700 Park St · Bristol, VA 24201

$285,000

3 bd · 2.0 ba · 2,088 sqft · SingleFamily public records · 105 Days on market

Built 1954 9,583 sqft lot $136/sqft · 8% above area Est $264k · 8% over

---

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 +12.4/30.0
• Schools +5.2/10.0
• ARV discount +3.9/15.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* OPEN HOUSE THURSDAY APRIL 16, 5-7PM * Located in the heart of downtown Bristol in an established, walkable neighborhood with sidewalks, tree lined streets, and homes full of character. This one-level brick cottage features 4 beds / 2 baths, a primary suite, hardwood floors throughout, natural wood trim and doors, granite countertops in the kitchen and custom, knotty pine cabinets. Enjoy the oversized covered front porch, side deck, and covered back deck. There is a large unfinished basement for storage/workshop as well as great attic space. Schedule your private tour today!

Key facts

• Great attic space
• Side deck
• Covered back deck

Tags

• OVERSIZED COVERED FRONT PORCH
• SIDE DECK
• COVERED BACK DECK
• LARGE UNFINISHED BASEMENT
• GREAT ATTIC SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-48 ($-575/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (28.0% below list).
• Recommended offer: $205k (28.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.9% in Bristol — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $2k of loan paydown is wiped out by about $9k 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 105 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $168k; list at $285k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $205,123 (28.0% 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 105 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.72% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 11.6

CMA / ARV

• ARV (median comp): $264,000
• List price: $285,000
• Delta: 7.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 Lawrence Ave	0.08mi	4/2.0 (+1)	1,969 (-6%)	2mo	$245,000	$124	80
724 Park St	0.02mi	3/1.5	1,869 (-10%)	3mo	$187,000	$100	77
722 Lawrence Ave	0.12mi	3/1.5	2,270 (+9%)	2mo	$260,000	$115	76
1005 Euclid Ave	0.10mi	3/2.0	2,320 (+11%)	3mo	$268,000	$116	74
800 Pearl St	0.11mi	3/2.0	1,888 (-10%)	7mo	$185,000	$98	73
612 Euclid Ave	0.27mi	4/2.0 (+1)	1,933 (-7%)	0mo	$154,200	$80	70
180 Green Hill Rd	0.56mi	3/2.0	2,056 (-2%)	2mo	$410,000	$199	69
212 Magnolia Dr	0.59mi	3/2.0	2,009 (-4%)	3mo	$252,350	$126	64
431 Arlington Ave	0.49mi	3/2.0	1,951 (-7%)	4mo	$335,000	$172	64
290 Valley Drive Dr	0.54mi	3/2.0	2,245 (+8%)	3mo	$343,500	$153	60
600 Moore St	0.51mi	3/2.5	1,842 (-12%)	2mo	$197,000	$107	53
420 Terry Dr	0.74mi	3/2.5	1,868 (-10%)	4mo	$207,000	$111	43

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-49,388
• Equity at exit: $42,494

10-year hold

• IRR: -9.7%
• Equity multiple: 0.40×
• Total profit: $-47,561
• Equity at exit: $24,642

Cash invested: $79,800 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,051 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$55 /mo · $661/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-48

Break-even live

Break-even rent $2,112

Max offer price $276,537

Occupancy floor 97%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 Norway St Unit 101 Bristol, VA	4.0	2.0	1615	$2,100	$1.30	13d	1	0.77mi
3189 Island Rd Bristol, VA	3.0	1.5	2492	$2,400	$0.96	13d	1	0.86mi
970 Long Crescent Dr Bristol, VA	3.0	2.0	1886	$1,850	$0.98	13d	1	1.04mi
1718 Clifton Rd Bristol, TN	3.0	1.5	1672	$1,900	$1.14	43d	1	1.33mi
712 Haynes St Bristol, TN	3.0	2.0	2228	$2,100	$0.94	13d	1	1.36mi
314 Crossway Rd Bristol, VA	2.0	2.0	1909	$1,800	$0.94	13d	1	1.48mi

Listing history 29 events

1. 2026-06-19
   days on market $285,000 Active 105 DOM
2. 2026-06-18
   days on market $285,000 Active 104 DOM
3. 2026-06-17
   days on market $285,000 Active 103 DOM
4. 2026-06-16
   days on market $285,000 Active 102 DOM
5. 2026-06-15
   days on market $285,000 Active 101 DOM
6. 2026-06-14
   days on market $285,000 Active 99 DOM
7. 2026-06-13
   days on market $285,000 Active 98 DOM
8. 2026-06-10
   days on market $285,000 Active 96 DOM
9. 2026-06-09
   days on market $285,000 Active 95 DOM
10. 2026-06-08
    days on market $285,000 Active 94 DOM
11. 2026-06-07
    days on market $285,000 Active 93 DOM
12. 2026-06-03
    days on market $285,000 Active 89 DOM
13. 2026-06-02
    days on market $285,000 Active 88 DOM
14. 2026-06-01
    days on market $285,000 Active 87 DOM
15. 2026-05-31
    days on market $285,000 Active 86 DOM
16. 2026-05-30
    days on market $285,000 Active 85 DOM
17. 2026-05-16
    historical Active Under Contract 583-char remark

    Show marketing remark (583 chars)

    * OPEN HOUSE THURSDAY APRIL 16, 5-7PM * Located in the heart of downtown Bristol in an established, walkable neighborhood with sidewalks, tree lined streets, and homes full of character. This one-level brick cottage features 4 beds / 2 baths, a primary suite, hardwood floors throughout, natural wood trim and doors, granite countertops in the kitchen and custom, knotty pine cabinets. Enjoy the oversized covered front porch, side deck, and covered back deck. There is a large unfinished basement for storage/workshop as well as great attic space. Schedule your private tour today!

18. 2026-05-15
    price $285,000 583-char remark

    Show marketing remark (583 chars)

    * OPEN HOUSE THURSDAY APRIL 16, 5-7PM * Located in the heart of downtown Bristol in an established, walkable neighborhood with sidewalks, tree lined streets, and homes full of character. This one-level brick cottage features 4 beds / 2 baths, a primary suite, hardwood floors throughout, natural wood trim and doors, granite countertops in the kitchen and custom, knotty pine cabinets. Enjoy the oversized covered front porch, side deck, and covered back deck. There is a large unfinished basement for storage/workshop as well as great attic space. Schedule your private tour today!

19. 2026-04-15
    price $299,900 583-char remark

    Show marketing remark (583 chars)

    * OPEN HOUSE THURSDAY APRIL 16, 5-7PM * Located in the heart of downtown Bristol in an established, walkable neighborhood with sidewalks, tree lined streets, and homes full of character. This one-level brick cottage features 4 beds / 2 baths, a primary suite, hardwood floors throughout, natural wood trim and doors, granite countertops in the kitchen and custom, knotty pine cabinets. Enjoy the oversized covered front porch, side deck, and covered back deck. There is a large unfinished basement for storage/workshop as well as great attic space. Schedule your private tour today!

20. 2026-04-14
    price $309,000 583-char remark

    Show marketing remark (583 chars)

    * OPEN HOUSE THURSDAY APRIL 16, 5-7PM * Located in the heart of downtown Bristol in an established, walkable neighborhood with sidewalks, tree lined streets, and homes full of character. This one-level brick cottage features 4 beds / 2 baths, a primary suite, hardwood floors throughout, natural wood trim and doors, granite countertops in the kitchen and custom, knotty pine cabinets. Enjoy the oversized covered front porch, side deck, and covered back deck. There is a large unfinished basement for storage/workshop as well as great attic space. Schedule your private tour today!

21. 2026-03-06
    listed $314,900 Active 583-char remark

    Show marketing remark (583 chars)

    * OPEN HOUSE THURSDAY APRIL 16, 5-7PM * Located in the heart of downtown Bristol in an established, walkable neighborhood with sidewalks, tree lined streets, and homes full of character. This one-level brick cottage features 4 beds / 2 baths, a primary suite, hardwood floors throughout, natural wood trim and doors, granite countertops in the kitchen and custom, knotty pine cabinets. Enjoy the oversized covered front porch, side deck, and covered back deck. There is a large unfinished basement for storage/workshop as well as great attic space. Schedule your private tour today!

22. 2025-12-02
    price $314,900
23. 2025-11-16
    price $319,000
24. 2025-11-08
    price $329,000
25. 2025-10-22
    price $349,000
26. 2019-09-27
    soldstatus $168,000
27. 2019-09-26
    soldstatus $135,000
28. 2019-05-31
    listed $150,000
29. 2009-09-03
    soldstatus $39,000

ⓘ 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: $661 · $55/mo
• Projected year-2 tax: $2,337 · $195/mo
• Expected delta: +$1,676/yr (+$140/mo · 253.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 23 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: $24,615
• − Mortgage interest: −$15,964
• − Property taxes: −$661
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − Depreciation: −$8,291
• Taxable loss: −$5,665
• Est. tax savings @ 24.0%: +$1,360
• After-tax cash flow: $785/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

+630.8% since first listed

13 events — show timeline

• 2026-05-16 Contingent — TVRMLS
• 2026-05-15 Price Changed $285,000 TVRMLS
• 2026-04-15 Price Changed $299,900 TVRMLS
• 2026-04-14 Price Changed $309,000 TVRMLS
• 2026-03-06 Listed $314,900 TVRMLS
• 2025-12-02 Price Changed $314,900 TVRMLS
• 2025-11-16 Price Changed $319,000 TVRMLS
• 2025-11-08 Price Changed $329,000 TVRMLS
• 2025-10-22 Price Changed $349,000 TVRMLS
• 2019-09-27 Sold (Public Records) $168,000 Public Records
• 2019-09-26 Sold (MLS) $135,000 TVRMLS
• 2019-05-31 Listed $150,000 TVRMLS
• 2009-09-03 Sold (Public Records) $39,000 Public Records