13431 Stone Dr · Bristol, TN 24202

$189,900

3 bd · 2.5 ba · 2,193 sqft · SingleFamily public records · 74 Days on market

Built 1978 0.31 ac lot ↓ 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 +29.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +6.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

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. A great room (which could be used as another bedroom or office) is also upstairs that leads to an enclosed porch over the

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 $190k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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.
• 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: 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 $53k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($179k) 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 $178,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1978 — 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 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?
6. 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?
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: 1.23% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.28%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $401,319
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Stone Dr	0.23mi	3/2.5	2,236 (+2%)	14mo	$370,000	$165	75
20 Abbie Ln	0.16mi	4/2.5 (+1)	2,272 (+4%)	12mo	$415,000	$183	72
84 Stone Dr	0.12mi	4/3.0 (+1)	2,362 (+8%)	12mo	$335,000	$142	64
6379 Old Jonesboro Rd	0.25mi	3/3.0	2,381 (+9%)	16mo	$333,000	$140	58
276 Hampton Dr	0.24mi	3/2.5	2,024 (-8%)	22mo	$295,000	$146	57
50 Abbie Ln	0.15mi	4/3.0 (+1)	2,520 (+15%)	10mo	$481,900	$191	53
14222 Ivory Ln	0.60mi	3/2.5	2,280 (+4%)	20mo	$590,000	$259	49
154 Creek Side Ct	0.75mi	3/2.0	1,975 (-10%)	2mo	$457,500	$232	45
114 Creek Side Ct	0.72mi	3/2.0	1,920 (-12%)	1mo	$539,500	$281	42
24116 Quintana St	0.57mi	3/2.5	1,867 (-15%)	16mo	$289,900	$155	36

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $12,295
• Equity at exit: $28,315

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $66,022
• Equity at exit: $16,419

Cash invested: $53,172 (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 24202

• Home prices YoY: -30.0%
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,341 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $677

Break-even live

Break-even rent $1,484

Max offer price $189,900

Occupancy floor 66%

Sensitivity live

Price	-10% $784	-5% $731	+0% $677	+5% $623	+10% $569
Rent	-10% $492	-5% $585	+0% $677	+5% $769	+10% $862
Rate	-1.0pp $773	-0.5pp $725	base $677	+0.5pp $628	+1.0pp $578

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: $47,475
• Closing costs: $5,697
• 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	13d	1	0.22mi
2209 King College Rd Bristol, TN	4.0	2.0	2041	$2,500	$1.22	13d	1	0.95mi

Listing history 6 events

1. 2026-03-24
   status Pending
2. 2026-03-18
   price $189,900
3. 2026-02-27
   price $195,500
4. 2026-02-13
   price $197,500
5. 2026-01-19
   price $199,900
6. 2026-01-08
   listed $204,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TN · Resets to sale price

• Current annual tax: $1,167 · $97/mo
• Projected year-2 tax: $1,348 · $112/mo
• Expected delta: +$181/yr (+$15/mo · 15.5%)

ⓘ 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: −$10,637
• − Property taxes: −$1,167
• − Insurance: −$950
• − Repairs & maintenance: −$2,247
• − Management: −$2,247
• − Depreciation: −$5,524
• Taxable income: $5,317
• Est. tax owed @ 24.0%: −$1,276
• After-tax cash flow: $6,848/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: 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

• City population: 38,494
• 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: ▲ 2.78%
• 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

-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.