500 Lindsey St · Bristol, VA 24201

$115,000

4 bd · 4.0 ba · 3,226 sqft · Other public records · 30 Days on market

Built 1926

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* Flip House * It needs A LOT of work but could be amazing! You can turn it into just a single family Home or make it into 2 townhouses! She huge and has a lot of potential!

Key facts

• Built 1926
• Listed 29 days

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.6% 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 $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago 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.
• Current owner paid $57k; list at $115k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.97% ✓
• Cap rate: 17.60%
• Cash-on-cash: 40.40%
• DSCR: 2.80
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 36.8%
• Equity multiple: 2.56×
• Total profit: $50,387
• Equity at exit: $17,147

10-year hold

• IRR: 43.4%
• Equity multiple: 5.12×
• Total profit: $132,701
• Equity at exit: $9,943

Cash invested: $32,200 (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: 4.2×

Monthly cashflow live

• Estimated rent: $2,268 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$57 /mo · $684/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $1,084

Break-even live

Break-even rent $896

Max offer price $115,000

Occupancy floor 47%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3189 Island Rd Bristol, VA	3.0	1.5	2492	$2,400	$0.96	13d	1	1.07mi
712 Haynes St Bristol, TN	3.0	2.0	2228	$2,100	$0.94	13d	1	1.22mi

Listing history 23 events

1. 2026-06-19
   days on market $115,000 Active 30 DOM
2. 2026-06-18
   days on market $115,000 Active 29 DOM
3. 2026-06-17
   days on market $115,000 Active 28 DOM
4. 2026-06-16
   days on market $115,000 Active 27 DOM
5. 2026-06-15
   days on market $115,000 Active 26 DOM
6. 2026-06-14
   days on market $115,000 Active 24 DOM
7. 2026-06-13
   days on market $115,000 Active 23 DOM
8. 2026-06-10
   days on market $115,000 Active 21 DOM
9. 2026-06-09
   days on market $115,000 Active 20 DOM
10. 2026-06-08
    days on market $115,000 Active 19 DOM
11. 2026-06-07
    days on market $115,000 Active 18 DOM
12. 2026-06-03
    days on market $115,000 Active 14 DOM
13. 2026-06-02
    days on market $115,000 Active 13 DOM
14. 2026-06-01
    days on market $115,000 Active 12 DOM
15. 2026-05-31
    days on market $115,000 Active 11 DOM
16. 2026-05-30
    days on market $115,000 Active 10 DOM
17. 2026-05-21
    listed $115,000 Active
18. 2025-08-28
    price $109,985
19. 2025-06-12
    price $129,985
20. 2025-04-17
    price $149,985
21. 2022-02-09
    soldstatus $57,000
22. 2017-04-28
    listed $69,900
23. 2004-07-20
    soldstatus $72,500

ⓘ 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: $684 · $57/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$259/yr (+$22/mo · 37.8%)

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

Taxation est. · year 1

• Rental income: $27,221
• − Mortgage interest: −$6,442
• − Property taxes: −$684
• − Insurance: −$575
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − Depreciation: −$3,345
• Taxable income: $11,819
• Est. tax owed @ 24.0%: −$2,837
• After-tax cash flow: $10,172/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

+58.6% since first listed

7 events — show timeline

• 2026-05-21 Listed $115,000 FSBO.com
• 2025-08-28 Price Changed $109,985 TVRMLS
• 2025-06-12 Price Changed $129,985 TVRMLS
• 2025-04-17 Price Changed $149,985 TVRMLS
• 2022-02-09 Sold (Public Records) $57,000 Public Records
• 2017-04-28 Listed $69,900 SWVAR
• 2004-07-20 Sold (Public Records) $72,500 Public Records