171 Reedy St · Bristol, VA 24201

$175,000

3 bd · 1.0 ba · 1,252 sqft · SingleFamily public records · 58 Days on market

Built 1961 $140/sqft · 20% below area Est $218k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.4/30.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 3 bedroom, 1 bathroom home with a den, tucked away on a quiet dead-end street. This home offers a functional layout with additional living space in the den and a nice level backyard--perfect for relaxing, entertaining, or everyday use. Conveniently located less than 10 minutes from King University with easy access to Interstate 81, making commuting simple while still enjoying a peaceful setting. This property is being sold as-is and offers great potential for investors, first-time buyers, or anyone looking to make it their own. All information is deemed reliable but not guaranteed. Buyer and buyer's agent to verify all information.

Key facts

• Level backyard
• Functional layout
• Conveniently located

Tags

• QUIET DEAD-END STREET
• FUNCTIONAL LAYOUT
• ADDITIONAL LIVING SPACE
• LEVEL BACKYARD
• CONVENIENTLY LOCATED
• EASY ACCESS TO INTERSTATE 81

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One level
• Construction: Brick construction; Shingle roof; Built as a house
• Exterior features: Covered front porch; Level and sloped topography

Interior

• Kitchen: Electric range; Refrigerator; Pantry
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Pantry
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-125 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (33.4% below list).
• Recommended offer: $117k (33.4% below list) — sets the bar for 1% rule.

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: Joseph Van Pelt Elementary (math 67% / reading 72%, grade A-, #313 of 1,108 statewide, top 32%, 417 students, 101% 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; 4 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 $1k of loan paydown is wiped out by about $5k 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 58 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $84k; list at $175k implies a 109% gain — meaningful room to come down on a strong offer.

Recommended offer $116,563 (33.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.06%
• DSCR: 0.86
• GRM: 12.5

CMA / ARV

• ARV (median comp): $217,977
• List price: $175,000
• Delta: -19.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
633 Old Airport Rd	0.29mi	3/1.0	1,253 (+0%)	1mo	$239,000	$191	86
288 Independence Dr	0.33mi	3/2.0	1,253 (+0%)	5mo	$240,000	$192	76
153 Brandon Ln	0.36mi	3/2.0	1,264 (+1%)	4mo	$265,000	$210	74
139 Brandon Ln	0.37mi	3/2.0	1,313 (+5%)	2mo	$265,000	$202	69
184 Center St	0.48mi	3/1.0	1,337 (+7%)	10mo	$175,000	$131	58
109 Canterbury Ln	0.46mi	3/2.0	1,382 (+10%)	3mo	$254,500	$184	55
1200 King Mill Pike	0.47mi	3/2.0	1,310 (+5%)	14mo	$288,000	$220	55
1549 Kings Mill Pike	0.40mi	3/1.0	1,092 (-13%)	9mo	$150,000	$137	52
140 Risto Rd	0.69mi	3/1.5	1,333 (+6%)	8mo	$229,900	$172	48
214 Roo Pl	0.66mi	2/2.0 (-1)	1,220 (-3%)	16mo	$212,000	$174	43
165 Lawson Rd	0.52mi	3/1.5	1,344 (+7%)	22mo	$197,500	$147	43
124 Oakcrest Cir	0.61mi	2/1.5 (-1)	1,074 (-14%)	1mo	$1,250	$1	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: -21.5%
• Equity multiple: 0.26×
• Total profit: $-36,398
• Equity at exit: $26,093

10-year hold

• IRR: -15.3%
• Equity multiple: 0.14×
• Total profit: $-42,278
• Equity at exit: $15,131

Cash invested: $49,000 (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: 12.5×

Monthly cashflow live

• Estimated rent: $1,166 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-125

Break-even live

Break-even rent $1,324

Max offer price $152,930

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-75	+0% $-125	+5% $-174	+10% $-224
Rent	-10% $-217	-5% $-171	+0% $-125	+5% $-79	+10% $-33
Rate	-1.0pp $-37	-0.5pp $-80	base $-125	+0.5pp $-170	+1.0pp $-216

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1740 Bonham Rd Unit 1716-5 Bristol, VA	2.0	1.5	1000	$1,100	$1.10	15d	1	0.66mi
1740 Bonham Rd Unit 1716-2 Bristol, VA	2.0	1.5	1100	$1,200	$1.09	45d	1	0.66mi
1225 Carriage Cir #203 Bristol, VA	2.0	2.0	968	$1,150	$1.19	15d	1	1.40mi
1733 Dunlap St Bristol, VA	3.0	1.0	900	$1,250	$1.39	15d	1	1.43mi

Listing history 20 events

1. 2026-06-22
   days on market $175,000 Active 58 DOM
2. 2026-06-19
   days on market $175,000 Active 56 DOM
3. 2026-06-18
   days on market $175,000 Active 55 DOM
4. 2026-06-17
   days on market $175,000 Active 54 DOM
5. 2026-06-17
   price $175,000 Active 53 DOM
6. 2026-06-16
   days on market $182,500 Active 53 DOM
7. 2026-06-15
   days on market $182,500 Active 52 DOM
8. 2026-06-14
   days on market $182,500 Active 50 DOM
9. 2026-06-13
   days on market $182,500 Active 49 DOM
10. 2026-06-10
    days on market $182,500 Active 47 DOM
11. 2026-06-09
    days on market $182,500 Active 46 DOM
12. 2026-06-08
    days on market $182,500 Active 45 DOM
13. 2026-06-07
    days on market $182,500 Active 44 DOM
14. 2026-06-03
    days on market $182,500 Active 40 DOM
15. 2026-06-02
    days on market $182,500 Active 39 DOM
16. 2026-06-01
    days on market $182,500 Active 38 DOM
17. 2026-05-31
    days on market $182,500 Active 37 DOM
18. 2026-05-30
    days on market $182,500 Active 36 DOM
19. 2026-04-24
    listed $189,900 Active 655-char remark
20. 2006-08-23
    soldstatus $83,900

ⓘ 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: $662 · $55/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$773/yr (+$64/mo · 116.8%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,988
• − Mortgage interest: −$9,803
• − Property taxes: −$662
• − Insurance: −$875
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$5,091
• Taxable loss: −$4,681
• Est. tax savings @ 24.0%: +$1,123
• After-tax cash flow: $-376/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

+108.6% since first listed

4 events — show timeline

• 2026-06-16 Price Changed $175,000 TVRMLS
• 2026-05-19 Price Changed $182,500 TVRMLS
• 2026-04-24 Listed $189,900 TVRMLS
• 2006-08-23 Sold (Public Records) $83,900 Public Records