14011 Stone Dr · Bristol, TN 24202

$289,900

4 bd · 2.5 ba · 2,222 sqft · SingleFamily public records · 57 Days on market

Built 1977 0.39 ac lot $130/sqft · 14% below area Est $336k · 14% under

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Why this score? — see what drove the C- 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 +15.6/30.0
• ARV discount +13.7/15.0
• Schools +6.2/10.0
• DSCR +4.8/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Traditional 2 story home has 4 Bedrooms and 2.5 Baths. The first level features a Living Room, Formal Dining Room, Den with a fireplace insert, and Kitchen with a Breakfast nook, Laundry Room and a 1/2 bath. Upstairs you will find the Master Bedroom with 2 walk in closets and Master Bath, 3 additional Bedrooms and a full bath with double sinks. Kitchen with Bamboo floors and a new roof. The home has a large level yard with a patio for entertaining. . Call for you appointment today!! Buyers to verify all information.

Key facts

• Functional kitchen
• Formal dining room
• Well maintained

Tags

• WELL MAINTAINED
• FUNCTIONAL LIVING SPACE
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• FUNCTIONAL KITCHEN
• GAS RANGE

Property features AI

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Propane
• Home design: Single family residence; Two-story; Residential property; Subdivision: Stonegate
• Construction: Vinyl siding; Shingle roof
• Exterior features: Level lot; Shed

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Microwave; Refrigerator
• Bedrooms: Two levels (home has multiple levels)
• Flooring: Carpet; Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air; Ceiling fans
• Interior features: Insulated windows; Wood-burning fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (19.2% below list).
• Recommended offer: $234k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 $2k of loan paydown is wiped out by about $9k 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 57 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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.
• Current owner paid $240k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $234,269 (19.2% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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 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?
5. 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?
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: 0.81% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 10.3

CMA / ARV

• ARV (median comp): $335,944
• List price: $289,900
• Delta: -13.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Abbie Ln	0.05mi	4/2.5	2,272 (+2%)	12mo	$415,000	$183	84
39 Stone Dr	0.06mi	3/2.5 (-1)	2,236 (+1%)	14mo	$370,000	$165	80
84 Stone Dr	0.05mi	4/3.0	2,362 (+6%)	12mo	$335,000	$142	75
50 Abbie Ln	0.11mi	4/3.0	2,520 (+13%)	10mo	$481,900	$191	62
6379 Old Jonesboro Rd	0.14mi	3/3.0 (-1)	2,381 (+7%)	16mo	$333,000	$140	61
14222 Ivory Ln	0.50mi	3/2.5 (-1)	2,280 (+3%)	20mo	$590,000	$259	51
276 Hampton Dr	0.36mi	3/2.5 (-1)	2,024 (-9%)	22mo	$295,000	$146	45

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-39,209
• Equity at exit: $43,225

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-24,515
• Equity at exit: $25,065

Cash invested: $81,172 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,343 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$86 /mo · $1,027/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $124

Break-even live

Break-even rent $2,186

Max offer price $289,900

Occupancy floor 90%

Sensitivity live

Price	-10% $288	-5% $206	+0% $124	+5% $42	+10% $-40
Rent	-10% $-61	-5% $32	+0% $124	+5% $217	+10% $309
Rate	-1.0pp $270	-0.5pp $198	base $124	+0.5pp $49	+1.0pp $-27

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: $72,475
• Closing costs: $8,697
• 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	14d	1	0.25mi
2209 King College Rd Bristol, TN	4.0	2.0	2041	$2,500	$1.22	14d	1	1.02mi

Listing history 24 events

1. 2026-06-19
   days on market $289,900 Active 57 DOM
2. 2026-06-18
   days on market $289,900 Active 56 DOM
3. 2026-06-17
   days on market $289,900 Active 55 DOM
4. 2026-06-16
   days on market $289,900 Active 54 DOM
5. 2026-06-15
   days on market $289,900 Active 53 DOM
6. 2026-06-14
   days on market $289,900 Active 51 DOM
7. 2026-06-13
   days on market $289,900 Active 50 DOM
8. 2026-06-10
   days on market $289,900 Active 48 DOM
9. 2026-06-09
   days on market $289,900 Active 47 DOM
10. 2026-06-08
    days on market $289,900 Active 46 DOM
11. 2026-06-07
    days on market $289,900 Active 45 DOM
12. 2026-06-03
    price $289,900 Active 40 DOM
13. 2026-06-02
    days on market $294,900 Active 40 DOM
14. 2026-06-01
    days on market $294,900 Active 39 DOM
15. 2026-05-31
    days on market $294,900 Active 38 DOM
16. 2026-05-30
    days on market $294,900 Active 37 DOM
17. 2026-05-11
    price $294,900 1303-char remark
18. 2026-04-23
    listed $299,900 Active 1303-char remark
19. 2022-07-15
    soldstatus $240,000 528-char remark

    Show marketing remark (528 chars)

    This Traditional 2 story home has 4 Bedrooms and 2.5 Baths. The first level features a Living Room, Formal Dining Room, Den with a fireplace insert, and Kitchen with a Breakfast nook, Laundry Room and a 1/2 bath. Upstairs you will find the Master Bedroom with 2 walk in closets and Master Bath, 3 additional Bedrooms and a full bath with double sinks. Kitchen with Bamboo floors and a new roof. The home has a large level yard with a patio for entertaining. . Call for you appointment today!! Buyers to verify all information.

20. 2022-07-15
    soldstatus $240,000

    Show marketing remark (528 chars)

    This Traditional 2 story home has 4 Bedrooms and 2.5 Baths. The first level features a Living Room, Formal Dining Room, Den with a fireplace insert, and Kitchen with a Breakfast nook, Laundry Room and a 1/2 bath. Upstairs you will find the Master Bedroom with 2 walk in closets and Master Bath, 3 additional Bedrooms and a full bath with double sinks. Kitchen with Bamboo floors and a new roof. The home has a large level yard with a patio for entertaining. . Call for you appointment today!! Buyers to verify all information.

21. 2022-05-05
    listed $240,000 528-char remark

    Show marketing remark (528 chars)

    This Traditional 2 story home has 4 Bedrooms and 2.5 Baths. The first level features a Living Room, Formal Dining Room, Den with a fireplace insert, and Kitchen with a Breakfast nook, Laundry Room and a 1/2 bath. Upstairs you will find the Master Bedroom with 2 walk in closets and Master Bath, 3 additional Bedrooms and a full bath with double sinks. Kitchen with Bamboo floors and a new roof. The home has a large level yard with a patio for entertaining. . Call for you appointment today!! Buyers to verify all information.

22. 2021-07-13
    soldstatus $205,000

    Show marketing remark (380 chars)

    4BR 2.5 baths with over 2200 sq. ft. of living space located less than 1/2 mile from The Golf Club of Bristol. This Wash. Co. home , in the High Point School Dist. has a large master bedroom with 2 walk in closets, a spacious level backyard, and a number of updates including remodeled bathrooms and a repaved driveway. Leaf Filter gutters with a transferrable warranty is a plus.

23. 2021-07-13
    soldstatus $202,000

    Show marketing remark (380 chars)

    4BR 2.5 baths with over 2200 sq. ft. of living space located less than 1/2 mile from The Golf Club of Bristol. This Wash. Co. home , in the High Point School Dist. has a large master bedroom with 2 walk in closets, a spacious level backyard, and a number of updates including remodeled bathrooms and a repaved driveway. Leaf Filter gutters with a transferrable warranty is a plus.

24. 2021-06-09
    listed $189,900

    Show marketing remark (380 chars)

    4BR 2.5 baths with over 2200 sq. ft. of living space located less than 1/2 mile from The Golf Club of Bristol. This Wash. Co. home , in the High Point School Dist. has a large master bedroom with 2 walk in closets, a spacious level backyard, and a number of updates including remodeled bathrooms and a repaved driveway. Leaf Filter gutters with a transferrable warranty is a plus.

ⓘ 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: $1,027 · $86/mo
• Projected year-2 tax: $2,058 · $172/mo
• Expected delta: +$1,031/yr (+$86/mo · 100.4%)

ⓘ 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 · 20 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: $28,112
• − Mortgage interest: −$16,239
• − Property taxes: −$1,027
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$8,433
• Taxable loss: −$3,535
• Est. tax savings @ 24.0%: +$848
• After-tax cash flow: $2,337/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

+52.7% since first listed

9 events — show timeline

• 2026-06-02 Price Changed $289,900 SWVAR
• 2026-05-11 Price Changed $294,900 SWVAR
• 2026-04-23 Listed $299,900 SWVAR
• 2022-07-15 Sold (Public Records) $240,000 Public Records
• 2022-07-15 Sold (MLS) $240,000 TVRMLS
• 2022-05-05 Listed $240,000 TVRMLS
• 2021-07-13 Sold (Public Records) $202,000 Public Records
• 2021-07-13 Sold (MLS) $205,000 TVRMLS
• 2021-06-09 Listed $189,900 TVRMLS

Property tax history

+1.6%/yr

Latest (2026): $1,027 · +0.0% YoY. Source: county tax records.