708 Portsmouth Ave · Bristol, VA 24201

$149,000

3 bd · 1.0 ba · 1,671 sqft · SingleFamily public records · 24 Days on market

Built 1910 Est $117k · 27% over ↓ 15% since listing

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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 +7.9/10.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for investors or first-time homebuyers! This spacious 4 bedroom, 1 bathroom home features an eat-in kitchen, living room, and a covered front porch perfect for relaxing. The large backyard is ideal for entertaining family and friends. Convenient to all the amenities that Bristol has to offer! With a little TLC and some updates, this home will truly shine. Schedule a showing today with your favorite REALTOR®. Information deemed reliable but not guaranteed. Buyers and buyer's agents to verify all information.

Key facts

• Alley access
• Large eat in kitchen
• Large back yard

Tags

• LARGE EAT IN KITCHEN
• BACK DECK
• LARGE BACK YARD
• ALLEY ACCESS

Property features AI

Finance

• Other: Zoned R; Lot dimensions approximately 50 x 150 x 50 x 151; Not in a subdivision

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One level; Residential property
• Construction: Vinyl siding; Plaster construction; Shingle roof; Partially finished below-grade living area
• Exterior features: Deck; Rolling slope lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Storm windows; Partially finished basement
• 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 $149k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $75k; list at $149k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $146,765 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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: 1.29% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.63%
• DSCR: 1.83
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $116,970
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 Portsmouth Ave	0.00mi	4/1.0 (+1)	1,671 (0%)	7mo	$75,000	$45	89
631 Taylor St	0.43mi	3/1.0	1,664 (-0%)	5mo	$232,000	$139	75
509 Norfolk Ave	0.26mi	3/1.0	1,510 (-10%)	0mo	$20,000	$13	72
919 Russell St	0.50mi	3/1.0	1,582 (-5%)	7mo	$96,000	$61	62
421 Carolina Ave	0.54mi	4/1.0 (+1)	1,647 (-1%)	7mo	$244,000	$148	62
235 Mcdowell St	0.46mi	3/2.0	1,788 (+7%)	3mo	$214,900	$120	61
345 Montpelier Ave	0.39mi	3/2.0	1,500 (-10%)	3mo	$193,000	$129	58
1009 Massachusetts Ave	0.30mi	4/2.0 (+1)	1,830 (+10%)	5mo	$78,000	$43	57
809 Leona St	0.40mi	4/2.0 (+1)	1,782 (+7%)	5mo	$125,000	$70	57
1180 Mary St	0.65mi	4/1.0 (+1)	1,632 (-2%)	7mo	$33,230	$20	55
600 Moore St	0.63mi	3/2.5	1,842 (+10%)	2mo	$197,000	$107	46
128 South St	0.68mi	2/1.0 (-1)	1,526 (-9%)	5mo	$38,000	$25	45

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: 10.3%
• Equity multiple: 1.41×
• Total profit: $17,038
• Equity at exit: $22,216

10-year hold

• IRR: 19.4%
• Equity multiple: 2.62×
• Total profit: $67,686
• Equity at exit: $12,883

Cash invested: $41,720 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$781
• Tax from tax record: −$33 /mo · $394/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $648

Break-even live

Break-even rent $1,109

Max offer price $149,000

Occupancy floor 61%

Sensitivity live

Price	-10% $732	-5% $690	+0% $648	+5% $605	+10% $563
Rent	-10% $495	-5% $571	+0% $648	+5% $724	+10% $800
Rate	-1.0pp $723	-0.5pp $686	base $648	+0.5pp $609	+1.0pp $570

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
279 Reservoir St Bristol, VA	3.0	1.5	1300	$1,600	$1.23	14d	1	0.27mi
201 Springdale Rd Bristol, TN	3.0	2.0	1635	$2,750	$1.68	44d	1	0.69mi
924 Maryland Ave Unit F Bristol, TN	2.0	2.0	1780	$2,000	$1.12	14d	1	0.82mi
712 Haynes St Bristol, TN	3.0	2.0	2228	$2,100	$0.94	14d	1	1.28mi
314 Crossway Rd Bristol, VA	2.0	2.0	1909	$1,800	$0.94	14d	1	1.38mi
1308 Columbia Rd Bristol, TN	3.0	1.0	1198	$1,375	$1.15	21d	1	1.47mi
970 Long Crescent Dr Bristol, VA	3.0	2.0	1886	$1,850	$0.98	14d	1	1.48mi

Listing history 23 events

1. 2026-06-19
   days on market $149,000 Active 24 DOM
2. 2026-06-18
   days on market $149,000 Active 23 DOM
3. 2026-06-17
   days on market $149,000 Active 22 DOM
4. 2026-06-16
   days on market $149,000 Active 21 DOM
5. 2026-06-15
   days on market $149,000 Active 20 DOM
6. 2026-06-14
   days on market $149,000 Active 18 DOM
7. 2026-06-13
   days on market $149,000 Active 17 DOM
8. 2026-06-10
   days on market $149,000 Active 15 DOM
9. 2026-06-09
   days on market $149,000 Active 14 DOM
10. 2026-06-08
    days on market $149,000 Active 13 DOM
11. 2026-06-07
    days on market $149,000 Active 12 DOM
12. 2026-06-03
    days on market $149,000 Active 8 DOM
13. 2026-06-02
    days on market $149,000 Active 7 DOM
14. 2026-06-01
    days on market $149,000 Active 6 DOM
15. 2026-05-31
    days on market $149,000 Active 5 DOM
16. 2026-05-30
    days on market $149,000 Active 4 DOM
17. 2026-05-26
    listed $149,000 Active
18. 2025-12-01
    soldstatus $75,000
19. 2025-11-26
    soldstatus $75,000 Closed 534-char remark

    Show marketing remark (534 chars)

    Great opportunity for investors or first-time homebuyers! This spacious 4 bedroom, 1 bathroom home features an eat-in kitchen, living room, and a covered front porch perfect for relaxing. The large backyard is ideal for entertaining family and friends. Convenient to all the amenities that Bristol has to offer! With a little TLC and some updates, this home will truly shine. Schedule a showing today with your favorite REALTOR®. Information deemed reliable but not guaranteed. Buyers and buyer's agents to verify all information.

20. 2025-10-31
    historical Active Under Contract 534-char remark

    Show marketing remark (534 chars)

    Great opportunity for investors or first-time homebuyers! This spacious 4 bedroom, 1 bathroom home features an eat-in kitchen, living room, and a covered front porch perfect for relaxing. The large backyard is ideal for entertaining family and friends. Convenient to all the amenities that Bristol has to offer! With a little TLC and some updates, this home will truly shine. Schedule a showing today with your favorite REALTOR®. Information deemed reliable but not guaranteed. Buyers and buyer's agents to verify all information.

21. 2025-09-23
    price $115,000 534-char remark

    Show marketing remark (534 chars)

    Great opportunity for investors or first-time homebuyers! This spacious 4 bedroom, 1 bathroom home features an eat-in kitchen, living room, and a covered front porch perfect for relaxing. The large backyard is ideal for entertaining family and friends. Convenient to all the amenities that Bristol has to offer! With a little TLC and some updates, this home will truly shine. Schedule a showing today with your favorite REALTOR®. Information deemed reliable but not guaranteed. Buyers and buyer's agents to verify all information.

22. 2025-08-11
    price $150,000 534-char remark

    Show marketing remark (534 chars)

    Great opportunity for investors or first-time homebuyers! This spacious 4 bedroom, 1 bathroom home features an eat-in kitchen, living room, and a covered front porch perfect for relaxing. The large backyard is ideal for entertaining family and friends. Convenient to all the amenities that Bristol has to offer! With a little TLC and some updates, this home will truly shine. Schedule a showing today with your favorite REALTOR®. Information deemed reliable but not guaranteed. Buyers and buyer's agents to verify all information.

23. 2025-08-02
    listed $175,000 Active 534-char remark

    Show marketing remark (534 chars)

    Great opportunity for investors or first-time homebuyers! This spacious 4 bedroom, 1 bathroom home features an eat-in kitchen, living room, and a covered front porch perfect for relaxing. The large backyard is ideal for entertaining family and friends. Convenient to all the amenities that Bristol has to offer! With a little TLC and some updates, this home will truly shine. Schedule a showing today with your favorite REALTOR®. Information deemed reliable but not guaranteed. Buyers and buyer's agents to verify all information.

ⓘ 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: $394 · $33/mo
• Projected year-2 tax: $1,222 · $102/mo
• Expected delta: +$828/yr (+$69/mo · 210.2%)

ⓘ 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: $23,148
• − Mortgage interest: −$8,346
• − Property taxes: −$394
• − Insurance: −$745
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$4,335
• Taxable income: $5,625
• Est. tax owed @ 24.0%: −$1,350
• After-tax cash flow: $6,422/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

-14.9% since first listed

7 events — show timeline

• 2026-05-26 Listed $149,000 TVRMLS
• 2025-12-01 Sold (Public Records) $75,000 Public Records
• 2025-11-26 Sold (MLS) $75,000 TVRMLS
• 2025-10-31 Contingent — TVRMLS
• 2025-09-23 Price Changed $115,000 TVRMLS
• 2025-08-11 Price Changed $150,000 TVRMLS
• 2025-08-02 Listed $175,000 TVRMLS