13431 Stone Dr · Bristol, VA 24202

$129,900

3 bd · 2.5 ba · 2,193 sqft · SingleFamily public records · 119 Days on market

Built 1978 Fair condition 0.31 ac lot $59/sqft · 58% below area ↓ 7% since listing

---

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
• Schools +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Are you looking for a fixer upper in the heart of Bristol VA close to the TN line? This 3/4 bedroom 3 full bath home is ready for new owners. Located in a convenient area and great neighborhood this home could have instant equity with some upgrades. On the main level you will find the kitchen, dining room and living room with gas logs along with a full bathroom with a stand-up shower in what could be a main level laundry room. Upstairs are the 3 bedrooms including the master suite with its own bathroom and balcony. Another laundry room is upstairs in the hallway closet.

Key facts

• Master suite
• Extra storage space
• Shed out back

Tags

• MAIN LEVEL LAUNDRY ROOM
• MASTER SUITE
• ENCLOSED PORCH
• EXTRA STORAGE SPACE
• SHED OUT BACK
• TRANE HEAT PUMP

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 4.7% 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: High Point Elementary (math 76% / reading 76%, grade A, #202 of 1,108 statewide, top 19%, 596 students, 66% FRL); Wallace Middle (math 74% / reading 80%, grade A, #38 of 342 statewide, top 11%, 426 students, 65% FRL); John S. Battle High (math 67% / reading 82%, grade B+, #107 of 319 statewide, top 37%, 659 students, 65% FRL) — zoned schools average 66% FRL vs 42% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 237 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 99 units permitted in Washington County in 2024 (0 in 5+ unit buildings).
• At $2,341/mo this rent would consume 48% of the median local household income ($58k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.80% ✓
• Cap rate: 15.68%
• Cash-on-cash: 33.54%
• DSCR: 2.49
• GRM: 4.6

CMA / ARV

• ARV (median comp): $336,830
• List price: $129,900
• Delta: -61.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24450 Abbie Ln	0.07mi	3/2.0	2,269 (+4%)	2mo	$265,000	$117	87
14011 Stone Dr	0.17mi	4/2.5 (+1)	2,222 (+1%)	1mo	$280,000	$126	84
270 Hampton Dr	0.23mi	3/2.5	2,024 (-8%)	2mo	$215,000	$106	74
6371 Old Jonesboro Rd	0.26mi	4/2.5 (+1)	2,265 (+3%)	4mo	$398,000	$176	74
39 Stone Dr	0.23mi	3/2.5	2,236 (+2%)	18mo	$370,000	$165	71
20 Abbie Ln	0.16mi	4/2.5 (+1)	2,272 (+4%)	16mo	$415,000	$183	68
84 Stone Dr	0.12mi	4/3.0 (+1)	2,362 (+8%)	17mo	$335,000	$142	60
6379 Old Jonesboro Rd	0.25mi	3/3.0	2,381 (+9%)	21mo	$333,000	$140	54
50 Abbie Ln	0.15mi	4/3.0 (+1)	2,520 (+15%)	14mo	$481,900	$191	49
154 Creek Side Ct	0.75mi	3/2.0	1,975 (-10%)	6mo	$457,500	$232	41
114 Creek Side Ct	0.72mi	3/2.0	1,920 (-12%)	6mo	$539,500	$281	38
24116 Quintana St	0.57mi	3/2.5	1,867 (-15%)	20mo	$289,900	$155	32

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: 28.8%
• Equity multiple: 2.20×
• Total profit: $43,696
• Equity at exit: $19,369

10-year hold

• IRR: 36.2%
• Equity multiple: 4.34×
• Total profit: $121,407
• Equity at exit: $11,231

Cash invested: $36,372 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 6 under contract
• Months of supply: 5.4 mo (19%/mo absorbed)
• Median asking: $439,000 ($227/sqft)
• Median days on market: 86 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -32.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 24202

• Home prices YoY: -30.0%
• Active inventory: 237
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,341 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $1,017

Break-even live

Break-even rent $1,054

Max offer price $129,900

Occupancy floor 52%

Sensitivity live

Price	-10% $1,090	-5% $1,053	+0% $1,017	+5% $980	+10% $943
Rent	-10% $832	-5% $924	+0% $1,017	+5% $1,109	+10% $1,202
Rate	-1.0pp $1,082	-0.5pp $1,050	base $1,017	+0.5pp $983	+1.0pp $949

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: $32,475
• Closing costs: $3,897
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Hampton Ct Bristol, TN	3.0	2.5	1814	$2,300	$1.27	154d	1	0.22mi
2209 King College Rd Bristol, TN	4.0	2.0	2041	$2,500	$1.22	154d	1	0.95mi

Listing history 50 events

1. 2026-11-08
   days on market $129,900 Active 119 DOM
2. 2026-11-07
   days on market $129,900 Active 118 DOM
3. 2026-11-06
   days on market $129,900 Active 117 DOM
4. 2026-11-05
   days on market $129,900 Active 116 DOM
5. 2026-11-04
   days on market $129,900 Active 115 DOM
6. 2026-11-02
   days on market $129,900 Active 113 DOM
7. 2026-11-02
   price $129,900 Active 112 DOM
8. 2026-11-01
   days on market $139,900 Active 112 DOM
9. 2026-10-31
   days on market $139,900 Active 111 DOM
10. 2026-10-30
    days on market $139,900 Active 110 DOM
11. 2026-10-29
    days on market $139,900 Active 109 DOM
12. 2026-10-28
    days on market $139,900 Active 108 DOM
13. 2026-10-27
    pricedays on market $139,900 Active 107 DOM
14. 2026-10-26
    days on market $145,000 Active 106 DOM
15. 2026-10-25
    days on market $145,000 Active 105 DOM
16. 2026-10-24
    days on market $145,000 Active 104 DOM
17. 2026-10-23
    days on market $145,000 Active 103 DOM
18. 2026-10-22
    days on market $145,000 Active 102 DOM
19. 2026-10-21
    days on market $145,000 Active 101 DOM
20. 2026-10-20
    days on market $145,000 Active 100 DOM
21. 2026-10-19
    days on market $145,000 Active 99 DOM
22. 2026-10-18
    days on market $145,000 Active 98 DOM
23. 2026-10-17
    days on market $145,000 Active 97 DOM
24. 2026-10-16
    days on market $145,000 Active 96 DOM
25. 2026-10-15
    pricedays on market $145,000 Active 95 DOM
26. 2026-10-14
    days on market $150,000 Active 94 DOM
27. 2026-10-13
    days on market $150,000 Active 93 DOM
28. 2026-10-12
    days on market $150,000 Active 92 DOM
29. 2026-10-11
    days on market $150,000 Active 91 DOM
30. 2026-10-10
    days on market $150,000 Active 90 DOM
31. 2026-10-09
    days on market $150,000 Active 89 DOM
32. 2026-10-08
    days on market $150,000 Active 88 DOM
33. 2026-10-07
    days on market $150,000 Active 87 DOM
34. 2026-10-06
    days on market $150,000 Active 86 DOM
35. 2026-10-05
    days on market $150,000 Active 85 DOM
36. 2026-10-05
    price $150,000 Active 84 DOM
37. 2026-10-04
    days on market $155,000 Active 84 DOM
38. 2026-10-04
    days on market $155,000 Active 83 DOM
39. 2026-10-02
    days on market $155,000 Active 82 DOM
40. 2026-10-01
    days on market $155,000 Active 81 DOM
41. 2026-09-30
    days on market $155,000 Active 80 DOM
42. 2026-09-29
    days on market $155,000 Active 79 DOM
43. 2026-09-28
    days on market $155,000 Active 78 DOM
44. 2026-09-26
    days on market $155,000 Active 76 DOM
45. 2026-09-25
    days on market $155,000 Active 75 DOM
46. 2026-09-24
    pricestatus $155,000 Active 74 DOM
47. 2026-03-24
    status Pending
48. 2026-03-18
    price $189,900
49. 2026-02-27
    price $195,500
50. 2026-02-13
    price $197,500

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $1,167 · $97/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥97°F today · 17 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: $28,090
• − Mortgage interest: −$7,276
• − Property taxes: −$1,167
• − Insurance: −$650
• − Repairs & maintenance: −$2,247
• − Management: −$2,247
• − Depreciation: −$3,779
• Taxable income: $10,723
• Est. tax owed @ 24.0%: −$2,574
• After-tax cash flow: $9,626/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $54,825–$98,685 screening

This home requires significant repairs and maintenance, particularly to the roof and exterior siding, to improve its condition and increase its value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible damage and potential leaks.
• Moderate exterior siding — The siding is in fair condition, with some discoloration and wear. The paint appears to be peeling in places.
• Minor interior walls — The interior walls appear to be in average condition, with some discoloration and minor damage visible.
• Minor landscaping — The landscaping is fair, with some overgrown areas and a lack of maintenance.

Value-add opportunities

• Resale repair roof — A repaired roof will significantly increase the home's resale value by addressing a major issue and improving the home's overall appearance. ↑
• Resale repair exterior siding and paint — A repaired and repainted exterior will enhance the home's curb appeal and increase its resale value. ↑
• Resale repair interior walls — A repaired and painted interior will improve the home's overall appearance and increase its resale value. ↑
• Both landscaping — A well-maintained and landscaped yard will improve the home's curb appeal and increase both its resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

B Composite school gradezoned avg 76/100

Zoned Schools

Elementary High Point Elementary A VA #202/1,108 Nat'l #1,966/41,679 Middle Wallace Middle A VA #38/342 Nat'l #399/14,009 High John S. Battle High B+ VA #107/319 Nat'l #1,629/17,239

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

B Composite livability gradescore 74/100

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 · 53,266 people
• City population: 16,039
• Metro: Kingsport-Bristol, TN-VA
• Population (ZIP): 12,324
• Household income: $58,333
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 2% of renters

---

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%
• 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

-7.3% since first listed

6 events — show timeline

• 2026-03-24 Pending — TVRMLS
• 2026-03-18 Price Changed $189,900 TVRMLS
• 2026-02-27 Price Changed $195,500 TVRMLS
• 2026-02-13 Price Changed $197,500 TVRMLS
• 2026-01-19 Price Changed $199,900 TVRMLS
• 2026-01-08 Listed $204,900 TVRMLS

Property tax history

+2.4%/yr

Latest (2026): $1,167 · +0.0% YoY. Source: county tax records.