169 Denton Ln · Bristol, VA 24201

$219,000

3 bd · 2.0 ba · 1,516 sqft · SingleFamily public records · 41 Days on market

Built 1966 9,148 sqft lot $144/sqft · 61% above area Est $220k · at est. ↓ 7% since listing

---

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 +15.1/30.0
• ARV discount +7.6/15.0
• Schools +5.2/10.0
• DSCR +4.6/10.0
• 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

Welcome to 169 Denton Lane in beautiful Bristol! This inviting 4 bedroom, 2 full bath home offers approximately 2,086 total square feet of comfortable living space, perfectly designed for everyday living and entertaining. Step inside to find a spacious layout filled with natural light, creating a warm and welcoming atmosphere throughout. With multiple living areas, there's plenty of room to relax, host guests, or create the perfect work-from-home setup. Enjoy the best of indoor and outdoor living with both open and enclosed porch spaces - ideal for morning coffee, evening relaxation, or year round enjoyment . The attached carport adds convenience and protection, while the property provides

Key facts

• Attached carport
• Minutes from dining
• 9,148 sq ft lot

Tags

• MULTIPLE LIVING AREAS
• OPEN AND ENCLOSED PORCH SPACES
• ATTACHED CARPORT
• SPACE TO ENJOY THE OUTDOORS
• MINUTES FROM SHOPPING
• MINUTES FROM DINING

Property features AI

Exterior

• Parking: Attached garage (1 car); Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Brick and vinyl siding exterior; Shingle roof; Finished below-grade area
• Exterior features: Cul-de-sac lot; Wooded lot

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Attic fan; Ceiling fan(s); Wall/window unit(s)
• Interior features: Fireplace (3 total); Basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $72 ($867/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 $175k (20.3% below list).
• Recommended offer: $175k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• Zoned schools: Stonewall Jackson Elementary (math 47% / reading 67%, grade C+, #597 of 1,108 statewide, top 57%, 254 students, 102% FRL); Virginia Middle (math 56% / reading 71%, grade B+, #128 of 342 statewide, top 39%, 487 students, 101% FRL); Virginia High (math 62% / reading 77%, grade B, #159 of 319 statewide, top 53%, 637 students, 100% FRL) — zoned schools average 101% FRL vs 58% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 157 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $7k 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 41 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Recommended offer $174,580 (20.3% below list)

Questions for the listing agent

1. It's been on market 41 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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.80% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (median comp): $219,654
• List price: $219,000
• Delta: -2.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
543 Ventura Cir	0.12mi	3/1.0	1,462 (-4%)	16mo	$216,000	$148	72
664 Page St	0.57mi	3/1.0	1,446 (-5%)	0mo	$168,500	$117	61
1225 Bristol View Dr	0.51mi	4/2.0 (+1)	1,501 (-1%)	11mo	$280,000	$187	60
332 Randolph St	0.45mi	3/2.0	1,342 (-12%)	1mo	$215,000	$160	59
160 Gouge St St	0.43mi	3/1.5	1,725 (+14%)	6mo	$207,000	$120	50
351 Hill Park Dr	0.38mi	3/1.0	1,316 (-13%)	21mo	$145,000	$110	39

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-30,986
• Equity at exit: $32,654

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-21,464
• Equity at exit: $18,935

Cash invested: $61,320 (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: 157
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$67 /mo · $807/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $72

Break-even live

Break-even rent $1,654

Max offer price $219,000

Occupancy floor 91%

Sensitivity live

Price	-10% $196	-5% $134	+0% $72	+5% $10	+10% $-52
Rent	-10% $-66	-5% $3	+0% $72	+5% $141	+10% $210
Rate	-1.0pp $183	-0.5pp $128	base $72	+0.5pp $16	+1.0pp $-42

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Opal Ln Unit 4 Bristol, VA	2.0	1.5	1200	$1,500	$1.25	22d	1	0.25mi
1156 Bristol View Dr Bristol, VA	2.0	2.5	1152	$1,650	$1.43	15d	2	0.38mi
2510 Catherine St Bristol, VA	3.0	2.0	1418	$2,500	$1.76	15d	1	0.91mi
1405 Newton St Bristol, VA	3.0	1.0	1200	$1,600	$1.33	15d	1	0.97mi
1216 Norway St Unit 102 Bristol, VA	2.0	1.0	1215	$1,600	$1.32	15d	1	1.00mi
1216 Norway St Unit 101 Bristol, VA	4.0	2.0	1615	$2,100	$1.30	15d	1	1.00mi
145 Midway St Unit 1397968P Bristol, VA	3.0	2.0	1388	$5,335	$3.84	22d	1	1.08mi
1718 Clifton Rd Bristol, TN	3.0	1.5	1672	$1,900	$1.14	45d	1	1.39mi

Listing history 22 events

1. 2026-06-22
   days on market $219,000 Active 41 DOM
2. 2026-06-19
   days on market $219,000 Active 39 DOM
3. 2026-06-18
   days on market $219,000 Active 38 DOM
4. 2026-06-17
   days on market $219,000 Active 37 DOM
5. 2026-06-16
   days on market $219,000 Active 36 DOM
6. 2026-06-15
   pricedays on marketlisting id $219,000 Active 35 DOM
7. 2026-06-14
   days on market $214,995 Active 74 DOM
8. 2026-06-13
   days on market $214,995 Active 73 DOM
9. 2026-06-10
   days on market $214,995 Active 71 DOM
10. 2026-06-09
    days on market $214,995 Active 70 DOM
11. 2026-06-08
    days on market $214,995 Active 69 DOM
12. 2026-06-07
    days on market $214,995 Active 68 DOM
13. 2026-06-03
    days on market $214,995 Active 64 DOM
14. 2026-06-02
    days on market $214,995 Active 63 DOM
15. 2026-06-01
    days on market $214,995 Active 62 DOM
16. 2026-05-31
    days on market $214,995 Active 61 DOM
17. 2026-05-30
    days on market $214,995 Active 60 DOM
18. 2026-05-15
    price $214,995 1493-char remark
19. 2026-05-11
    price $219,000 1301-char remark
20. 2026-04-19
    price $219,000 1493-char remark
21. 2026-03-31
    listed $229,995 Active 1493-char remark
22. 2026-03-31
    listed $229,995 Active 1301-char remark

ⓘ 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: $807 · $67/mo
• Projected year-2 tax: $1,796 · $150/mo
• Expected delta: +$989/yr (+$82/mo · 122.7%)

ⓘ 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 ≥97°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: $20,950
• − Mortgage interest: −$12,267
• − Property taxes: −$807
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$6,371
• Taxable loss: −$2,942
• Est. tax savings @ 24.0%: +$706
• After-tax cash flow: $1,573/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

-6.5% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $214,995 TVRMLS
• 2026-05-11 Price Changed $219,000 SWVAR
• 2026-04-19 Price Changed $219,000 TVRMLS
• 2026-03-31 Listed $229,995 SWVAR