135 Peachtree Ln · Hampton, VA 23669

$220,000

3 bd · 1.0 ba · 852 sqft · SingleFamily public records · 33 Days on market

Built 1953 $258/sqft · at area comps Est $221k · at est.

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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).

• Cash flow +10.8/30.0
• ARV discount +7.7/15.0
• Schools +5.5/10.0
• Rent growth +3.9/5.0
• Livability +3.8/5.0
• DSCR +3.1/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom, 1-bath home featuring updated kitchen with granite countertops and stainless steel appliances. All 3 TV's in the home and 1 on the back patio to convey. Perfect property for a new family or first time homebuyer. Conveniently located near major interstates and military bases, offering easy access for commuting, shopping, and dining.

Key facts

• Updated kitchen
• Granite countertops
• Built 1953

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: No HOA fees indicated

Exterior

• Parking: Driveway parking spaces; Street parking
• Utilities: City/County water; City/County sewer; Gas water heater; Electric power (implied)
• Home design: Detached ranch; Single-story home with one living level; Crawl space foundation
• Construction: Vinyl exterior; Asphalt shingle roof; Crawl space foundation
• Exterior features: Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: Master bedroom; Additional bedroom; Bedroom and full bathroom on the first floor
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Vinyl and wood flooring; Bedroom and full bathroom on the first floor; 6 total rooms (living room, great room, dining room, family room, kitchen, utility room)
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (23.6% below list).
• Recommended offer: $168k (23.6% 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; 19 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).

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

• It's been on market 33 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $168,160 (23.6% 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. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.93%
• DSCR: 0.91
• GRM: 10.9

CMA / ARV

• ARV (median comp): $221,047
• List price: $220,000
• Delta: -0.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Shawen Dr	0.25mi	3/1.0	864 (+1%)	3mo	$234,200	$271	84
430 Cedar Dr	0.19mi	3/1.0	828 (-3%)	4mo	$209,999	$254	83
400 Cedar Dr	0.09mi	3/1.0	788 (-8%)	2mo	$202,000	$256	82
66 Cavalier Rd	0.23mi	3/1.0	902 (+6%)	0mo	$179,900	$199	79
218 Pine Grove Ave	0.36mi	3/1.0	909 (+7%)	0mo	$250,000	$275	72
213 Shawen Dr	0.37mi	2/1.0 (-1)	864 (+1%)	5mo	$135,000	$156	71
100 Lexington St	0.54mi	3/1.0	892 (+5%)	1mo	$244,000	$274	66
54 Cavalier Rd	0.27mi	2/1.0 (-1)	744 (-13%)	3mo	$91,000	$122	58
37 Cavalier Rd	0.35mi	2/1.0 (-1)	744 (-13%)	1mo	$199,000	$267	57
405 Pine Grove Ave	0.46mi	3/2.0	963 (+13%)	7mo	$230,000	$239	47
18 Clemwood Pkwy	0.66mi	3/1.0	952 (+12%)	6mo	$244,700	$257	45
107 Roland Dr	0.66mi	2/1.0 (-1)	731 (-14%)	2mo	$176,000	$241	39

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: -17.0%
• Equity multiple: 0.39×
• Total profit: $-37,777
• Equity at exit: $32,803

10-year hold

• IRR: -5.2%
• Equity multiple: 0.63×
• Total profit: $-22,925
• Equity at exit: $19,022

Cash invested: $61,600 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$182 /mo · $2,189/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $-99

Break-even live

Break-even rent $1,807

Max offer price $202,457

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Peachtree Ln Hampton, VA	3.0	2.0	984	$1,795	$1.82	14d	1	0.15mi
450 Cedar Dr Hampton, VA	3.0	1.0	912	$1,500	$1.64	12d	1	0.22mi
212 Pine Grove Ave Hampton, VA	2.0	1.0	720	$1,500	$2.08	23d	1	0.32mi
24 Cavalier Rd Hampton, VA	3.0	2.0	1014	$1,850	$1.82	4d	1	0.44mi
28 Monroe Dr Hampton, VA	3.0	1.0	1110	$1,600	$1.44	43d	1	0.56mi
13 Beverly St Hampton, VA	3.0	1.0	1050	$1,800	$1.71	4d	1	0.65mi
105 Roland Dr Hampton, VA	2.0	1.0	750	$1,250	$1.67	14d	1	0.65mi
232 W Gilbert St Hampton, VA	1.0–2.0	1.0	767	$1,371	$1.79	1d	1	0.84mi
19 Bernard Ave Hampton, VA	2.0	1.0	906	$995	$1.10	21d	1	0.92mi
1568 N King St Hampton, VA	1.0–2.0	1.0	634	$1,425	$2.25	1d	17	0.93mi
1563 N King St Hampton, VA	2.0	2.0	1087	$1,612	$1.48	23d	2	0.95mi
1563 N King St Unit 105 Hampton, VA	2.0	2.0	1087	$1,675	$1.54	43d	1	0.96mi
323 Roane Dr Hampton, VA	3.0	1.0	974	$1,495	$1.53	4d	1	0.98mi
8 Rip Rap Rd Hampton, VA	2.0	1.0	1000	$1,200	$1.20	21d	1	1.04mi
1711 N King St Unit 18 Hampton, VA	2.0	1.0	815	$1,425	$1.75	43d	1	1.08mi
100 Spanish Trl Hampton, VA	1.0–2.0	1.0–1.5	812	$1,450	$1.79	1d	12	1.16mi
1802 Moger Dr Hampton, VA	3.0	1.0	900	$1,700	$1.89	12d	1	1.21mi
1115 E Pembroke Ave Hampton, VA	2.0	1.0	850	$1,275	$1.50	1d	1	1.31mi
2000 Neville Cir Hampton, VA	3.0	1.0	1100	$1,750	$1.59	43d	1	1.40mi

Listing history 17 events

1. 2026-06-13
   statusdays on market $220,000 Under Contract 33 DOM
2. 2026-06-09
   days on market $220,000 Active Under Contract 32 DOM
3. 2026-06-08
   days on market $220,000 Active Under Contract 31 DOM
4. 2026-06-07
   days on market $220,000 Active Under Contract 30 DOM
5. 2026-06-03
   days on market $220,000 Active Under Contract 26 DOM
6. 2026-06-02
   days on market $220,000 Active Under Contract 25 DOM
7. 2026-06-02
   status $220,000 Active Under Contract 24 DOM
8. 2026-06-01
   days on market $220,000 Active 24 DOM
9. 2026-05-31
   days on market $220,000 Active 23 DOM
10. 2026-05-18
    price $220,000 353-char remark
11. 2026-05-08
    listed $223,000 Active 353-char remark
12. 2026-05-08
    historical
13. 2026-04-10
    listed $225,000 Active
14. 2023-06-02
    soldstatus $200,000
15. 2021-06-11
    soldstatus $105,000
16. 2006-09-25
    soldstatus $131,500
17. 2004-05-07
    soldstatus $42,000

ⓘ 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: $2,189 · $182/mo
• Projected year-2 tax: $2,189 · $182/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 5/10 Major FEMA zone X (unshaded) · 41% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,179
• − Mortgage interest: −$12,323
• − Property taxes: −$2,189
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$6,400
• Taxable loss: −$5,062
• Est. tax savings @ 24.0%: +$1,215
• After-tax cash flow: $23/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

+423.8% since first listed

12 events — show timeline

• 2026-06-10 Pending — REINMLS
• 2026-06-01 Contingent — REINMLS
• 2026-05-30 Relisted — REINMLS
• 2026-05-25 Contingent — REINMLS
• 2026-05-18 Price Changed $220,000 REINMLS
• 2026-05-08 Listing Removed — REINMLS
• 2026-05-08 Listed $223,000 REINMLS
• 2026-04-10 Listed $225,000 REINMLS
• 2023-06-02 Sold (Public Records) $200,000 Public Records
• 2021-06-11 Sold (Public Records) $105,000 Public Records
• 2006-09-25 Sold (Public Records) $131,500 Public Records
• 2004-05-07 Sold (Public Records) $42,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $2,189 · +6.2% YoY. Source: county tax records.