707 Portsmouth Ave · Bristol, VA 24201

$75,000

2 bd · 1.0 ba · 911 sqft · SingleFamily public records · 334 Days on market

Built 1906 6,534 sqft lot Est $130k · 42% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Here is a lot of bang for your buck! This two bedroom, one bathroom home has a brand new heat pump and carpet! A great investment property or a lovely home, whichever you choose, you'll be doing so in style. Original 1906 exposed brick in bedrooms, and fabulous claw foot bathtub. The kitchen is spacious and houses the laundry as well. There is a great attached gardening room on the back and with alley access, in back, you'll be able to have a beautiful backyard. Close to downtown and not far from exits 5 and 7!

Key facts

• 6,534 sq ft lot
• Built 1906
• Listed 334 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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: Highland View Elementary (math 42% / reading 62%, grade C-, #696 of 1,108 statewide, top 66%, 175 students, 98% FRL); 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 at typical pace (median 22d on market — plan ~3-4 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 $519 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 334 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 334 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — 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: 1.86% ✓
• Cap rate: 16.84%
• Cash-on-cash: 37.66%
• DSCR: 2.68
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $130,273
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 Dixie St	0.11mi	2/1.0	842 (-8%)	9mo	$65,500	$78	75
540 Madison St	0.55mi	2/1.0	870 (-4%)	5mo	$35,000	$40	63
124 Reservoir St	0.22mi	3/1.0 (+1)	1,005 (+10%)	8mo	$132,000	$131	61
934 Massachusetts Ave	0.32mi	3/2.0 (+1)	957 (+5%)	8mo	$125,000	$131	61
608 Florida Ave	0.54mi	2/2.0	864 (-5%)	2mo	$180,000	$208	61
1002 Massachusetts Ave	0.32mi	2/1.0	804 (-12%)	8mo	$115,000	$143	59
382 Texas Ave	0.65mi	2/1.0	973 (+7%)	6mo	$99,000	$102	54
136 Beaver St #1	0.65mi	2/1.0	816 (-10%)	2mo	$140,000	$172	51
116 Esther St	0.71mi	2/1.0	979 (+8%)	10mo	$123,000	$126	46
1507 Massachusetts Ave	0.61mi	2/1.0	789 (-13%)	9mo	$119,700	$152	42
108 Lily St	0.57mi	3/1.5 (+1)	1,040 (+14%)	1mo	$195,000	$188	42
165 Hughes St	0.66mi	2/1.0	804 (-12%)	10mo	$148,000	$184	42

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: 33.6%
• Equity multiple: 2.42×
• Total profit: $29,792
• Equity at exit: $11,183

10-year hold

• IRR: 40.5%
• Equity multiple: 4.80×
• Total profit: $79,881
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$393
• Tax from tax record: −$16 /mo · $196/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $659

Break-even live

Break-even rent $558

Max offer price $75,000

Occupancy floor 48%

Sensitivity live

Price	-10% $701	-5% $680	+0% $659	+5% $638	+10% $617
Rent	-10% $549	-5% $604	+0% $659	+5% $714	+10% $769
Rate	-1.0pp $697	-0.5pp $678	base $659	+0.5pp $640	+1.0pp $620

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Kingsolver St Bristol, VA	2.0	1.0	1000	$1,400	$1.40	22d	1	0.59mi
1733 Dunlap St Bristol, VA	3.0	1.0	900	$1,250	$1.39	14d	1	0.73mi
361 Heathland Dr Unit 365 Bristol, VA	1.0	1.0	550	$750	$1.36	45d	1	0.88mi
1001 Virginia Ave Unit 2 Bristol, TN	2.0	1.0	800	$1,375	$1.72	22d	1	0.88mi
816 Goode St Bristol, VA	1.0	1.0	822	$2,000	$2.43	14d	1	1.01mi
1206 Golf St Bristol, TN	3.0	1.0	960	$1,500	$1.56	14d	1	1.02mi

Listing history 9 events

1. 2024-03-18
   status Pending
2. 2023-04-19
   listed Active Under Contract
3. 2022-12-01
   soldstatus $70,000
4. 2022-09-06
   listed $75,000
5. 2022-06-27
   soldstatus $63,000 516-char remark

   Show marketing remark (516 chars)

   Here is a lot of bang for your buck! This two bedroom, one bathroom home has a brand new heat pump and carpet! A great investment property or a lovely home, whichever you choose, you'll be doing so in style. Original 1906 exposed brick in bedrooms, and fabulous claw foot bathtub. The kitchen is spacious and houses the laundry as well. There is a great attached gardening room on the back and with alley access, in back, you'll be able to have a beautiful backyard. Close to downtown and not far from exits 5 and 7!

6. 2022-06-27
   soldstatus $63,000

   Show marketing remark (516 chars)

   Here is a lot of bang for your buck! This two bedroom, one bathroom home has a brand new heat pump and carpet! A great investment property or a lovely home, whichever you choose, you'll be doing so in style. Original 1906 exposed brick in bedrooms, and fabulous claw foot bathtub. The kitchen is spacious and houses the laundry as well. There is a great attached gardening room on the back and with alley access, in back, you'll be able to have a beautiful backyard. Close to downtown and not far from exits 5 and 7!

7. 2022-06-10
   listed $68,900 516-char remark

   Show marketing remark (516 chars)

   Here is a lot of bang for your buck! This two bedroom, one bathroom home has a brand new heat pump and carpet! A great investment property or a lovely home, whichever you choose, you'll be doing so in style. Original 1906 exposed brick in bedrooms, and fabulous claw foot bathtub. The kitchen is spacious and houses the laundry as well. There is a great attached gardening room on the back and with alley access, in back, you'll be able to have a beautiful backyard. Close to downtown and not far from exits 5 and 7!

8. 2010-03-30
   soldstatus $34,900
9. 2007-03-27
   soldstatus $20,000

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

Tax reassessment forecast VA · Resets to sale price

• Current annual tax: $196 · $16/mo
• Projected year-2 tax: $615 · $51/mo
• Expected delta: +$419/yr (+$35/mo · 213.0%)

ⓘ 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: $16,708
• − Mortgage interest: −$4,201
• − Property taxes: −$196
• − Insurance: −$375
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$2,182
• Taxable income: $7,080
• Est. tax owed @ 24.0%: −$1,699
• After-tax cash flow: $6,209/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

+250.0% since first listed

9 events — show timeline

• 2024-03-18 Pending — TVRMLS
• 2023-04-19 Listed — TVRMLS
• 2022-12-01 Sold (Public Records) $70,000 Public Records
• 2022-09-06 Listed $75,000 TVRMLS
• 2022-06-27 Sold (Public Records) $63,000 Public Records
• 2022-06-27 Sold (MLS) $63,000 TVRMLS
• 2022-06-10 Listed $68,900 TVRMLS
• 2010-03-30 Sold (Public Records) $34,900 Public Records
• 2007-03-27 Sold (Public Records) $20,000 Public Records