615 Buckner St · Bristol, VA 24201

$169,000

3 bd · 3.0 ba · 2,406 sqft · SingleFamily public records · 80 Days on market

Built 1953 5,227 sqft lot $70/sqft · 20% below area Est $150k · 13% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

A TON OF POTENTIAL FOR SINGLE FAMILY OR INVESTORS. .. zoned to accommodate single family or if your an investor the zoning accommodates you as well. Spacious kitchen with appliances to include laundry (washer and dryer convey), large LR and each bedroom offers its own private exterior and interior entrance, each having private bath, each having private patio or deck, and a full unfinished basement that at one time was updated and used as rental. The current owner previously rented the finished space for total of $700 per bedrooms and shared common areas on main level or $1200 for entire main level. Upper Bedroom & bath rented for $625, but the upper level tenant covered some utilities at this amount. This property offers endless possibilities. Being sold as is. Right of way from alley to rear of property. Features heat pump, Kitchen appliances and ample cabinets and countertop space, rear patio, front balcony, side deck. Use as single family and enjoy all the space or as rental and rent the rooms with private baths and entrances and tenants share the common areas of the house. ALL INFORMATION HEREIN IS SUBJECT TO ERRORS AND OMISSIONS. BUYER OR BUYERS AGENT TO VERIFY ALL. TWO PARCELS CONVEY.

Key facts

• Private bath
• Spacious kitchen
• Private patio

Tags

• SPACIOUS KITCHEN
• PRIVATE EXTERIOR ENTRANCE
• PRIVATE INTERIOR ENTRANCE
• PRIVATE BATH
• PRIVATE PATIO
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $169k.

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 $169k).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 4.9% 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.
• 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.
• Market conditions: 156 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1953 — 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 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?
6. 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?
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: 1.26% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.17%
• DSCR: 1.76
• GRM: 6.6

CMA / ARV

• ARV (median comp): $149,549
• List price: $169,000
• Delta: 13.01%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 Lawrence Ave	0.40mi	3/1.5	2,270 (-6%)	2mo	$260,000	$115	64
1005 Euclid Ave	0.53mi	3/2.0	2,320 (-4%)	3mo	$268,000	$116	62
523 Goodson St	0.44mi	4/2.0 (+1)	2,167 (-10%)	1mo	$40,000	$18	53
1025 Fairmount Ave	0.55mi	3/2.0	2,224 (-8%)	9mo	$280,000	$126	50
169 Forest Ln	0.71mi	3/3.0	2,253 (-6%)	8mo	$257,630	$114	49
612 Arlington Ave	0.38mi	3/2.0	2,133 (-11%)	13mo	$327,000	$153	48
290 Valley Drive Dr	0.72mi	3/2.0	2,245 (-7%)	3mo	$343,500	$153	48
465 Arlington Ave	0.40mi	3/1.5	2,736 (+14%)	7mo	$482,500	$176	47
718 Arlington Ave	0.45mi	3/1.5	2,110 (-12%)	11mo	$265,000	$126	43
1001 Prospect Ave	0.66mi	4/3.5 (+1)	2,553 (+6%)	14mo	$249,900	$98	40
915 Lawrence Ave	0.53mi	4/1.5 (+1)	2,071 (-14%)	10mo	$215,000	$104	32
539 Madison St	0.73mi	4/2.5 (+1)	2,048 (-15%)	3mo	$193,000	$94	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: 8.4%
• Equity multiple: 1.33×
• Total profit: $15,664
• Equity at exit: $25,198

10-year hold

• IRR: 17.6%
• Equity multiple: 2.46×
• Total profit: $68,874
• Equity at exit: $14,612

Cash invested: $47,320 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,122 high
• Mortgage (P&I): −$886
• Tax from tax record: −$42 /mo · $509/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $677

Break-even live

Break-even rent $1,265

Max offer price $169,000

Occupancy floor 63%

Sensitivity live

Price	-10% $773	-5% $725	+0% $677	+5% $629	+10% $581
Rent	-10% $509	-5% $593	+0% $677	+5% $761	+10% $845
Rate	-1.0pp $762	-0.5pp $720	base $677	+0.5pp $633	+1.0pp $589

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.99mi
1216 Norway St Unit 101 Bristol, VA	4.0	2.0	1615	$2,100	$1.30	13d	1	1.07mi
314 Crossway Rd Bristol, VA	2.0	2.0	1909	$1,800	$0.94	13d	1	1.21mi
3189 Island Rd Bristol, VA	3.0	1.5	2492	$2,400	$0.96	13d	1	1.28mi
712 Haynes St Bristol, TN	3.0	2.0	2228	$2,100	$0.94	13d	1	1.29mi
924 Maryland Ave Unit F Bristol, TN	2.0	2.0	1780	$2,000	$1.12	13d	1	1.36mi
201 Springdale Rd Bristol, TN	3.0	2.0	1635	$2,750	$1.68	44d	1	1.37mi

Listing history 17 events

1. 2026-06-19
   days on market $169,000 Active 80 DOM
2. 2026-06-18
   days on market $169,000 Active 79 DOM
3. 2026-06-17
   days on market $169,000 Active 78 DOM
4. 2026-06-16
   days on market $169,000 Active 77 DOM
5. 2026-06-15
   days on market $169,000 Active 76 DOM
6. 2026-06-14
   days on market $169,000 Active 74 DOM
7. 2026-06-13
   days on market $169,000 Active 73 DOM
8. 2026-06-10
   days on market $169,000 Active 71 DOM
9. 2026-06-09
   days on market $169,000 Active 70 DOM
10. 2026-06-08
    days on market $169,000 Active 69 DOM
11. 2026-06-07
    days on market $169,000 Active 68 DOM
12. 2026-06-03
    days on market $169,000 Active 64 DOM
13. 2026-06-02
    days on market $169,000 Active 63 DOM
14. 2026-06-01
    days on market $169,000 Active 62 DOM
15. 2026-05-31
    days on market $169,000 Active 61 DOM
16. 2026-05-30
    days on market $169,000 Active 60 DOM
17. 2026-03-31
    listed $169,000 Active 1215-char remark

    Show marketing remark (1215 chars)

    A TON OF POTENTIAL FOR SINGLE FAMILY OR INVESTORS. .. zoned to accommodate single family or if your an investor the zoning accommodates you as well. Spacious kitchen with appliances to include laundry (washer and dryer convey), large LR and each bedroom offers its own private exterior and interior entrance, each having private bath, each having private patio or deck, and a full unfinished basement that at one time was updated and used as rental. The current owner previously rented the finished space for total of $700 per bedrooms and shared common areas on main level or $1200 for entire main level. Upper Bedroom & bath rented for $625, but the upper level tenant covered some utilities at this amount. This property offers endless possibilities. Being sold as is. Right of way from alley to rear of property. Features heat pump, Kitchen appliances and ample cabinets and countertop space, rear patio, front balcony, side deck. Use as single family and enjoy all the space or as rental and rent the rooms with private baths and entrances and tenants share the common areas of the house. ALL INFORMATION HEREIN IS SUBJECT TO ERRORS AND OMISSIONS. BUYER OR BUYERS AGENT TO VERIFY ALL. TWO PARCELS CONVEY.

ⓘ 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: $509 · $42/mo
• Projected year-2 tax: $1,386 · $115/mo
• Expected delta: +$876/yr (+$73/mo · 172.0%)

ⓘ 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 2/10 Low
• 🌡 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: $25,461
• − Mortgage interest: −$9,467
• − Property taxes: −$509
• − Insurance: −$845
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$4,916
• Taxable income: $5,650
• Est. tax owed @ 24.0%: −$1,356
• After-tax cash flow: $6,769/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

1 event — show timeline

• 2026-03-31 Listed $169,000 TVRMLS