2409 Anderson St · Bristol, TN 37620

$175,000

3 bd · 1.0 ba · 1,418 sqft · SingleFamily public records · 5 Days on market

Built 1958 0.44 ac lot Est $234k · 25% 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.9/10.0
• 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 MLS

Charming 4 bedroom, 2 bath home in established neighborhood in Bristol offer tremendous value for anyone looking for extra space or just to relocate. Main level of home has three bedrooms, living room, and large den. Downstairs is partially finished with living area, bedroom, and bathroom complete with jacuzzi tub. Home also offers excellent storage area in unfinished portion of basement and outbuilding. Large rear deck and spacious backyard offer peace and quiet as well as ample space to entertain guests or let pets and kids run wild. Buyer/buyer agent to verify all information.

Key facts

• Spacious yard
• Two driveways
• Large lot

Tags

• PARTIALLY FINISHED BASEMENT
• HARDWOOD FLOORS
• LARGE LOT
• TWO DRIVEWAYS
• TWO STORAGE BUILDINGS
• SPACIOUS YARD

Property features AI

Exterior

• Parking: Driveway (asphalt)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level; Residential property; Fixer condition; R-2 zoning
• Construction: Frame construction; Block foundation; Asphalt shingle roof; Partially finished walk-out basement; Below-grade finished area included
• Exterior features: Deck; Front porch; Shed(s) / storage

Interior

• Kitchen: Eat-in kitchen
• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Eat-in kitchen; Soaking tub; Double pane windows; One fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/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 $174k (0.7% below list).
• Recommended offer: $174k (0.7% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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; 14 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 37% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $173,707 (0.7% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $233,970
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1836 Anderson St	0.57mi	3/2.0	1,425 (+0%)	4mo	$235,000	$165	65
121 Saint James Pl	0.65mi	3/2.5	1,422 (+0%)	0mo	$255,000	$179	63
107 Neal Dr	0.61mi	4/2.0 (+1)	1,421 (+0%)	1mo	$283,000	$199	61
105 Carson Ln	0.39mi	3/2.0	1,280 (-10%)	3mo	$180,000	$141	59
2021 Windsor Ave	0.39mi	2/2.0 (-1)	1,372 (-3%)	11mo	$175,000	$128	58
113 Neal Dr	0.58mi	3/1.0	1,522 (+7%)	5mo	$232,500	$153	57
108 Boardwalk	0.73mi	3/2.5	1,400 (-1%)	3mo	$255,000	$182	55
124 Boardwalk	0.73mi	3/2.5	1,440 (+2%)	8mo	$244,900	$170	51
2110 Anderson St	0.42mi	2/1.0 (-1)	1,240 (-13%)	12mo	$173,000	$140	44
104 Saint James Pl	0.68mi	3/2.0	1,228 (-13%)	4mo	$220,000	$179	38
2971 Broad St #166	0.75mi	2/2.0 (-1)	1,288 (-9%)	10mo	$1,695	$1	32
1712 Broad St	0.72mi	3/2.0	1,612 (+14%)	10mo	$85,000	$53	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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-12,926
• Equity at exit: $26,093

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $8,552
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$918
• Tax from tax record: −$139 /mo · $1,668/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $243

Break-even live

Break-even rent $1,430

Max offer price $175,000

Occupancy floor 81%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2114 Broad St Bristol, TN	2.0	1.0	1000	$1,600	$1.60	13d	1	0.40mi
2931 Broad St #124 Bristol, TN	3.0	2.5	1248	$1,500	$1.20	21d	1	0.58mi
1718 Clifton Rd Bristol, TN	3.0	1.5	1672	$1,900	$1.14	44d	1	0.62mi
145 Midway St Unit 1397968P Bristol, VA	3.0	2.0	1388	$5,335	$3.84	21d	1	0.65mi
2510 Catherine St Bristol, VA	3.0	2.0	1418	$2,500	$1.76	13d	1	0.86mi
1136 Moorland Ave Bristol, VA	2.0	1.0	936	$1,250	$1.34	44d	1	0.91mi
1405 Newton St Bristol, VA	3.0	1.0	1200	$1,600	$1.33	13d	1	1.01mi
1216 Norway St Unit 101 Bristol, VA	4.0	2.0	1615	$2,100	$1.30	13d	1	1.12mi
1216 Norway St Unit 102 Bristol, VA	2.0	1.0	1215	$1,600	$1.32	13d	1	1.12mi
60 Maple Tree Dr Bristol, TN	2.0	1.0	944	$1,350	$1.43	21d	1	1.33mi
308 Emerald Dr Unit 308 Bristol, VA	2.0	1.5	970	$1,200	$1.24	44d	1	1.37mi
1156 Bristol View Dr Bristol, VA	2.0	2.5	1152	$1,650	$1.43	13d	2	1.39mi
700 W Cedar St Bristol, TN	2.0	1.0	921	$1,600	$1.74	21d	1	1.41mi
203 Opal Ln Unit 4 Bristol, VA	2.0	1.5	1200	$1,500	$1.25	21d	1	1.42mi

Listing history 9 events

1. 2026-05-19
   status Pending
2. 2026-05-14
   listed $175,000 Active
3. 2021-10-12
   soldstatus $165,000
4. 2021-10-07
   soldstatus $165,000 586-char remark

   Show marketing remark (586 chars)

   Charming 4 bedroom, 2 bath home in established neighborhood in Bristol offer tremendous value for anyone looking for extra space or just to relocate. Main level of home has three bedrooms, living room, and large den. Downstairs is partially finished with living area, bedroom, and bathroom complete with jacuzzi tub. Home also offers excellent storage area in unfinished portion of basement and outbuilding. Large rear deck and spacious backyard offer peace and quiet as well as ample space to entertain guests or let pets and kids run wild. Buyer/buyer agent to verify all information.

5. 2021-10-07
   soldstatus $165,000 586-char remark

   Show marketing remark (586 chars)

   Charming 4 bedroom, 2 bath home in established neighborhood in Bristol offer tremendous value for anyone looking for extra space or just to relocate. Main level of home has three bedrooms, living room, and large den. Downstairs is partially finished with living area, bedroom, and bathroom complete with jacuzzi tub. Home also offers excellent storage area in unfinished portion of basement and outbuilding. Large rear deck and spacious backyard offer peace and quiet as well as ample space to entertain guests or let pets and kids run wild. Buyer/buyer agent to verify all information.

6. 2021-08-19
   listed $164,900 586-char remark

   Show marketing remark (586 chars)

   Charming 4 bedroom, 2 bath home in established neighborhood in Bristol offer tremendous value for anyone looking for extra space or just to relocate. Main level of home has three bedrooms, living room, and large den. Downstairs is partially finished with living area, bedroom, and bathroom complete with jacuzzi tub. Home also offers excellent storage area in unfinished portion of basement and outbuilding. Large rear deck and spacious backyard offer peace and quiet as well as ample space to entertain guests or let pets and kids run wild. Buyer/buyer agent to verify all information.

7. 2021-08-19
   listed $164,900 586-char remark

   Show marketing remark (586 chars)

   Charming 4 bedroom, 2 bath home in established neighborhood in Bristol offer tremendous value for anyone looking for extra space or just to relocate. Main level of home has three bedrooms, living room, and large den. Downstairs is partially finished with living area, bedroom, and bathroom complete with jacuzzi tub. Home also offers excellent storage area in unfinished portion of basement and outbuilding. Large rear deck and spacious backyard offer peace and quiet as well as ample space to entertain guests or let pets and kids run wild. Buyer/buyer agent to verify all information.

8. 2001-11-09
   soldstatus $77,500
9. 1995-07-07
   soldstatus $50,000

ⓘ 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: $1,668 · $139/mo
• Projected year-2 tax: $1,668 · $139/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 21 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: $20,845
• − Mortgage interest: −$9,803
• − Property taxes: −$1,668
• − Insurance: −$875
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$5,091
• Taxable income: $73
• Est. tax owed @ 24.0%: −$18
• After-tax cash flow: $2,894/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

+250.0% since first listed

9 events — show timeline

• 2026-05-19 Pending — TVRMLS
• 2026-05-14 Listed $175,000 TVRMLS
• 2021-10-12 Sold (Public Records) $165,000 Public Records
• 2021-10-07 Sold (MLS) $165,000 LAAR
• 2021-10-07 Sold (MLS) $165,000 TVRMLS
• 2021-08-19 Listed $164,900 LAAR
• 2021-08-19 Listed $164,900 TVRMLS
• 2001-11-09 Sold (Public Records) $77,500 Public Records
• 1995-07-07 Sold (Public Records) $50,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,668 · +30.7% YoY. Source: county tax records.