3 Davenport Ct · Hampton, VA 23666

$125,000

2 bd · 1.0 ba · 734 sqft · Condo · 6 Days on market

Built 1986 Good condition $213/mo HOA · 17% 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).

• Cash flow +10.1/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• 1% rule +5.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• DSCR +2.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the gated Hampton Club community, this beautiful first-floor condo offers modern comfort and effortless living. The interior shines with new kitchen and bath cabinets (2025), new granite countertops (2025), new appliances (25/26), new paint (2026), new flooring (25/26), and new HVAC (2022). Enjoy the ease of ground-floor access and summer days by the community pool. Located a short commute to Sentara CarePlex, NASA, Langley Air Force Base, and Virginia Peninsula Community College. Weekends are a breeze with Peninsula Town Center's dining and shopping nearby and quick access to I-64. This turn-key retreat is a rare find for anyone seeking a low-maintenance and thoughtfully updated

Key facts

• New flooring
• New paint
• New appliances

Tags

• GATED HAMPTON CLUB COMMUNITY
• NEW KITCHEN AND BATH CABINETS
• NEW GRANITE COUNTERTOPS
• NEW APPLIANCES
• NEW PAINT
• NEW FLOORING

Property features AI

Finance

• HOA & community: HOA (Hampton Club Condos) managed by Abbitt Mgmt; Monthly condo fee of $194; Community amenities: clubhouse, playgrounds, pool, security

Exterior

• Parking: Assigned/reserved parking
• Security: Community security
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Attached condo; Apartment-style unit; Single-story; Condo on level 1; Slab foundation; Condo ownership
• Construction: Vinyl exterior siding; Asphalt shingle roof; Slab foundation
• Exterior features: Patio; Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: First-floor bedroom
• Flooring: Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Heat pump; Forced hot air
• Interior features: Laminate flooring; Bedroom and full bathroom on the first floor
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-74 ($-888/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (8.6% below list).
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (8.6% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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: Bethel High (math 64% / reading 84%, grade B+, #120 of 319 statewide, top 38%, 1,777 students, 86% FRL) — zoned schools average 86% FRL vs 49% district-wide (37 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $864 of loan paydown is wiped out by about $4k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

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 $114,295 (8.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 5.58%
• Cash-on-cash: -2.54%
• DSCR: 0.89
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.05% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.33×
• Total profit: $-23,462
• Equity at exit: $18,638

10-year hold

• IRR: -8.7%
• Equity multiple: 0.42×
• Total profit: $-20,207
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,269 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$213
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-74

Break-even live

Break-even rent $1,363

Max offer price $114,295

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Davenport Ct Unit 131 Hampton, VA	1.0	1.0	602	$1,200	$1.99	44d	1	0.02mi
133 Hampton Club Dr #3 Hampton, VA	1.0	1.0	607	$1,165	$1.92	44d	1	0.07mi
139 Haverford Ct Hampton, VA	1.0	1.0	602	$995	$1.65	24d	1	0.08mi
139 Haverford Ct Hampton, VA	1.0	1.0	602	$1,095	$1.82	44d	1	0.08mi
140 Haverford Ct Unit 1 Hampton, VA	2.0	1.0	734	$1,250	$1.70	24d	1	0.08mi
133 Haverford Ct Hampton, VA	1.0	1.0	602	$1,200	$1.99	24d	1	0.09mi
59 Wells Ct Hampton, VA	1.0	1.0	602	$1,025	$1.70	44d	1	0.09mi
126 Wells Ct Hampton, VA	1.0	1.0	602	$1,100	$1.83	17d	1	0.09mi
102 Wells Ct Hampton, VA	2.0	1.0	734	$1,200	$1.63	44d	1	0.10mi
326 Wells Ct Hampton, VA	1.0	1.0	650	$1,150	$1.77	44d	1	0.12mi
260 Marcella Rd Hampton, VA	1.0–2.0	1.0–2.0	825	$1,838	$2.23	2d	18	0.42mi
2 Wyndham Dr Hampton, VA	1.0–2.0	1.0–2.0	749	$1,864	$2.49	44d	10	0.48mi
101 Signature Way Hampton, VA	1.0–3.0	1.0–2.0	956	$1,999	$2.09	2d	13	0.66mi
2632 N Armistead Ave Hampton, VA	1.0–2.0	1.0–1.5	735	$1,390	$1.89	2d	10	1.13mi
2018 Cunningham Dr Hampton, VA	1.0–3.0	1.0–1.5	997	$1,538	$1.54	2d	25	1.23mi
135 Pine Chapel Rd Hampton, VA	1.0–2.0	1.0–1.5	830	$1,490	$1.80	2d	9	1.37mi

HOA detail condo

• Monthly dues: $213 · $2,556/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 1 events

1. 2026-05-23
   listed $125,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $15,233
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − HOA: −$2,556
• − Depreciation: −$3,636
• Taxable loss: −$2,898
• Est. tax savings @ 24.0%: +$696
• After-tax cash flow: $-192/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This turn-key townhouse in Hampton Club is well-maintained with recent updates, offering modern comfort and low-maintenance living.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Add smart home features — Improves convenience and adds modern appeal.
• Both Install smart thermostat — Saves energy and adds modern appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Add smart home features — Improves convenience and adds modern appeal. ↑
• Both Install smart thermostat — Saves energy and adds modern appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-23 Listed $125,000 REINMLS