2971 Broad St #169 · Bristol, TN 37620

$1,495

2 bd · 2.0 ba · 1,288 sqft · SingleFamily · 3 Days on market

Built 1995

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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).

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

Listing remarks

* AVAILABLE 7/1/2026 * Welcome home! This beautifully remodeled townhome features 2 spacious bedrooms, 2 full bathrooms, and a versatile loft space perfect for a home office, playroom, or creative nook. The main floor offers an open-concept layout with a seamless flow between the living room, dining area, and kitchen--ideal for both everyday living and entertaining. Step outside to a private back deck that overlooks a walking path--perfect for morning coffee or unwinding in the evening. Additional highlights include one garage space plus extra parking. Conveniently located within a short drive to the hospital, downtown Bristol, HardRock casino, and The Pinnacle, this townhome offers the pe

Key facts

• Private back deck
• Remodeled townhome
• Versatile loft space

Tags

• REMODELED TOWNHOME
• VERSATILE LOFT SPACE
• OPEN-CONCEPT LAYOUT
• PRIVATE BACK DECK
• WALKING PATH
• SHORT DRIVE TO HOSPITAL

Property features AI

Exterior

• Parking: Attached garage; 1 garage space; Parking pad
• Utilities: Public water; Public sewer
• Home design: Townhouse; Three or more levels; Residential property; Vinyl siding exterior; Shingle roof; Block foundation
• Construction: Vinyl siding construction; Shingle roof; Block foundation
• Exterior features: Balcony; Level lot

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Open floorplan; Eat-in kitchen; Basement partially finished (finished and unfinished areas)

🏷️ Possibly a rental listed for sale. The $1,495 price doesn't fit this home's estimated sale value (~$230,552) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $1k.

Deal economics

• At list price, monthly cash flow is $911 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1k).
• Cap rate 989.2% 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: crime D+, commute F, employment 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.
• Zoned schools: Anderson Elementary (math 22% / reading 27%, grade F, #546 of 952 statewide, top 61%, 308 students, 0% FRL); Tennessee High School (math 20% / reading 41%, grade F, #75 of 332 statewide, top 24%, 1,154 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 253 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).
• This rent runs 33% of the median local income ($56k/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 $10 of loan paydown is wiped out by about $45 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 $419 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,495

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 104.56% ✓
• Cap rate: 989.21%
• Cash-on-cash: 3510.44%
• DSCR: 157.19
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $230,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2971 Broad St #163	0.00mi	2/2.0	1,288 (0%)	3mo	$1,695	$1	98
2971 Broad St #164	0.00mi	2/2.0	1,288 (0%)	6mo	$1,795	$1	95
2971 Broad St #166	0.04mi	2/2.0	1,288 (0%)	10mo	$1,695	$1	90
104 Saint James Pl	0.11mi	3/2.0 (+1)	1,228 (-5%)	4mo	$220,000	$179	78
108 Boardwalk	0.08mi	3/2.5 (+1)	1,400 (+9%)	3mo	$255,000	$182	72
105 Saint James Pl	0.14mi	3/2.0 (+1)	1,150 (-11%)	2mo	$214,000	$186	69
121 Saint James Pl	0.16mi	3/2.5 (+1)	1,422 (+10%)	0mo	$255,000	$179	68
124 Boardwalk	0.11mi	3/2.5 (+1)	1,440 (+12%)	8mo	$244,900	$170	62
2645 Anderson St	0.64mi	3/2.0 (+1)	1,160 (-10%)	0mo	$249,985	$216	48
2643 Anderson St	0.65mi	3/2.0 (+1)	1,160 (-10%)	0mo	$252,000	$217	48
2641 Anderson St	0.66mi	3/2.0 (+1)	1,160 (-10%)	4mo	$249,000	$215	45
120 Flint St	0.54mi	3/2.0 (+1)	1,148 (-11%)	10mo	$200,000	$174	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: —
• Equity multiple: 139.52×
• Total profit: $57,984
• Equity at exit: $223

10-year hold

• IRR: —
• Equity multiple: 302.16×
• Total profit: $126,067
• Equity at exit: $129

Cash invested: $419 (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: 0.1×

Monthly cashflow live

• Estimated rent: $1,563 high
• Mortgage (P&I): −$8
• Tax est. 1.5%: −$2 /mo · $22/yr
• Insurance: −$1
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $911

Break-even live

Break-even rent $410

Max offer price $1,495

Occupancy floor 37%

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: $374
• Closing costs: $45
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2931 Broad St #124 Bristol, TN	3.0	2.5	1248	$1,500	$1.20	20d	1	0.17mi
145 Midway St Unit 1397968P Bristol, VA	3.0	2.0	1388	$5,335	$3.84	20d	1	1.15mi
2114 Broad St Bristol, TN	2.0	1.0	1000	$1,600	$1.60	13d	1	1.15mi
2510 Catherine St Bristol, VA	3.0	2.0	1418	$2,500	$1.76	13d	1	1.33mi
1718 Clifton Rd Bristol, TN	3.0	1.5	1672	$1,900	$1.14	43d	1	1.37mi
1270 Volunteer Pkwy Bristol, TN	2.0–3.0	1.0–2.0	1151	$1,140	$0.99	13d	1	1.49mi

Listing history 4 events

1. 2026-06-19
   days on market $1,495 Active 3 DOM
2. 2026-06-18
   days on market $1,495 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $1,495 Active 1 DOM

ⓘ 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 9/10 Extreme FEMA zone A · 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: $18,758
• − Mortgage interest: −$84
• − Property taxes: −$22
• − Insurance: −$3,772
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$43
• Taxable income: $11,834
• Est. tax owed @ 24.0%: −$2,840
• After-tax cash flow: $8,089/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
• 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

1 event — show timeline

• 2026-06-16 Listed $1,495 TVRMLS