306 Hale St · Bristol, TN 37620

$214,900

3 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 2 Days on market

Built 1946 10,018 sqft lot Est $210k · 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 +14.2/30.0
• ARV discount +6.6/15.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming 3 bedroom, 1 bath cottage is full of character and thoughtful updates. The inviting living room features a ventless fireplace, while the separate dining room provides the perfect space for family meals and entertaining. You'll love the well-designed kitchen with rich golden pecan cabinetry, offering both beauty and functionality. A convenient mudroom with outside entry, laundry closet, and doggy door adds everyday practicality. Additional features include hardwood and ceramic flooring, replacement windows, and plenty of natural light throughout. Step outside to enjoy the new wrap-around deck with fenced backyard providing privacy and space for pets or play. The 2-level storage

Key facts

• Separate dining room
• Doggy door
• Replacement windows

Tags

• SEPARATE DINING ROOM
• WELL-DESIGNED KITCHEN
• MUDROOM WITH OUTSIDE ENTRY
• DOGGY DOOR
• HARDWOOD AND CERAMIC FLOORING
• REPLACEMENT WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $34 ($409/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 $170k (20.9% below list).
• Recommended offer: $170k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.8% 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 73/100 on livability (#24 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D+, commute F.
• Bristol (urban): math 37% / reading 35% proficiency, ranked #29 of 139 in TN (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 253 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).
• This rent runs 36% of the median local income ($56k/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 $6k of value loss. Plan a longer hold.
• Sullivan County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $88k; list at $215k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,946 (20.9% below list)

Questions for the listing agent

1. Built in 1946 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $210,496
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Johnston Ave	0.18mi	3/1.0	1,116 (-7%)	7mo	$199,000	$178	75
206 Lynfield Rd	0.23mi	3/1.0	1,306 (+9%)	6mo	$237,000	$181	69
101 Tween Hills Rd	0.32mi	3/1.0	1,297 (+8%)	5mo	$199,900	$154	67
311 Oak Rd	0.09mi	3/1.0	1,092 (-9%)	19mo	$179,900	$165	66
306 Tween Hills Rd	0.27mi	2/1.0 (-1)	1,161 (-3%)	16mo	$199,000	$171	65
112 Lynfield Rd	0.18mi	3/2.0	1,344 (+12%)	4mo	$275,000	$205	63
6 Lynn St	0.47mi	3/1.0	1,200 (+0%)	21mo	$199,900	$167	60
405 Shelby Ln	0.44mi	4/1.0 (+1)	1,116 (-7%)	22mo	$235,000	$211	45
300 Redwood Rd	0.65mi	3/2.0	1,250 (+4%)	18mo	$220,500	$176	43
113 Hemlock Rd	0.53mi	2/2.0 (-1)	1,040 (-13%)	7mo	$223,000	$214	39
113 Walnut Rd	0.63mi	3/1.0	1,311 (+10%)	22mo	$195,900	$149	36

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: $-32,736
• Equity at exit: $32,042

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-26,048
• Equity at exit: $18,581

Cash invested: $60,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Tennessee: 87 Strongly Landlord-Friendly · R+13
• County: — inherits STATE
• City: — inherits STATE

14-day notice (URLTA); generally landlord-favorable; Nashville court paced moderate.

Methodology + full state rankings →

ZIP-level market 37620

• Active inventory: 253
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,699 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$92 /mo · $1,104/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $34

Break-even live

Break-even rent $1,656

Max offer price $214,900

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1270 Volunteer Pkwy Bristol, TN	2.0–3.0	1.0–2.0	1151	$1,550	$1.35	13d	1	0.63mi
60 Maple Tree Dr Bristol, TN	2.0	1.0	944	$1,350	$1.43	20d	1	1.16mi

Listing history 12 events

1. 2026-06-19
   days on market $214,900 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   pricedays on marketlisting id $214,900 Active 1 DOM
4. 2026-06-17
   days on market $215,000 Active 5 DOM
5. 2026-06-16
   days on market $215,000 Active 4 DOM
6. 2026-06-15
   days on market $215,000 Active 3 DOM
7. 2026-06-13
   days on marketlisting id $215,000 Active 1 DOM
8. 2026-06-10
   days on market $215,000 Active 5 DOM
9. 2026-06-09
   days on market $215,000 Active 4 DOM
10. 2026-06-08
    days on market $215,000 Active 3 DOM
11. 2026-06-07
    remarks 421-char remark
12. 2026-06-07
    listed $215,000 Active 2 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 TN · Resets to sale price

• Current annual tax: $1,104 · $92/mo
• Projected year-2 tax: $1,526 · $127/mo
• Expected delta: +$422/yr (+$35/mo · 38.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 20 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: $20,394
• − Mortgage interest: −$12,038
• − Property taxes: −$1,104
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$6,252
• Taxable loss: −$3,337
• Est. tax savings @ 24.0%: +$801
• After-tax cash flow: $1,210/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
• NCES district ID: 4700360
• Math proficiency: 37% ▼ -7.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $37,018
• Composite: 29.95/100
• National rank: #6376
• State rank: #29 of 139 in TN

Livability — Bristol

• Score: 73/100
• State rank: #24
• US rank: #5413

Category grades

Amenities C+ Commute F Cost of living A+ Crime D+ 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, TN
• County: Sullivan County · 121,987 people
• City population: 38,494
• Metro: Kingsport-Bristol, TN-VA
• Population (ZIP): 38,494
• Household income: $56,128
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 724.0

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 157,030 people
• By 2030: 156,415 · -0.4%
• By 2040: 153,778 · -2.1%
• By 2050: 149,018 · -5.1%
• By 2075: 138,068 · -12.1%
• By 2100: 119,927 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Serbian 3% Slovak 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Sullivan

• 2024 margin: Solid R (+55.0) · D 22.0% · R 77.0% · Other 1.0%
• 2008→2024 swing: -13.6pp toward R · 2008: -41.3pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+51.9 2016: R+56.2 2012: R+47.2 2008: R+41.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -294.12%
• Current HPI: 263.38
• Rent YoY: —
• Metro: Kingsport-Bristol, TN-VA
• State GDP YoY: ▲ 2.78%
• F500 in state: 22

Industry mix (Fortune 500 HQ in TN)

Industry	F500 HQs	Revenue
▸Healthcare	3	$91B
▸Retail	3	$72B
▸Transportation / Logistics	1	$88B
▸Paper / Packaging	1	$19B
▸Insurance	1	$13B
▸Energy	1	$12B

Price history

+571.9% since first listed

5 events — show timeline

• 2026-06-06 Listed $215,000 FSBO.com
• 2012-10-30 Sold (Public Records) $87,500 Public Records
• 2008-07-28 Sold (Public Records) $100,000 Public Records
• 1995-08-18 Sold (Public Records) $40,000 Public Records
• 1992-08-07 Sold (Public Records) $32,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,104 · +25.6% YoY. Source: county tax records.