4801 81st St · Hampton, VA 23605

$172,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 2 Days on market

Built 1961 Est $230k · 25% under

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Why this score? — see what drove the C+ 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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• Schools +5.5/10.0
• 1% rule +5.2/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

To be sold as-is. This diamond in the rough has so much potential for the buyer who wants to fix or flip.

Key facts

• Built 1961
• Listed 2 days

Property features AI

Finance

• Other: Property listed as fixer upper
• HOA & community: No HOA fees

Exterior

• Parking: Converted garage (original garage converted)
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Detached single-family home; Ranch style; One story; Single living level; Simple ownership
• Construction: Vinyl siding; Asphalt shingle roof; Crawl and slab foundation; Built as a ranch (detached)
• Exterior features: Corner lot; Back yard with wood fence; Storage shed

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: First-floor master bedroom; Bedroom and full bathroom on first floor
• Flooring: Wood
• Bathrooms: One full bathroom
• Heating & cooling: Forced hot air heating; Central air; Heat pump
• Interior features: Wood flooring; Converted garage; Porch; Utility closet
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Cap rate 7.5% 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: Alfred S. Forrest Elementary (math 47% / reading 62%, grade C, #650 of 1,108 statewide, top 62%, 540 students, 85% FRL); Bethel High (math 64% / reading 84%, grade B+, #120 of 319 statewide, top 38%, 1,777 students, 86% FRL) — zoned schools average 85% FRL vs 49% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.9%/yr); 43 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 39% of the median local income ($54k/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 $1k of loan paydown is wiped out by about $5k 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 + 8.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $126k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $172,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $229,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4827 81st St	0.16mi	4/1.0 (+1)	1,153 (-8%)	1mo	$263,900	$229	74
1008 80th St	0.27mi	3/1.0	1,121 (-10%)	2mo	$122,000	$109	69
8513 Orcutt Ave	0.70mi	3/1.0	1,282 (+3%)	3mo	$259,900	$203	61
423 Big Bethel Rd	0.71mi	3/1.0	1,308 (+5%)	1mo	$245,000	$187	58
505 Big Bethel Rd	0.74mi	3/1.0	1,197 (-4%)	1mo	$268,000	$224	58
122 Big Bethel Rd	0.71mi	3/1.5	1,200 (-4%)	1mo	$263,000	$219	58
444 Martha Lee Dr	0.71mi	3/1.5	1,348 (+8%)	1mo	$205,000	$152	51
1004 76th St	0.40mi	4/2.0 (+1)	1,414 (+13%)	0mo	$220,000	$156	50
5111 81st St	0.53mi	3/1.0	1,062 (-15%)	4mo	$180,000	$169	47
3311 West Lewis Rd	0.72mi	3/2.0	1,356 (+9%)	3mo	$250,000	$184	46
1112 Elizabeth Ct	0.67mi	3/1.0	1,428 (+14%)	2mo	$75,000	$53	43
377 Whealton Rd	0.60mi	3/2.0	1,426 (+14%)	4mo	$205,000	$144	41

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.84×
• Total profit: $-7,572
• Equity at exit: $25,646

10-year hold

• IRR: 10.8%
• Equity multiple: 2.03×
• Total profit: $49,815
• Equity at exit: $14,871

Cash invested: $48,160 (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 23605

• Home prices YoY: -7.6%
• Rents YoY: 8.9%
• Active inventory: 43
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$902
• Tax from tax record: −$235 /mo · $2,818/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $173

Break-even live

Break-even rent $1,530

Max offer price $172,000

Occupancy floor 85%

Sensitivity live

Price	-10% $270	-5% $222	+0% $173	+5% $124	+10% $76
Rent	-10% $35	-5% $104	+0% $173	+5% $242	+10% $311
Rate	-1.0pp $260	-0.5pp $217	base $173	+0.5pp $128	+1.0pp $83

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1112 74th St Newport News, VA	3.0	1.0	928	$1,500	$1.62	22d	1	0.40mi
314 Martha Lee Dr Hampton, VA	3.0	2.0	1210	$2,200	$1.82	25d	1	0.43mi
321 Big Bethel Rd Hampton, VA	3.0	1.0	1400	$2,300	$1.64	13d	1	0.60mi
346 Sitka Ct Hampton, VA	3.0	1.5	1210	$1,675	$1.38	25d	1	0.71mi
5014 Hazelwood Rd Newport News, VA	3.0	1.0	955	$1,900	$1.99	3d	1	0.71mi
37 Pennwood Dr Hampton, VA	3.0	2.0	1156	$1,795	$1.55	25d	1	0.81mi
634 72nd St Newport News, VA	2.0	1.0	736	$1,100	$1.49	25d	1	0.83mi
6010 Jefferson Ave Newport News, VA	2.0	1.0	900	$1,245	$1.38	45d	2	0.84mi
604 Big Bethel Rd Hampton, VA	3.0	1.5	1139	$2,300	$2.02	45d	1	0.84mi
6206 Hilmar Pl Newport News, VA	2.0	1.0	975	$995	$1.02	45d	1	0.86mi
624 Sterling St Newport News, VA	2.0	1.0	821	$1,500	$1.83	18d	1	0.87mi
620 73rd St Newport News, VA	3.0	2.0	1203	$1,900	$1.58	3d	1	0.87mi
1600 Pennwood Dr Hampton, VA	2.0	1.0	881	$1,350	$1.53	45d	6	0.90mi
1115 Briarfield Rd Newport News, VA	1.0–2.0	1.0–2.0	1007	$1,351	$1.34	25d	1	0.93mi
602 74th St Newport News, VA	2.0	1.0	950	$1,080	$1.14	25d	1	0.96mi
902 W Russell Ct Newport News, VA	3.0	1.0	984	$1,450	$1.47	45d	1	1.28mi
606 Randolph Rd Newport News, VA	3.0	1.0	989	$1,475	$1.49	45d	1	1.30mi
7 W Lewis Rd Hampton, VA	3.0	2.0	1208	$2,425	$2.01	22d	1	1.32mi
1587 Briarfield Rd Hampton, VA	2.0–3.0	1.5–2.0	985	$1,495	$1.52	3d	9	1.32mi
116 Tyler Ave Unit 1A Newport News, VA	2.0	1.0	950	$1,075	$1.13	45d	1	1.47mi

Listing history 4 events

1. 2026-06-02
   status $172,000 Under Contract 2 DOM
2. 2026-06-01
   days on market $172,000 Active 2 DOM
3. 2026-05-31
   remarks 105-char remark
4. 2026-05-31
   listed $172,000 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: $2,818 · $235/mo
• Projected year-2 tax: $2,818 · $235/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $20,985
• − Mortgage interest: −$9,635
• − Property taxes: −$2,818
• − Insurance: −$860
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$5,004
• Taxable loss: −$689
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $2,242/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: Newport News City · 178,950 people
• City population: 132,421
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 13,332
• Household income: $53,815
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 1119.0

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 0.58)
• Race & ethnicity: Black 59% White 25% Two or more races 9% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -24.94%
• Current HPI: 305.0997
• Rent YoY: ▲ 8.87%
• 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

+1198.1% since first listed

4 events — show timeline

• 2026-05-28 Listed $172,000 REINMLS
• 2013-12-13 Sold (Public Records) $126,400 Public Records
• 1964-08-01 Sold (Public Records) $14,100 Public Records
• 1961-09-01 Sold (Public Records) $13,250 Public Records

Property tax history

+42.0%/yr

Latest (2025): $2,818 · +17.9% YoY. Source: county tax records.