16112 Wyndale Rd · Bristol, VA 24210

$152,500

3 bd · 1.0 ba · 1,132 sqft · SingleFamily public records · 65 Days on market

Built 1952 1.25 ac lot Est $209k · 27% under ↓ 6% since listing

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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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• Schools +6.2/10.0
• 1% rule +5.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-3 bedroom, 1-bath home full of original character and great natural flow. This property offers a solid layout that's ready to move in now, with plenty of opportunity to update and make it your own—perfect as a starter home or investment property. The floorplan is really versatile! Situated on 1.25 acres, the property includes a detached garage that could benefit from some updating. The acreage previously housed a mobile home, and existing hookups and capabilities may still be present; buyer or buyer's agent to verify. Additional highlights include a metal roof, appliances currently in the home are included, and ample outdoor space with future potential. The basement has excellent room for storage. There is an existing ramp on the back for easy access. Conveniently located near Bristol and Abingdon, with easy access to shopping, dining, and everyday amenities. A versatile property with character, land, and location—ready for its next chapter.

Key facts

• Ample outdoor space
• Existing ramp
• Easy access

Tags

• DETACHED GARAGE
• METAL ROOF
• AMPLE OUTDOOR SPACE
• EXCELLENT ROOM FOR STORAGE
• EXISTING RAMP
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $143k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Zoned schools: Abingdon Elementary (math 66% / reading 77%, grade A-, #299 of 1,108 statewide, top 27%, 423 students, 70% FRL); E.B. Stanley Middle (math 68% / reading 82%, grade A, #49 of 342 statewide, top 14%, 643 students, 66% FRL); Abingdon High (math 77% / reading 87%, grade A, #40 of 319 statewide, top 15%, 867 students, 65% FRL) — zoned schools average 67% FRL vs 42% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 161 active listings in the ZIP; 99 units permitted in Washington County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• 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 65 days — a 6% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,350 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.07% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.66%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $209,420
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16112 Wyndale Rd	0.00mi	3/1.0	1,132 (0%)	1mo	$150,000	$133	99
18408 Fortunes Way	0.34mi	3/2.0	1,204 (+6%)	11mo	$222,500	$185	60
15266 Spring Valley Road Rd	0.47mi	3/1.0	1,008 (-11%)	10mo	$189,500	$188	51

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,112
• Equity at exit: $22,738

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $22,863
• Equity at exit: $13,185

Cash invested: $42,700 (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 24210

• Home prices YoY: -29.9%
• Active inventory: 161
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$800
• Tax from tax record: −$47 /mo · $565/yr
• Insurance: −$64
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $324

Break-even live

Break-even rent $1,223

Max offer price $152,500

Occupancy floor 75%

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: $38,125
• Closing costs: $4,575
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-11
   soldstatus $150,000 Closed 982-char remark

   Show marketing remark (982 chars)

   Charming 2-3 bedroom, 1-bath home full of original character and great natural flow. This property offers a solid layout that's ready to move in now, with plenty of opportunity to update and make it your own—perfect as a starter home or investment property. The floorplan is really versatile! Situated on 1.25 acres, the property includes a detached garage that could benefit from some updating. The acreage previously housed a mobile home, and existing hookups and capabilities may still be present; buyer or buyer's agent to verify. Additional highlights include a metal roof, appliances currently in the home are included, and ample outdoor space with future potential. The basement has excellent room for storage. There is an existing ramp on the back for easy access. Conveniently located near Bristol and Abingdon, with easy access to shopping, dining, and everyday amenities. A versatile property with character, land, and location—ready for its next chapter.

2. 2026-04-15
   status Pending 982-char remark

   Show marketing remark (982 chars)

   Charming 2-3 bedroom, 1-bath home full of original character and great natural flow. This property offers a solid layout that's ready to move in now, with plenty of opportunity to update and make it your own—perfect as a starter home or investment property. The floorplan is really versatile! Situated on 1.25 acres, the property includes a detached garage that could benefit from some updating. The acreage previously housed a mobile home, and existing hookups and capabilities may still be present; buyer or buyer's agent to verify. Additional highlights include a metal roof, appliances currently in the home are included, and ample outdoor space with future potential. The basement has excellent room for storage. There is an existing ramp on the back for easy access. Conveniently located near Bristol and Abingdon, with easy access to shopping, dining, and everyday amenities. A versatile property with character, land, and location—ready for its next chapter.

3. 2026-04-02
   status Pending
4. 2026-03-31
   historical 982-char remark

   Show marketing remark (982 chars)

   Charming 2-3 bedroom, 1-bath home full of original character and great natural flow. This property offers a solid layout that's ready to move in now, with plenty of opportunity to update and make it your own—perfect as a starter home or investment property. The floorplan is really versatile! Situated on 1.25 acres, the property includes a detached garage that could benefit from some updating. The acreage previously housed a mobile home, and existing hookups and capabilities may still be present; buyer or buyer's agent to verify. Additional highlights include a metal roof, appliances currently in the home are included, and ample outdoor space with future potential. The basement has excellent room for storage. There is an existing ramp on the back for easy access. Conveniently located near Bristol and Abingdon, with easy access to shopping, dining, and everyday amenities. A versatile property with character, land, and location—ready for its next chapter.

5. 2026-03-21
   price $152,500

   Show marketing remark (982 chars)

   Charming 2-3 bedroom, 1-bath home full of original character and great natural flow. This property offers a solid layout that's ready to move in now, with plenty of opportunity to update and make it your own—perfect as a starter home or investment property. The floorplan is really versatile! Situated on 1.25 acres, the property includes a detached garage that could benefit from some updating. The acreage previously housed a mobile home, and existing hookups and capabilities may still be present; buyer or buyer's agent to verify. Additional highlights include a metal roof, appliances currently in the home are included, and ample outdoor space with future potential. The basement has excellent room for storage. There is an existing ramp on the back for easy access. Conveniently located near Bristol and Abingdon, with easy access to shopping, dining, and everyday amenities. A versatile property with character, land, and location—ready for its next chapter.

6. 2026-03-21
   price $152,500 982-char remark

   Show marketing remark (982 chars)

   Charming 2-3 bedroom, 1-bath home full of original character and great natural flow. This property offers a solid layout that's ready to move in now, with plenty of opportunity to update and make it your own—perfect as a starter home or investment property. The floorplan is really versatile! Situated on 1.25 acres, the property includes a detached garage that could benefit from some updating. The acreage previously housed a mobile home, and existing hookups and capabilities may still be present; buyer or buyer's agent to verify. Additional highlights include a metal roof, appliances currently in the home are included, and ample outdoor space with future potential. The basement has excellent room for storage. There is an existing ramp on the back for easy access. Conveniently located near Bristol and Abingdon, with easy access to shopping, dining, and everyday amenities. A versatile property with character, land, and location—ready for its next chapter.

7. 2026-03-05
   price $158,500
8. 2026-03-03
   price $158,500 982-char remark

   Show marketing remark (982 chars)

   Charming 2-3 bedroom, 1-bath home full of original character and great natural flow. This property offers a solid layout that's ready to move in now, with plenty of opportunity to update and make it your own—perfect as a starter home or investment property. The floorplan is really versatile! Situated on 1.25 acres, the property includes a detached garage that could benefit from some updating. The acreage previously housed a mobile home, and existing hookups and capabilities may still be present; buyer or buyer's agent to verify. Additional highlights include a metal roof, appliances currently in the home are included, and ample outdoor space with future potential. The basement has excellent room for storage. There is an existing ramp on the back for easy access. Conveniently located near Bristol and Abingdon, with easy access to shopping, dining, and everyday amenities. A versatile property with character, land, and location—ready for its next chapter.

9. 2026-02-05
   status Active 982-char remark

   Show marketing remark (982 chars)

   Charming 2-3 bedroom, 1-bath home full of original character and great natural flow. This property offers a solid layout that's ready to move in now, with plenty of opportunity to update and make it your own—perfect as a starter home or investment property. The floorplan is really versatile! Situated on 1.25 acres, the property includes a detached garage that could benefit from some updating. The acreage previously housed a mobile home, and existing hookups and capabilities may still be present; buyer or buyer's agent to verify. Additional highlights include a metal roof, appliances currently in the home are included, and ample outdoor space with future potential. The basement has excellent room for storage. There is an existing ramp on the back for easy access. Conveniently located near Bristol and Abingdon, with easy access to shopping, dining, and everyday amenities. A versatile property with character, land, and location—ready for its next chapter.

10. 2026-02-03
    historical Active Under Contract 982-char remark

    Show marketing remark (982 chars)

    Charming 2-3 bedroom, 1-bath home full of original character and great natural flow. This property offers a solid layout that's ready to move in now, with plenty of opportunity to update and make it your own—perfect as a starter home or investment property. The floorplan is really versatile! Situated on 1.25 acres, the property includes a detached garage that could benefit from some updating. The acreage previously housed a mobile home, and existing hookups and capabilities may still be present; buyer or buyer's agent to verify. Additional highlights include a metal roof, appliances currently in the home are included, and ample outdoor space with future potential. The basement has excellent room for storage. There is an existing ramp on the back for easy access. Conveniently located near Bristol and Abingdon, with easy access to shopping, dining, and everyday amenities. A versatile property with character, land, and location—ready for its next chapter.

11. 2026-01-23
    listed $160,000 Active 982-char remark

    Show marketing remark (982 chars)

    Charming 2-3 bedroom, 1-bath home full of original character and great natural flow. This property offers a solid layout that's ready to move in now, with plenty of opportunity to update and make it your own—perfect as a starter home or investment property. The floorplan is really versatile! Situated on 1.25 acres, the property includes a detached garage that could benefit from some updating. The acreage previously housed a mobile home, and existing hookups and capabilities may still be present; buyer or buyer's agent to verify. Additional highlights include a metal roof, appliances currently in the home are included, and ample outdoor space with future potential. The basement has excellent room for storage. There is an existing ramp on the back for easy access. Conveniently located near Bristol and Abingdon, with easy access to shopping, dining, and everyday amenities. A versatile property with character, land, and location—ready for its next chapter.

12. 2026-01-23
    listed $160,000 Active

    Show marketing remark (982 chars)

    Charming 2-3 bedroom, 1-bath home full of original character and great natural flow. This property offers a solid layout that's ready to move in now, with plenty of opportunity to update and make it your own—perfect as a starter home or investment property. The floorplan is really versatile! Situated on 1.25 acres, the property includes a detached garage that could benefit from some updating. The acreage previously housed a mobile home, and existing hookups and capabilities may still be present; buyer or buyer's agent to verify. Additional highlights include a metal roof, appliances currently in the home are included, and ample outdoor space with future potential. The basement has excellent room for storage. There is an existing ramp on the back for easy access. Conveniently located near Bristol and Abingdon, with easy access to shopping, dining, and everyday amenities. A versatile property with character, land, and location—ready for its next chapter.

ⓘ 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: $565 · $47/mo
• Projected year-2 tax: $1,250 · $104/mo
• Expected delta: +$685/yr (+$57/mo · 121.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,592
• − Mortgage interest: −$8,542
• − Property taxes: −$565
• − Insurance: −$1,429
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$4,436
• Taxable income: $1,484
• Est. tax owed @ 24.0%: −$356
• After-tax cash flow: $3,531/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

• County: Washington County · 16,814 people
• City population: 16,039
• Metro: Kingsport-Bristol, TN-VA
• Population (ZIP): 16,814
• Household income: $62,734
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 341.0

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 (92%)
• Race & ethnicity: White 92% Black 3% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Arabic 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: ▼ -78.33%
• Current HPI: 183.4586
• Rent YoY: —
• Metro: Kingsport-Bristol, TN-VA
• 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

-6.2% since first listed

12 events — show timeline

• 2026-05-11 Sold (MLS) $150,000 TVRMLS
• 2026-04-15 Pending — TVRMLS
• 2026-04-02 Pending — SWVAR
• 2026-03-31 Delisted — TVRMLS
• 2026-03-21 Price Changed $152,500 SWVAR
• 2026-03-21 Price Changed $152,500 TVRMLS
• 2026-03-05 Price Changed $158,500 SWVAR
• 2026-03-03 Price Changed $158,500 TVRMLS
• 2026-02-05 Relisted — TVRMLS
• 2026-02-03 Contingent — TVRMLS
• 2026-01-23 Listed $160,000 TVRMLS
• 2026-01-23 Listed $160,000 SWVAR

Property tax history

+1.8%/yr

Latest (2026): $565 · +0.0% YoY. Source: county tax records.