

Latest (2025): $1,606 · +7.4% YoY. Source: county tax records.