455 Westin Dr · Bristol, VA 24201

$129,900

4 bd · 1.0 ba · 1,241 sqft · SingleFamily public records · 90 Days on market

Built 1946 3,484 sqft lot $105/sqft · 19% below area Est $160k · 19% under

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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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• 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 MLS

- 3/2 PRICED TO SELL! - UPDATED and MOVE IN READY - PRIME DOWNTOWN HISTORIC DISTRICT LOCATION Location, Location, Location. Updated 3/2 cottage just steps away to downtown Bristol and view of Michael Waltrip Brewery and Bristol Sign. Located in the Solar Hill Historic District. Minutes away from Bristol Regional Hospital, Pinnacle Shopping Center, I-81, Hard Rock Casino, and Downtown Bristol with features and amenities included but not limited to: MAIN LEVEL: - Eat in kitchen w/ brand new appliances - Spacious Primary bedroom w/ large walk-in closet - Large Full Bathroom - Laundry room - Hardwood flooring TOP LEVEL: - 2 bedrooms w/ new carpets - Half bath Other features and amenities included but not limited to: - Approx +/- 1241 Total Sq Foot - Metal roof - HVAC - 200-amp electrical service - Updated windows - Plenty of street parking Call your Realtor TODAY! Aerial photo boundary lines are approximates only. Sq footage and other listing details pulled from 3rd party All information herein deemed reliable but not guaranteed. Buyer/ Buyers agent to verify all information and schedule showings thru Showing Time or call listing agent. Agents must ensure all buyers are pre-approved prior to scheduling showing. Supra box located on front porch

Key facts

• New metal roof
• New hvac
• Eat in kitchen

Tags

• NEWLY RENOVATED
• CONVENIENT LOCATION
• EAT IN KITCHEN
• NEW METAL ROOF
• NEW HVAC
• NEW 200-AMP ELECTRICAL SERVICE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $36k; list at $130k implies a 261% 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 $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.18% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.76%
• DSCR: 1.66
• GRM: 7.1

CMA / ARV

• ARV (median comp): $159,634
• List price: $129,900
• Delta: -18.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
726 Lawrence Ave	0.46mi	3/1.0 (-1)	1,205 (-3%)	3mo	$194,000	$161	66
617 Prince St	0.47mi	3/1.0 (-1)	1,228 (-1%)	8mo	$232,000	$189	65
943 Shelby St	0.54mi	3/1.0 (-1)	1,201 (-3%)	5mo	$115,000	$96	60
403 Washington St	0.41mi	4/3.0	1,286 (+4%)	8mo	$162,000	$126	60
160 Jupiter Dr	0.55mi	3/2.0 (-1)	1,247 (+0%)	16mo	$118,000	$95	51
1010 Maple St	0.65mi	3/1.0 (-1)	1,354 (+9%)	0mo	$25,000	$18	49
1205 Euclid Ave	0.49mi	3/2.0 (-1)	1,207 (-3%)	17mo	$165,000	$137	49
1125 Shelby St	0.71mi	3/1.0 (-1)	1,176 (-5%)	15mo	$130,000	$111	41
1117 Broad St	0.73mi	3/1.0 (-1)	1,204 (-3%)	18mo	$170,000	$141	41
244 Mcdowell St	0.66mi	3/2.0 (-1)	1,419 (+14%)	15mo	$215,000	$152	24

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: 5.2%
• Equity multiple: 1.20×
• Total profit: $7,392
• Equity at exit: $19,369

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $42,891
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,529 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$25 /mo · $302/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $448

Break-even live

Break-even rent $963

Max offer price $129,900

Occupancy floor 66%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 Newton St Bristol, VA	3.0	1.0	1200	$1,600	$1.33	13d	1	0.83mi
279 Reservoir St Bristol, VA	3.0	1.5	1300	$1,600	$1.23	13d	1	1.07mi
1733 Dunlap St Bristol, VA	3.0	1.0	900	$1,250	$1.39	13d	1	1.39mi

Listing history 19 events

1. 2026-06-19
   days on market $129,900 Active 90 DOM
2. 2026-06-18
   days on market $129,900 Active 89 DOM
3. 2026-06-17
   days on market $129,900 Active 88 DOM
4. 2026-06-16
   days on market $129,900 Active 87 DOM
5. 2026-06-15
   days on market $129,900 Active 86 DOM
6. 2026-06-14
   days on market $129,900 Active 84 DOM
7. 2026-06-13
   days on market $129,900 Active 83 DOM
8. 2026-06-10
   days on market $129,900 Active 81 DOM
9. 2026-06-09
   days on market $129,900 Active 80 DOM
10. 2026-06-08
    days on market $129,900 Active 79 DOM
11. 2026-06-07
    pricestatusdays on market $129,900 Active 78 DOM
12. 2026-05-20
    status Pending 1296-char remark

    Show marketing remark (1296 chars)

    - 3/2 PRICED TO SELL! - UPDATED and MOVE IN READY - PRIME DOWNTOWN HISTORIC DISTRICT LOCATION Location, Location, Location. Updated 3/2 cottage just steps away to downtown Bristol and view of Michael Waltrip Brewery and Bristol Sign. Located in the Solar Hill Historic District. Minutes away from Bristol Regional Hospital, Pinnacle Shopping Center, I-81, Hard Rock Casino, and Downtown Bristol with features and amenities included but not limited to: MAIN LEVEL: - Eat in kitchen w/ brand new appliances - Spacious Primary bedroom w/ large walk-in closet - Large Full Bathroom - Laundry room - Hardwood flooring TOP LEVEL: - 2 bedrooms w/ new carpets - Half bath Other features and amenities included but not limited to: - Approx +/- 1241 Total Sq Foot - Metal roof - HVAC - 200-amp electrical service - Updated windows - Plenty of street parking Call your Realtor TODAY! Aerial photo boundary lines are approximates only. Sq footage and other listing details pulled from 3rd party All information herein deemed reliable but not guaranteed. Buyer/ Buyers agent to verify all information and schedule showings thru Showing Time or call listing agent. Agents must ensure all buyers are pre-approved prior to scheduling showing. Supra box located on front porch

13. 2026-03-06
    listed $134,900 Active 1296-char remark

    Show marketing remark (1296 chars)

    - 3/2 PRICED TO SELL! - UPDATED and MOVE IN READY - PRIME DOWNTOWN HISTORIC DISTRICT LOCATION Location, Location, Location. Updated 3/2 cottage just steps away to downtown Bristol and view of Michael Waltrip Brewery and Bristol Sign. Located in the Solar Hill Historic District. Minutes away from Bristol Regional Hospital, Pinnacle Shopping Center, I-81, Hard Rock Casino, and Downtown Bristol with features and amenities included but not limited to: MAIN LEVEL: - Eat in kitchen w/ brand new appliances - Spacious Primary bedroom w/ large walk-in closet - Large Full Bathroom - Laundry room - Hardwood flooring TOP LEVEL: - 2 bedrooms w/ new carpets - Half bath Other features and amenities included but not limited to: - Approx +/- 1241 Total Sq Foot - Metal roof - HVAC - 200-amp electrical service - Updated windows - Plenty of street parking Call your Realtor TODAY! Aerial photo boundary lines are approximates only. Sq footage and other listing details pulled from 3rd party All information herein deemed reliable but not guaranteed. Buyer/ Buyers agent to verify all information and schedule showings thru Showing Time or call listing agent. Agents must ensure all buyers are pre-approved prior to scheduling showing. Supra box located on front porch

14. 2023-06-15
    soldstatus $36,000 Closed 600-char remark

    Show marketing remark (600 chars)

    Located in downtown Bristol in the Solar St Historic District, easily walk to State St and all that downtown has to offer. The Bristol sign and Michael Waltrip Brewery can be seen from the property. The home has been demo'd and is ready to be restored. There is an upstairs, but no steps currently in place. There is a heat pump, metal roof, 200 amp service, and replacement windows. Square footage, bedrooms, and other info taken from CRS. Cash offers only. Home is sold as-is. Seller makes no representations or warranties regarding condition of property. Buyer and buyers agent to verify all info.

15. 2023-05-26
    historical Active Under Contract 600-char remark

    Show marketing remark (600 chars)

    Located in downtown Bristol in the Solar St Historic District, easily walk to State St and all that downtown has to offer. The Bristol sign and Michael Waltrip Brewery can be seen from the property. The home has been demo'd and is ready to be restored. There is an upstairs, but no steps currently in place. There is a heat pump, metal roof, 200 amp service, and replacement windows. Square footage, bedrooms, and other info taken from CRS. Cash offers only. Home is sold as-is. Seller makes no representations or warranties regarding condition of property. Buyer and buyers agent to verify all info.

16. 2023-05-17
    price $39,900 600-char remark

    Show marketing remark (600 chars)

    Located in downtown Bristol in the Solar St Historic District, easily walk to State St and all that downtown has to offer. The Bristol sign and Michael Waltrip Brewery can be seen from the property. The home has been demo'd and is ready to be restored. There is an upstairs, but no steps currently in place. There is a heat pump, metal roof, 200 amp service, and replacement windows. Square footage, bedrooms, and other info taken from CRS. Cash offers only. Home is sold as-is. Seller makes no representations or warranties regarding condition of property. Buyer and buyers agent to verify all info.

17. 2023-03-20
    listed $44,900 Active 600-char remark

    Show marketing remark (600 chars)

    Located in downtown Bristol in the Solar St Historic District, easily walk to State St and all that downtown has to offer. The Bristol sign and Michael Waltrip Brewery can be seen from the property. The home has been demo'd and is ready to be restored. There is an upstairs, but no steps currently in place. There is a heat pump, metal roof, 200 amp service, and replacement windows. Square footage, bedrooms, and other info taken from CRS. Cash offers only. Home is sold as-is. Seller makes no representations or warranties regarding condition of property. Buyer and buyers agent to verify all info.

18. 2020-12-03
    soldstatus $26,000
19. 2007-05-10
    soldstatus $20,000

ⓘ 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: $302 · $25/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: +$763/yr (+$64/mo · 253.0%)

ⓘ 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 8 d/yr ≥98°F today · 22 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: $18,349
• − Mortgage interest: −$7,276
• − Property taxes: −$302
• − Insurance: −$650
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$3,779
• Taxable income: $3,407
• Est. tax owed @ 24.0%: −$818
• After-tax cash flow: $4,553/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

+574.5% since first listed

8 events — show timeline

• 2026-05-20 Pending — TVRMLS
• 2026-03-06 Listed $134,900 TVRMLS
• 2023-06-15 Sold (MLS) $36,000 TVRMLS
• 2023-05-26 Contingent — TVRMLS
• 2023-05-17 Price Changed $39,900 TVRMLS
• 2023-03-20 Listed $44,900 TVRMLS
• 2020-12-03 Sold (Public Records) $26,000 Public Records
• 2007-05-10 Sold (Public Records) $20,000 Public Records