57 N Lake Loop · Hampton, VA 23666

$245,900

3 bd · 2.0 ba · 1,149 sqft · SingleFamily public records · 7 Days on market

Built 1992 Est $288k · 15% under $55/mo HOA · 3% 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 +14.1/15.0
• Cash flow +10.8/30.0
• Schools +5.5/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• DSCR +3.1/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This move-in ready gem checks all the boxes! Welcome home to a beautifully maintained 3-bedroom, 2-bathroom rancher that effortlessly combines comfort, style, and convenience! Nestled in the established Westview Lakes community, this turnkey property is ready for its next chapter. Step inside to an inviting, open-concept main living area boasting brand-new paint & a thoughtful layout that maximizes every square foot. The seamless flow leads you into a bright eat-in kitchen complete with a dedicated dining area—great for morning coffee or hosting weekend dinners! The spacious primary suite features its own private bathroom, while the 2 additional bedrooms offer flexible space for

Key facts

• 2 parking spots
• Built 1992
• Listed 7 days

Tags

• OPEN-CONCEPT MAIN LIVING AREA
• BRIGHT EAT-IN KITCHEN
• DEDICATED DINING AREA
• PRIVATE FULLY FENCED BACKYARD
• ATTACHED STORAGE SHED

Property features AI

Finance

• HOA & community: Has HOA; Association fee $55 per month; Association managed by Property Management Associates

Exterior

• Parking: Assigned/reserved parking for 2 vehicles
• Security: Security system
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Detached home; Contemporary style; Single-story
• Construction: Brick and vinyl siding; Asphalt shingle roof; Slab foundation
• Exterior features: Back fenced yard; Trash pickup available through community

Interior

• Kitchen: Electric range; Dishwasher; Garbage disposal
• Bedrooms: Master bedroom with ensuite; At least one bedroom and full bathroom on the first floor; Additional bedroom(s)
• Flooring: Carpet; Ceramic
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fan; Security system; Walk-in closet
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $246k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (20.1% below list).
• Recommended offer: $197k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: George P. Phenix Elementary (math 68% / reading 73%, grade A-, #310 of 1,108 statewide, top 28%, 1,516 students, 83% FRL); Bethel High (math 64% / reading 84%, grade B+, #120 of 319 statewide, top 38%, 1,777 students, 86% FRL) — zoned schools average 84% FRL vs 49% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 231 active listings in the ZIP; 11 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 32% of the median local income ($73k/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 $7k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $82k; list at $246k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $196,535 (20.1% 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: 0.80% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.98%
• DSCR: 0.91
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $288,399
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Anne Dr	0.15mi	3/2.0	1,239 (+8%)	7mo	$300,000	$242	74
702 Chatsworth Dr	0.23mi	3/2.0	1,250 (+9%)	6mo	$315,000	$252	70
21 Sandy Lake Dr	0.52mi	3/2.0	1,162 (+1%)	6mo	$299,000	$257	69
48 Sandy Lake Dr	0.40mi	3/2.0	1,239 (+8%)	0mo	$329,900	$266	68
50 Sandy Lake Dr	0.39mi	3/2.0	1,240 (+8%)	1mo	$330,000	$266	67
10 Kingwood Dr	0.38mi	3/1.0	1,213 (+6%)	6mo	$259,500	$214	64
8 Sanlun Lakes Dr	0.50mi	3/2.0	1,239 (+8%)	3mo	$321,000	$259	62
113 Kincaid Ln	0.41mi	3/2.0	1,304 (+14%)	2mo	$295,000	$226	57
45 Crestwood Dr	0.40mi	3/2.5	1,295 (+13%)	3mo	$308,698	$238	56
21 Sanlun Lakes Dr	0.45mi	3/2.0	1,300 (+13%)	2mo	$326,000	$251	56
32 Betz Ln	0.65mi	3/1.0	1,253 (+9%)	7mo	$290,000	$231	45
748 Leonard Ln	0.63mi	3/2.0	1,316 (+14%)	5mo	$325,000	$247	43

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-44,988
• Equity at exit: $36,664

10-year hold

• IRR: -8.9%
• Equity multiple: 0.42×
• Total profit: $-39,675
• Equity at exit: $21,261

Cash invested: $68,852 (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: 231
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,965 high
• Mortgage (P&I): −$1,290
• Tax from tax record: −$219 /mo · $2,633/yr
• Insurance: −$102
• HOA: −$55
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-114

Break-even live

Break-even rent $2,109

Max offer price $225,795

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-44	+0% $-114	+5% $-183	+10% $-253
Rent	-10% $-269	-5% $-191	+0% $-114	+5% $-36	+10% $41
Rate	-1.0pp $10	-0.5pp $-51	base $-114	+0.5pp $-178	+1.0pp $-242

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: $61,475
• Closing costs: $7,377
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Lenora Dr Newport News, VA	3.0	1.5	1030	$1,950	$1.89	12d	1	0.09mi
173 Louise Dr Newport News, VA	3.0	1.0–2.0	1000	$1,725	$1.73	44d	5	0.77mi
725 Harpersville Rd Newport News, VA	3.0	1.0	1003	$1,700	$1.69	24d	1	0.82mi
210 Durham Ct Yorktown, VA	3.0	2.5	1440	$2,100	$1.46	22d	1	0.94mi
110 Foundry Ct Yorktown, VA	2.0	2.5	1278	$1,700	$1.33	15d	1	1.04mi
6 Old Pond Ct Hampton, VA	3.0	2.5	1494	$2,695	$1.80	18d	1	1.17mi
1400 Summit Ln Newport News, VA	1.0–3.0	1.0–2.0	1135	$2,756	$2.43	2d	25	1.35mi
19 Port Lndg Newport News, VA	1.0–3.0	1.0	975	$1,825	$1.87	44d	8	1.44mi
19 Port Lndg Newport News, VA	1.0–3.0	1.0–1.5	975	$1,825	$1.87	2d	24	1.44mi
101 Saint Clair Cir Yorktown, VA	2.0–3.0	2.0	1205	$2,122	$1.76	2d	20	1.45mi
1 Guenevere Ct Apt D Newport News, VA	1.0–2.0	1.0	760	$1,029	$1.35	8d	1	1.46mi

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 9 events

1. 2026-06-18
   status $245,900 Under Contract 7 DOM
2. 2026-06-18
   days on market $245,900 Active Under Contract 7 DOM
3. 2026-06-17
   days on market $245,900 Active Under Contract 6 DOM
4. 2026-06-16
   days on market $245,900 Active Under Contract 5 DOM
5. 2026-06-16
   status $245,900 Active Under Contract 4 DOM
6. 2026-06-15
   days on market $245,900 Active 4 DOM
7. 2026-06-13
   days on market $245,900 Active 2 DOM
8. 2026-06-13
   remarks 689-char remark
9. 2026-06-13
   listed $245,900 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: $2,633 · $219/mo
• Projected year-2 tax: $2,633 · $219/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 3/10 Moderate
• 🌡 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: $23,584
• − Mortgage interest: −$13,774
• − Property taxes: −$2,633
• − Insurance: −$1,230
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − HOA: −$660
• − Depreciation: −$7,153
• Taxable loss: −$5,640
• Est. tax savings @ 24.0%: +$1,354
• After-tax cash flow: $-12/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

+251.8% since first listed

4 events — show timeline

• 2026-06-10 Listed $245,900 REINMLS
• 2001-03-27 Sold (Public Records) $82,500 Public Records
• 1996-09-01 Sold (Public Records) $76,000 Public Records
• 1992-08-01 Sold (Public Records) $69,900 Public Records

Property tax history

+9.0%/yr

Latest (2025): $2,633 · +3.0% YoY. Source: county tax records.