417 Meadow Dr · Bristol, VA 24201

$245,000

3 bd · 3.0 ba · 2,243 sqft · SingleFamily public records · 6 Days on market

Built 1957 1.08 ac lot Est $334k · 27% 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 +12.8/30.0
• Schools +5.2/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

As I walked through this home, I kept noticing the things that made me linger a little longer: the mature trees stretching across the yard, the orginal hardwood floors, the built-in bookcase beside the fireplace, and the feeling that this is a home that has been lived in and loved. Set on approximately an acre in one of the Bristol's most desirable neighborhoods, this property offers the kind of space that can accommodate lots of needs. There are three bedrooms, three bathrooms, a spacious kitchen, formal dining room, and a comfortable living room centered around a gas fireplace. The former garage has been converted into finished living space and could serve as a den, playroom, home office,

Key facts

• Flexible space
• Bonus room
• Finished basement

Tags

• ORIGINAL HARDWOOD FLOORS
• BUILT-IN BOOKCASE
• FINISHED LIVING SPACE
• FINISHED BASEMENT
• BONUS ROOM
• FLEXIBLE SPACE

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Public sewer
• Home design: Single-family house; One level
• Construction: Brick, wood siding, and plaster construction; Below-grade finished area present
• Exterior features: Shingle roof; Sloped lot

Interior

• Bedrooms: Total rooms: 8
• Flooring: Hardwood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Hardwood floors; Gas log fireplace in the living room; Partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-20 ($-245/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (22.8% below list).
• Recommended offer: $189k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Zoned schools: Washington-Lee Elementary (math 62% / reading 62%, grade B, #480 of 1,108 statewide, top 46%, 224 students, 98% 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 100% FRL vs 58% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 156 active listings in the ZIP; 3 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 $7k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $195k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,224 (22.8% 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. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $334,207
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1091 Long Crescent Dr Dr	0.12mi	4/3.0 (+1)	2,287 (+2%)	6mo	$386,000	$169	81
169 Forest Ln	0.35mi	3/3.0	2,253 (+0%)	8mo	$257,630	$114	76
549 Garden Ln	0.21mi	3/2.5	2,136 (-5%)	10mo	$287,500	$135	72
698 Garden Ln	0.32mi	3/2.0	2,136 (-5%)	1mo	$265,000	$124	72
290 Valley Drive Dr	0.60mi	3/2.0	2,245 (+0%)	3mo	$343,500	$153	65
536 Meadow Dr	0.18mi	3/2.0	1,924 (-14%)	7mo	$235,000	$122	58
1605 Overhill Rd	0.39mi	3/2.0	2,463 (+10%)	6mo	$310,000	$126	57
980 Edgewood Ln	0.34mi	3/3.0	2,572 (+15%)	7mo	$382,500	$149	54
180 Green Hill Rd	0.60mi	3/2.0	2,056 (-8%)	2mo	$410,000	$199	52
275 Shipley Dr	0.44mi	3/2.0	2,575 (+15%)	9mo	$357,000	$139	43
2146 Lee Hwy	0.75mi	3/2.0	2,406 (+7%)	11mo	$475,000	$197	40
431 Arlington Ave	0.68mi	3/2.0	1,951 (-13%)	4mo	$335,000	$172	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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-41,081
• Equity at exit: $36,530

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-37,775
• Equity at exit: $21,183

Cash invested: $68,600 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,892 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$128 /mo · $1,541/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-20

Break-even live

Break-even rent $1,918

Max offer price $241,395

Occupancy floor 96%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
970 Long Crescent Dr Bristol, VA	3.0	2.0	1886	$1,850	$0.98	13d	1	0.06mi
314 Crossway Rd Bristol, VA	2.0	2.0	1909	$1,800	$0.94	13d	1	0.68mi
3189 Island Rd Bristol, VA	3.0	1.5	2492	$2,400	$0.96	13d	1	0.97mi

Listing history 7 events

1. 2026-06-19
   days on market $245,000 Active 6 DOM
2. 2026-06-18
   days on market $245,000 Active 5 DOM
3. 2026-06-17
   days on market $245,000 Active 4 DOM
4. 2026-06-16
   days on market $245,000 Active 3 DOM
5. 2026-06-15
   days on market $245,000 Active 2 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $245,000 Active 1 DOM

ⓘ 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: $1,541 · $128/mo
• Projected year-2 tax: $2,009 · $167/mo
• Expected delta: +$468/yr (+$39/mo · 30.4%)

ⓘ 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 3/10 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,707
• − Mortgage interest: −$13,724
• − Property taxes: −$1,541
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$7,127
• Taxable loss: −$4,543
• Est. tax savings @ 24.0%: +$1,090
• After-tax cash flow: $845/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

+40.0% since first listed

3 events — show timeline

• 2026-06-13 Listed $245,000 TVRMLS
• 2011-03-25 Sold (Public Records) $195,000 Public Records
• 2008-01-16 Sold (Public Records) $175,000 Public Records