569 Vance St · Bristol, VA 24201

$80,000

2 bd · 1.5 ba · 944 sqft · SingleFamily public records · 9 Days on market

Built 1929 $85/sqft · 53% below area

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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
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute as a ''button''. Extra special. Newer HP, carpet, 200 amp box, all appliances included.

Key facts

• Built 1929
• Listed 9 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential house; Residential zoning
• Construction: Vinyl siding; Other construction materials
• Exterior features: Level topography; Other-type roof

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heat pump for heating; Heat pump for cooling
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 14.7% 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.
• Zoned schools: Virginia Middle (math 56% / reading 71%, grade B+, #128 of 342 statewide, top 39%, 487 students, 101% FRL); Virginia High (math 62% / reading 77%, grade B, #159 of 319 statewide, top 53%, 637 students, 100% FRL) — zoned schools average 100% FRL vs 58% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 156 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1929 — 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 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?
4. 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?
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: 1.67% ✓
• Cap rate: 14.66%
• Cash-on-cash: 29.87%
• DSCR: 2.33
• GRM: 5.0

CMA / ARV

• ARV (median comp): $164,474
• List price: $80,000
• Delta: -51.36%
• 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
401 Crockett St	0.09mi	3/1.0 (+1)	912 (-3%)	6mo	$172,500	$189	78
329 Magnolia Dr	0.44mi	2/1.0	945 (+0%)	1mo	$144,000	$152	76
416 Randolph St	0.41mi	2/1.0	962 (+2%)	2mo	$205,000	$213	74
2125 Randolph St	0.20mi	2/1.0	871 (-8%)	3mo	$135,000	$155	74
533 Spurgeon Ln	0.75mi	2/1.0	936 (-1%)	4mo	$150,000	$160	58
21 16th St	0.67mi	2/1.0	991 (+5%)	0mo	$208,500	$210	58
103 Carson Ln	0.72mi	3/1.0 (+1)	943 (-0%)	3mo	$165,000	$175	57
276 Spurgeon Ln	0.71mi	2/1.0	911 (-4%)	9mo	$60,000	$66	52
2117 Westfield St	0.26mi	3/1.0 (+1)	1,069 (+13%)	9mo	$218,000	$204	52
1821 Broad St	0.69mi	2/1.0	864 (-8%)	3mo	$167,500	$194	49
115 16th St	0.73mi	2/1.0	827 (-12%)	1mo	$180,000	$218	42
2005 Bay St	0.66mi	3/1.0 (+1)	1,064 (+13%)	1mo	$145,000	$136	40

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: 24.4%
• Equity multiple: 2.01×
• Total profit: $22,537
• Equity at exit: $11,928

10-year hold

• IRR: 32.2%
• Equity multiple: 3.92×
• Total profit: $65,302
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,337 high
• Mortgage (P&I): −$420
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $558

Break-even live

Break-even rent $632

Max offer price $80,000

Occupancy floor 53%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Emerald Dr Unit 308 Bristol, VA	2.0	1.5	970	$1,200	$1.24	44d	1	0.25mi
1136 Moorland Ave Bristol, VA	2.0	1.0	936	$1,250	$1.34	44d	1	0.30mi
2505 Catherine St Bristol, VA	2.0	1.0	849	$1,600	$1.88	13d	1	0.43mi
2114 Broad St Bristol, TN	2.0	1.0	1000	$1,600	$1.60	13d	1	0.84mi
235 Carson Ct Bristol, TN	1.0	1.0	800	$850	$1.06	44d	1	0.85mi
816 Goode St Bristol, VA	1.0	1.0	822	$2,000	$2.43	13d	1	1.23mi

Listing history 7 events

1. 2026-05-14
   status Pending 375-char remark
2. 2026-05-05
   listed $80,000 Active 375-char remark
3. 2026-04-08
   soldstatus $147,088
4. 2021-10-19
   soldstatus $130,000
5. 2021-10-15
   soldstatus $130,000 92-char remark

   Show marketing remark (92 chars)

   Cute as a ''button''. Extra special. Newer HP, carpet, 200 amp box, all appliances included.

6. 2021-08-23
   listed $125,000 92-char remark

   Show marketing remark (92 chars)

   Cute as a ''button''. Extra special. Newer HP, carpet, 200 amp box, all appliances included.

7. 1998-07-07
   soldstatus $52,500

ⓘ 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: $554 · $46/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$102/yr (+$9/mo · 18.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 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: $16,050
• − Mortgage interest: −$4,481
• − Property taxes: −$554
• − Insurance: −$400
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$2,327
• Taxable income: $5,719
• Est. tax owed @ 24.0%: −$1,373
• After-tax cash flow: $5,318/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

+52.4% since first listed

7 events — show timeline

• 2026-05-14 Pending — TVRMLS
• 2026-05-05 Listed $80,000 TVRMLS
• 2026-04-08 Sold (Public Records) $147,088 Public Records
• 2021-10-19 Sold (Public Records) $130,000 Public Records
• 2021-10-15 Sold (MLS) $130,000 TVRMLS
• 2021-08-23 Listed $125,000 TVRMLS
• 1998-07-07 Sold (Public Records) $52,500 Public Records