24102 Crimson Dr · Bristol, VA 24202

$239,000

3 bd · 1.5 ba · 1,276 sqft · SingleFamily public records · 81 Days on market

Built 1967 0.32 ac lot $187/sqft · 13% below area Est $430k · 44% under ↓ 2% since listing

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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 +13.4/30.0
• Schools +6.2/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful opportunity to own a home built and owned by the same family since 1967! This peaceful home sits on a quiet cul-de-sac and has beautiful views in the front of the mountains in the distance and in the back of a farm. Years of care have produced beautiful flowers for you to enjoy! This darling brick ranch features 1631 square feet on the main level with 3 bedrooms and 2 bathrooms, a family room, den, great kitchen with a peninsula with a breakfast bar and a dining room. Under the green carpet in the primary bedroom are hardwood floors! On the lower level you will find another 370 square feet of great additional living space with walk out access! This level also has the laundry area. The one car drive under garage has over 900 square feet with a large storage/workshop area! The property also features a 1 car carport for additional vehicle or toy storage and a storage shed. The roof is metal (age unknown) and the heat pump was replaced in 2022. This wonderful home is ready for a new generation of love and care!

Key facts

• Quiet cul-de-sac
• Drive under garage
• Hardwood floors

Tags

• QUIET CUL-DE-SAC
• BRICK RANCH
• HARDWOOD FLOORS
• ADDITIONAL LIVING SPACE
• DRIVE UNDER GARAGE
• LARGE STORAGE WORKSHOP AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $6 ($71/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 $182k (23.9% below list).
• Recommended offer: $182k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Washington County Public School District (rural): math 68% / reading 79% proficiency, ranked #15 of 131 in VA (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 154 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 99 units permitted in Washington County in 2024 (0 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.
• Washington County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,977 (23.9% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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: 0.76% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 10.9

CMA / ARV

• ARV (median comp): $429,982
• List price: $239,000
• Delta: -44.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24146 Fantasy Ct	0.43mi	3/2.0	1,361 (+7%)	16mo	$257,000	$189	54
13535 King Mill Pike	0.48mi	3/2.0	1,300 (+2%)	23mo	$269,900	$208	53
13537 Sinking Creek Rd	0.73mi	3/1.5	1,239 (-3%)	10mo	$214,000	$173	52
24131 Quintana St	0.52mi	2/1.0 (-1)	1,138 (-11%)	8mo	$150,000	$132	44

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-38,458
• Equity at exit: $35,636

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-33,440
• Equity at exit: $20,664

Cash invested: $66,920 (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 24202

• Home prices YoY: -30.0%
• Active inventory: 154
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $6

Break-even live

Break-even rent $1,812

Max offer price $239,000

Occupancy floor 95%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Hampton Ct Bristol, TN	3.0	2.5	1814	$2,300	$1.27	13d	1	0.93mi
221 Monroe Dr Bristol, TN	3.0	2.0	1282	$2,650	$2.07	20d	1	1.24mi
1740 Bonham Rd Unit 1716-5 Bristol, VA	2.0	1.5	1000	$1,100	$1.10	13d	1	1.30mi
1740 Bonham Rd Unit 1716-2 Bristol, VA	2.0	1.5	1100	$1,200	$1.09	43d	1	1.30mi
254 Wildwood Dr Bristol, TN	3.0	1.5	1200	$1,550	$1.29	13d	1	1.40mi

Listing history 5 events

1. 2026-06-01
   status $239,000 Pending 81 DOM
2. 2026-05-31
   days on market $239,000 Active 81 DOM
3. 2026-05-30
   days on market $239,000 Active 80 DOM
4. 2026-04-06
   price $239,000 1036-char remark

   Show marketing remark (1036 chars)

   Wonderful opportunity to own a home built and owned by the same family since 1967! This peaceful home sits on a quiet cul-de-sac and has beautiful views in the front of the mountains in the distance and in the back of a farm. Years of care have produced beautiful flowers for you to enjoy! This darling brick ranch features 1631 square feet on the main level with 3 bedrooms and 2 bathrooms, a family room, den, great kitchen with a peninsula with a breakfast bar and a dining room. Under the green carpet in the primary bedroom are hardwood floors! On the lower level you will find another 370 square feet of great additional living space with walk out access! This level also has the laundry area. The one car drive under garage has over 900 square feet with a large storage/workshop area! The property also features a 1 car carport for additional vehicle or toy storage and a storage shed. The roof is metal (age unknown) and the heat pump was replaced in 2022. This wonderful home is ready for a new generation of love and care!

5. 2026-03-10
   listed $245,000 Active 1036-char remark

   Show marketing remark (1036 chars)

   Wonderful opportunity to own a home built and owned by the same family since 1967! This peaceful home sits on a quiet cul-de-sac and has beautiful views in the front of the mountains in the distance and in the back of a farm. Years of care have produced beautiful flowers for you to enjoy! This darling brick ranch features 1631 square feet on the main level with 3 bedrooms and 2 bathrooms, a family room, den, great kitchen with a peninsula with a breakfast bar and a dining room. Under the green carpet in the primary bedroom are hardwood floors! On the lower level you will find another 370 square feet of great additional living space with walk out access! This level also has the laundry area. The one car drive under garage has over 900 square feet with a large storage/workshop area! The property also features a 1 car carport for additional vehicle or toy storage and a storage shed. The roof is metal (age unknown) and the heat pump was replaced in 2022. This wonderful home is ready for a new generation of love and care!

ⓘ 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: $945 · $79/mo
• Projected year-2 tax: $1,960 · $163/mo
• Expected delta: +$1,015/yr (+$85/mo · 107.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 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: $21,837
• − Mortgage interest: −$13,388
• − Property taxes: −$945
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$6,953
• Taxable loss: −$4,137
• Est. tax savings @ 24.0%: +$993
• After-tax cash flow: $1,064/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: Washington County Public School District
• NCES district ID: 5103900
• Math proficiency: 68% ▼ -23.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $42,412
• Composite: 61.5/100
• National rank: #754
• State rank: #15 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

• City population: 16,039
• Population (ZIP): 12,324

Population outlook (Washington County) Hauer SSP2

• Today (2025): 53,266 people
• By 2030: 52,284 · -1.8%
• By 2040: 49,415 · -7.2%
• By 2050: 45,683 · -14.2%
• By 2075: 37,258 · -30.1%
• By 2100: 27,983 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Portuguese 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+53.3) · D 23.0% · R 76.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -32.7pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+52.5 2016: R+53.5 2012: R+43.2 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.07%
• Current HPI: 182.4415
• 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

-2.4% since first listed

2 events — show timeline

• 2026-04-06 Price Changed $239,000 TVRMLS
• 2026-03-10 Listed $245,000 TVRMLS

Property tax history

+1.7%/yr

Latest (2025): $945 · +22.2% YoY. Source: county tax records.