1411 Island Rd · Bristol, VA 24201

$289,900

3 bd · 2.0 ba · 2,010 sqft · SingleFamily public records · 92 Days on market

Built 1943 0.74 ac lot $144/sqft · at area comps Est $282k · 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 +15.4/30.0
• ARV discount +6.3/15.0
• Schools +5.2/10.0
• DSCR +4.7/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* OPEN HOUSE - SAT. MAY 16TH 2-4PM - WELCOME! * Less than 5 min. to Hardrock. .. This beautiful 4-bedroom, 2-bath two-story home in Bristol, VA, offers the perfect blend of space, charm, and convenience. Situated on a gorgeous 0.74-acre gently sloped corner lot, the property provides plenty of room for a garden or landscaping features, along with a workshop and additional outbuilding for storage. A wraparound covered porch with new wood invites you to relax and take in the scenic, peaceful surroundings--while still being just minutes from everything. Inside, you're welcomed by a huge foyer that sets the tone for the home's character. The main level features a primary bedroom on the mail level, a formal dining room with elegant French doors, and a kitchen complete with an island and ample storage. Hardwood and vinyl flooring run throughout, with new flooring in the main bathroom for a fresh, updated touch. Two heat pumps ensure year-round comfort, and recent upgrades like new guttering and a new concrete walkway and steps add to the home's appeal. The expansive outdoor space and inviting porch areas truly shine, offering the perfect place to unwind and relax, all while being conveniently close to everything Bristol has to offer. Don't miss out on this gem. Schedule your showing today!

Key facts

• Huge foyer
• Workshop
• 0.74 acre lot

Tags

• GORGEOUS 0.74-ACRE LOT
• WORKSHOP
• OUTBUILDING FOR STORAGE
• WRAPAROUND COVERED PORCH
• HUGE FOYER
• PRIMARY BEDROOM ON MAIN LEVEL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $45 ($545/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (20.0% below list).
• Recommended offer: $232k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.9% in Bristol — 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 74/100 on livability (#140 in VA, #4,544 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, commute F, employment F.
• Bristol City Public School District (urban): math 57% / reading 70% proficiency, ranked #53 of 131 in VA (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 156 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 15 units permitted in Bristol city in 2024 (5 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 $9k of value loss. Plan a longer hold.
• Bristol County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $112k; list at $290k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,902 (20.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 6.76%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (median comp): $282,249
• List price: $289,900
• Delta: 2.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2166 Veda Dr	0.28mi	3/1.5	1,910 (-5%)	9mo	$245,000	$128	69
7282 Southern View Rd	0.52mi	3/2.0	1,938 (-4%)	5mo	$315,000	$163	66
2700 Everett St	0.23mi	3/1.0	2,152 (+7%)	13mo	$170,000	$79	63
23276 Larwood Ln	0.42mi	3/2.0	2,156 (+7%)	12mo	$335,000	$155	58
2216 Westfield St	0.56mi	3/2.0	2,075 (+3%)	13mo	$282,500	$136	58
2127 Osborne Street St	0.63mi	3/2.0	2,034 (+1%)	16mo	$217,000	$107	55
23160 Hamlet Ln	0.62mi	4/2.5 (+1)	1,987 (-1%)	20mo	$335,000	$169	45
7324 White Pine Circle Cir	0.57mi	3/2.5	2,170 (+8%)	20mo	$235,000	$108	42
7357 White Pine Cir	0.60mi	3/3.0	2,267 (+13%)	7mo	$239,000	$105	41
7268 Southern View Rd	0.51mi	3/2.5	1,710 (-15%)	12mo	$329,000	$192	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-44,183
• Equity at exit: $43,225

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-35,151
• Equity at exit: $25,065

Cash invested: $81,172 (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 24201

• Active inventory: 156
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,319 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$79 /mo · $949/yr
• Insurance: −$121
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $45

Break-even live

Break-even rent $2,262

Max offer price $289,900

Occupancy floor 93%

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2510 Catherine St Bristol, VA	3.0	2.0	1418	$2,500	$1.76	13d	1	0.55mi
1718 Clifton Rd Bristol, TN	3.0	1.5	1672	$1,900	$1.14	43d	1	1.50mi

Listing history 19 events

1. 2026-06-19
   days on market $289,900 Active 92 DOM
2. 2026-06-18
   days on market $289,900 Active 91 DOM
3. 2026-06-17
   days on market $289,900 Active 90 DOM
4. 2026-06-16
   days on market $289,900 Active 89 DOM
5. 2026-06-15
   days on market $289,900 Active 88 DOM
6. 2026-06-14
   days on market $289,900 Active 86 DOM
7. 2026-06-13
   days on market $289,900 Active 85 DOM
8. 2026-06-10
   days on market $289,900 Active 83 DOM
9. 2026-06-09
   days on market $289,900 Active 82 DOM
10. 2026-06-08
    days on market $289,900 Active 81 DOM
11. 2026-06-07
    days on market $289,900 Active 80 DOM
12. 2026-06-03
    days on market $289,900 Active 76 DOM
13. 2026-06-02
    days on market $289,900 Active 75 DOM
14. 2026-06-01
    days on market $289,900 Active 74 DOM
15. 2026-05-31
    days on market $289,900 Active 73 DOM
16. 2026-05-30
    days on market $289,900 Active 72 DOM
17. 2026-04-15
    price $289,900 1306-char remark

    Show marketing remark (1306 chars)

    * OPEN HOUSE - SAT. MAY 16TH 2-4PM - WELCOME! * Less than 5 min. to Hardrock. .. This beautiful 4-bedroom, 2-bath two-story home in Bristol, VA, offers the perfect blend of space, charm, and convenience. Situated on a gorgeous 0.74-acre gently sloped corner lot, the property provides plenty of room for a garden or landscaping features, along with a workshop and additional outbuilding for storage. A wraparound covered porch with new wood invites you to relax and take in the scenic, peaceful surroundings--while still being just minutes from everything. Inside, you're welcomed by a huge foyer that sets the tone for the home's character. The main level features a primary bedroom on the mail level, a formal dining room with elegant French doors, and a kitchen complete with an island and ample storage. Hardwood and vinyl flooring run throughout, with new flooring in the main bathroom for a fresh, updated touch. Two heat pumps ensure year-round comfort, and recent upgrades like new guttering and a new concrete walkway and steps add to the home's appeal. The expansive outdoor space and inviting porch areas truly shine, offering the perfect place to unwind and relax, all while being conveniently close to everything Bristol has to offer. Don't miss out on this gem. Schedule your showing today!

18. 2026-03-19
    listed $299,900 Active 1306-char remark

    Show marketing remark (1306 chars)

    * OPEN HOUSE - SAT. MAY 16TH 2-4PM - WELCOME! * Less than 5 min. to Hardrock. .. This beautiful 4-bedroom, 2-bath two-story home in Bristol, VA, offers the perfect blend of space, charm, and convenience. Situated on a gorgeous 0.74-acre gently sloped corner lot, the property provides plenty of room for a garden or landscaping features, along with a workshop and additional outbuilding for storage. A wraparound covered porch with new wood invites you to relax and take in the scenic, peaceful surroundings--while still being just minutes from everything. Inside, you're welcomed by a huge foyer that sets the tone for the home's character. The main level features a primary bedroom on the mail level, a formal dining room with elegant French doors, and a kitchen complete with an island and ample storage. Hardwood and vinyl flooring run throughout, with new flooring in the main bathroom for a fresh, updated touch. Two heat pumps ensure year-round comfort, and recent upgrades like new guttering and a new concrete walkway and steps add to the home's appeal. The expansive outdoor space and inviting porch areas truly shine, offering the perfect place to unwind and relax, all while being conveniently close to everything Bristol has to offer. Don't miss out on this gem. Schedule your showing today!

19. 2005-05-19
    soldstatus $112,000

ⓘ 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: $949 · $79/mo
• Projected year-2 tax: $2,377 · $198/mo
• Expected delta: +$1,428/yr (+$119/mo · 150.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,828
• − Mortgage interest: −$16,239
• − Property taxes: −$949
• − Insurance: −$2,247
• − Repairs & maintenance: −$2,226
• − Management: −$2,226
• − Depreciation: −$8,433
• Taxable loss: −$4,493
• Est. tax savings @ 24.0%: +$1,078
• After-tax cash flow: $1,623/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: Bristol City Public School District
• NCES district ID: 5100450
• Math proficiency: 57% ▼ -24.00%
• Reading proficiency: 70% ▼ -6.00%
• Median HH income: $33,978
• Composite: 52.4/100
• National rank: #1579
• State rank: #53 of 131 in VA

Livability — Bristol

• Score: 74/100
• State rank: #140
• US rank: #4544

Category grades

Amenities C+ Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bristol, VA
• City population: 16,039
• Population (ZIP): 16,039

Population outlook (Bristol County) Hauer SSP2

• Today (2025): 16,113 people
• By 2030: 15,510 · -3.7%
• By 2040: 14,121 · -12.4%
• By 2050: 12,847 · -20.3%
• By 2075: 9,870 · -38.7%
• By 2100: 7,883 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Slovak 4% Serbian 1% Iranian 0%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Bristol

• 2024 margin: Solid R (+39.7) · D 29.8% · R 69.5%
• 2008→2024 swing: -13.6pp toward R · 2008: -26.0pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+38.9 2016: R+43.8 2012: R+31.1 2008: R+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -206.40%
• Current HPI: 196.2099
• Rent YoY: —
• Metro: —
• 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

+158.8% since first listed

3 events — show timeline

• 2026-04-15 Price Changed $289,900 TVRMLS
• 2026-03-19 Listed $299,900 TVRMLS
• 2005-05-19 Sold (Public Records) $112,000 Public Records