1905 Anderson St · Bristol, TN 37620

$119,900

2 bd · 1.0 ba · 726 sqft · SingleFamily public records · 42 Days on market

Built 1928 6,969 sqft lot Est $143k · 16% 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 +23.4/30.0
• ARV discount +14.8/15.0
• DSCR +7.5/10.0
• 1% rule +5.1/10.0
• 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

Welcome home to 1905 Anderson Street in beautiful Bristol TN. This 2 bedroom, 1 bath home features all-new flooring, walls, windows, siding, plumping and an updated kitchen, with new cabinets, countertops, tile backsplash, and stainless steel appliances! Enjoy a modern bathroom with a walk-in shower, plus a bright, open living space filled with natural light. The home also features a carport for added convenience. Perfect for first-time home buyers or investors seeking a low-maintenance rental. Buyer/Buyer's Agent to verify any and all information, taken from Public Records and Seller. All information herein deemed reliable but not guaranteed.

Key facts

• 6,969 sq ft lot
• Parking
• Built 1928

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-family house; Residential property; Updated/Remodeled condition; Zoned R-2
• Construction: Vinyl siding construction; Shingle roof
• Exterior features: Level lot; Shingle roof; Vinyl siding

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Updated/remodeled interior; Dishwasher; Refrigerator
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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); Bristol Tennessee Middle School (math 37% / reading 29%, grade F, #77 of 333 statewide, top 24%, 883 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; 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k 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

• It's been on market 42 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $120k implies a 574% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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: 1.01% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $143,022
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2226 Bay St	0.16mi	2/1.0	750 (+3%)	1mo	$134,000	$179	86
2222 Windsor Ave	0.23mi	2/1.0	780 (+7%)	3mo	$153,700	$197	74
2510 Shelby St	0.31mi	2/1.0	700 (-4%)	10mo	$125,000	$179	71
2440 Broad St	0.32mi	2/1.0	672 (-7%)	3mo	$170,000	$253	70
1317 Newton St	0.51mi	2/1.0	720 (-1%)	10mo	$160,500	$223	66
1608 Broad St	0.25mi	2/1.0	825 (+14%)	1mo	$159,900	$194	65
115 16th St	0.30mi	2/1.0	827 (+14%)	1mo	$180,000	$218	62
2504 Bay St	0.28mi	2/1.0	800 (+10%)	20mo	$165,000	$206	54
2322 Anderson St	0.30mi	3/1.0 (+1)	828 (+14%)	11mo	$108,000	$130	48
2637 Bay St	0.55mi	2/1.0	802 (+10%)	11mo	$193,000	$241	48
2609 Bay St	0.48mi	2/1.0	792 (+9%)	20mo	$155,000	$196	46
724 Randolph St	0.70mi	3/1.0 (+1)	784 (+8%)	22mo	$114,000	$145	31

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-5,377
• Equity at exit: $17,877

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $13,298
• Equity at exit: $10,367

Cash invested: $33,572 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $221

Break-even live

Break-even rent $927

Max offer price $119,900

Occupancy floor 77%

Sensitivity live

Price	-10% $289	-5% $255	+0% $221	+5% $187	+10% $153
Rent	-10% $126	-5% $174	+0% $221	+5% $269	+10% $317
Rate	-1.0pp $282	-0.5pp $252	base $221	+0.5pp $190	+1.0pp $159

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $119,900 Active 42 DOM
2. 2026-06-18
   days on market $119,900 Active 41 DOM
3. 2026-06-17
   days on market $119,900 Active 40 DOM
4. 2026-06-16
   days on market $119,900 Active 39 DOM
5. 2026-06-15
   days on market $119,900 Active 38 DOM
6. 2026-06-14
   days on market $119,900 Active 36 DOM
7. 2026-06-13
   pricedays on market $119,900 Active 35 DOM
8. 2026-06-10
   days on market $124,900 Active 33 DOM
9. 2026-06-09
   days on market $124,900 Active 32 DOM
10. 2026-06-08
    days on market $124,900 Active 31 DOM
11. 2026-06-07
    days on market $124,900 Active 30 DOM
12. 2026-06-03
    days on market $124,900 Active 26 DOM
13. 2026-06-02
    days on market $124,900 Active 25 DOM
14. 2026-06-01
    days on market $124,900 Active 24 DOM
15. 2026-05-31
    days on market $124,900 Active 23 DOM
16. 2026-05-30
    days on market $124,900 Active 22 DOM
17. 2026-05-22
    price $124,900
18. 2026-05-08
    listed $129,900 Active
19. 1979-01-01
    soldstatus $17,800

ⓘ 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: $643 · $54/mo
• Projected year-2 tax: $851 · $71/mo
• Expected delta: +$208/yr (+$17/mo · 32.4%)

ⓘ 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 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: $14,485
• − Mortgage interest: −$6,716
• − Property taxes: −$643
• − Insurance: −$600
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$3,488
• Taxable income: $720
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $2,482/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

+601.7% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $124,900 TVRMLS
• 2026-05-08 Listed $129,900 TVRMLS
• 1979-01-01 Sold (Public Records) $17,800 Public Records

Property tax history

+6.5%/yr

Latest (2025): $643 · +26.3% YoY. Source: county tax records.