2815 Broad St · Bristol, TN 37620

$48,875

2 bd · 2.0 ba · 980 sqft · Other · 34 Days on market

Built 1996 Excellent condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beauty on Broad St! 2815 Broad St, Lot 19, Bristol, TN 37602 Step inside this breathtaking, move-in ready home, complete with everything you need for comfort and style. Situated in a peaceful, quaint community, this home offers the perfect blend of convenience and serenity. Featuring a spacious 2-bedroom, 2-bathroom layout, this home is designed for both functionality and elegance. The open floor plan seamlessly connects the living area to the kitchen—ideal for entertaining. A large island faces the living room, while gorgeous cabinetry and countertops, a decorative stainless steel exhaust hood, and top-of-the-line Samsung appliances elevate the kitchen's beauty and functionality. An extra pantry provides additional storage space, making this kitchen as practical as it is stunning. The master suite offers plenty of room for a king-size bed, plus space to spare. The adjoining master bath is equally impressive, featuring a walk-in shower for easy access and convenience. On the opposite side of the home, the generously sized second bedroom awaits, offering a comfortable retreat for family or guests. The guest bath includes a tub/shower combo, perfect for those who enjoy a relaxing soak. Beyond the home’s gorgeous interior, enjoy the benefits of smart, practical upgrades including heavy-duty skirting, Smart Comfort HVAC, and a complete guttering system. Located just one mile from Steele Creek Park in Bristol, TN, you’ll have endless recreational opportunities right at your doorstep. Whether you’re looking for outdoor adventures or a peaceful retreat in a close-knit community, this home offers it all.

Key facts

• Spacious great room
• New flooring
• Plush carpeting

Tags

• SPACIOUS GREAT ROOM
• CORNER FIREPLACE
• BRAND-NEW COUNTERTOPS
• NEW FLOORING
• PLUSH CARPETING
• NEWLY BUILT EN-SUITE BATH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $49k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $47k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.2% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $338 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $31k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,408 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.76% ✓
• Cap rate: 24.20%
• Cash-on-cash: 63.95%
• DSCR: 3.85
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.7%
• Equity multiple: 3.51×
• Total profit: $34,357
• Equity at exit: $7,287

10-year hold

• IRR: 61.7%
• Equity multiple: 7.18×
• Total profit: $84,526
• Equity at exit: $4,226

Cash invested: $13,685 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$256
• Tax est. 1.5%: −$61 /mo · $733/yr
• Insurance: −$20
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $663

Break-even live

Break-even rent $512

Max offer price $48,875

Occupancy floor 46%

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: $12,219
• Closing costs: $1,466
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 Carson Ct Bristol, TN	1.0	1.0	800	$850	$1.06	44d	1	0.62mi
2114 Broad St Bristol, TN	2.0	1.0	1000	$1,600	$1.60	13d	1	0.85mi
2505 Catherine St Bristol, VA	2.0	1.0	849	$1,600	$1.88	13d	1	1.09mi
1136 Moorland Ave Bristol, VA	2.0	1.0	936	$1,250	$1.34	43d	1	1.27mi

Listing history 18 events

1. 2026-06-19
   days on market $48,875 Active 34 DOM
2. 2026-06-18
   days on market $48,875 Active 33 DOM
3. 2026-06-17
   days on market $48,875 Active 32 DOM
4. 2026-06-16
   days on market $48,875 Active 31 DOM
5. 2026-06-15
   pricedays on marketlisting id $48,875 Active 30 DOM
6. 2026-06-14
   pricedays on marketlisting id $79,875 Active 28 DOM
7. 2026-06-13
   days on market $48,875 Active 27 DOM
8. 2026-06-10
   days on market $48,875 Active 25 DOM
9. 2026-06-09
   days on market $48,875 Active 24 DOM
10. 2026-06-08
    days on market $48,875 Active 23 DOM
11. 2026-06-07
    days on market $48,875 Active 22 DOM
12. 2026-06-03
    days on market $48,875 Active 18 DOM
13. 2026-06-02
    days on market $48,875 Active 17 DOM
14. 2026-06-01
    days on market $48,875 Active 16 DOM
15. 2026-05-31
    days on market $48,875 Active 15 DOM
16. 2026-05-30
    days on market $48,875 Active 14 DOM
17. 2026-05-17
    listed $48,875 Active

    Show marketing remark (1702 chars)

    Beauty on Broad St! 2815 Broad St, Lot 19, Bristol, TN 37602 Step inside this breathtaking, move-in ready home, complete with everything you need for comfort and style. Situated in a peaceful, quaint community, this home offers the perfect blend of convenience and serenity. Featuring a spacious 2-bedroom, 2-bathroom layout, this home is designed for both functionality and elegance. The open floor plan seamlessly connects the living area to the kitchen—ideal for entertaining. A large island faces the living room, while gorgeous cabinetry and countertops, a decorative stainless steel exhaust hood, and top-of-the-line Samsung appliances elevate the kitchen's beauty and functionality. An extra pantry provides additional storage space, making this kitchen as practical as it is stunning. The master suite offers plenty of room for a king-size bed, plus space to spare. The adjoining master bath is equally impressive, featuring a walk-in shower for easy access and convenience. On the opposite side of the home, the generously sized second bedroom awaits, offering a comfortable retreat for family or guests. The guest bath includes a tub/shower combo, perfect for those who enjoy a relaxing soak. Beyond the home’s gorgeous interior, enjoy the benefits of smart, practical upgrades including heavy-duty skirting, Smart Comfort HVAC, and a complete guttering system. Located just one mile from Steele Creek Park in Bristol, TN, you’ll have endless recreational opportunities right at your doorstep. Whether you’re looking for outdoor adventures or a peaceful retreat in a close-knit community, this home offers it all.

18. 2026-05-17
    listed $79,875 Active 1702-char remark

    Show marketing remark (1702 chars)

    Beauty on Broad St! 2815 Broad St, Lot 19, Bristol, TN 37602 Step inside this breathtaking, move-in ready home, complete with everything you need for comfort and style. Situated in a peaceful, quaint community, this home offers the perfect blend of convenience and serenity. Featuring a spacious 2-bedroom, 2-bathroom layout, this home is designed for both functionality and elegance. The open floor plan seamlessly connects the living area to the kitchen—ideal for entertaining. A large island faces the living room, while gorgeous cabinetry and countertops, a decorative stainless steel exhaust hood, and top-of-the-line Samsung appliances elevate the kitchen's beauty and functionality. An extra pantry provides additional storage space, making this kitchen as practical as it is stunning. The master suite offers plenty of room for a king-size bed, plus space to spare. The adjoining master bath is equally impressive, featuring a walk-in shower for easy access and convenience. On the opposite side of the home, the generously sized second bedroom awaits, offering a comfortable retreat for family or guests. The guest bath includes a tub/shower combo, perfect for those who enjoy a relaxing soak. Beyond the home’s gorgeous interior, enjoy the benefits of smart, practical upgrades including heavy-duty skirting, Smart Comfort HVAC, and a complete guttering system. Located just one mile from Steele Creek Park in Bristol, TN, you’ll have endless recreational opportunities right at your doorstep. Whether you’re looking for outdoor adventures or a peaceful retreat in a close-knit community, this home offers it all.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 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: $16,208
• − Mortgage interest: −$2,738
• − Property taxes: −$733
• − Insurance: −$1,042
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$1,422
• Taxable income: $7,680
• Est. tax owed @ 24.0%: −$1,843
• After-tax cash flow: $6,111/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.

Condition & rehab AI · 1 photo

Excellent 95/100 None rehab

This beautifully updated pre-owned home is move-in ready with all-new materials and a modern design. Minor exterior painting and landscaping improvements would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and protects the structure.
• Both Install new deck railings — Improves safety and adds aesthetic value.
• Both Add landscaping around the foundation — Enhances curb appeal and protects the foundation from water damage.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and protects the structure. ↑
• Both Install new deck railings — Improves safety and adds aesthetic value. ↑
• Both Add landscaping around the foundation — Enhances curb appeal and protects the foundation from water damage. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+63.4% since first listed

2 events — show timeline

• 2026-05-17 Listed $79,875 FSBO.com
• 2026-05-17 Listed $48,875 FSBO.com