1116 Corporation St · Bristol, VA 24202

$94,500

3 bd · 1.0 ba · 1,886 sqft · SingleFamily public records · 6 Days on market

Built 1941 10,018 sqft lot Est $183k · 48% under

---

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

Affordable opportunity with plenty of potential! Situated on a spacious lot that backs up to two different streets, 1116 Corporate Street offers possibilities that are hard to find at this price point. This 3-bedroom, 1-bath home features a functional layout and could make an excellent rental property, investment opportunity, fix-and-flip project, or affordable option for a first-time home buyer willing to add their own improvements over time. The large lot provides room for additional parking, outdoor living space, gardening, or future projects. With solid curb appeal, a desirable lot, and plenty of upside for the right buyer, this property is ready for its next chapter. Whether you're loo

Key facts

• 0.23 acre lot
• Built 1941
• Listed 5 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family house; Residential property; Not in a subdivision
• Construction: Vinyl siding; Asphalt shingle roof; Built with a finished below-grade area
• Exterior features: Front porch; Back yard fencing; Shed(s); Sloped lot

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; No central cooling
• Interior features: Finished basement; Total of 6 rooms
• 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 $94k.

Deal economics

• At list price, monthly cash flow is $938 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Cap rate 18.2% 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 High (math 62% / reading 77%, grade B, #159 of 319 statewide, top 53%, 637 students, 100% FRL) — zoned schools average 99% FRL vs 58% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 154 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $653 of loan paydown is wiped out by about $3k 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 $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,500

Questions for the listing agent

1. Built in 1941 — 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: 2.02% ✓
• Cap rate: 18.20%
• Cash-on-cash: 42.54%
• DSCR: 2.89
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $182,942
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
623 Fairview St	0.31mi	3/2.0	2,016 (+7%)	7mo	$196,000	$97	64
1009 Massachusetts Ave	0.39mi	4/2.0 (+1)	1,830 (-3%)	5mo	$78,000	$43	64
708 Portsmouth Ave	0.14mi	4/1.0 (+1)	1,671 (-11%)	7mo	$75,000	$45	64
809 Leona St	0.30mi	4/2.0 (+1)	1,782 (-6%)	5mo	$125,000	$70	63
235 Mcdowell St	0.51mi	3/2.0	1,788 (-5%)	3mo	$214,900	$120	61
631 Taylor St	0.37mi	3/1.0	1,664 (-12%)	5mo	$232,000	$139	59
571 Booher Springs Rd	0.74mi	3/2.0	1,844 (-2%)	4mo	$350,000	$190	54
523 Goodson St	0.40mi	4/2.0 (+1)	2,167 (+15%)	1mo	$40,000	$18	47
421 Carolina Ave	0.50mi	4/1.0 (+1)	1,647 (-13%)	7mo	$244,000	$148	45
539 Madison St	0.61mi	4/2.5 (+1)	2,048 (+9%)	3mo	$193,000	$94	44
201 Esther St	0.56mi	4/1.0 (+1)	1,652 (-12%)	7mo	$157,500	$95	42
140 Tracy St	0.61mi	4/2.0 (+1)	2,091 (+11%)	6mo	$289,000	$138	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: 39.3%
• Equity multiple: 2.68×
• Total profit: $44,411
• Equity at exit: $14,090

10-year hold

• IRR: 45.7%
• Equity multiple: 5.37×
• Total profit: $115,519
• Equity at exit: $8,171

Cash invested: $26,460 (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 24202

• Home prices YoY: -30.0%
• Active inventory: 154
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$496
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $938

Break-even live

Break-even rent $725

Max offer price $94,500

Occupancy floor 46%

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
279 Reservoir St Bristol, VA	3.0	1.5	1300	$1,600	$1.23	13d	1	0.15mi
201 Springdale Rd Bristol, TN	3.0	2.0	1635	$2,750	$1.68	43d	1	0.57mi
924 Maryland Ave Unit F Bristol, TN	2.0	2.0	1780	$2,000	$1.12	13d	1	0.75mi
712 Haynes St Bristol, TN	3.0	2.0	2228	$2,100	$0.94	13d	1	1.33mi
314 Crossway Rd Bristol, VA	2.0	2.0	1909	$1,800	$0.94	13d	1	1.44mi

Listing history 7 events

1. 2026-06-19
   days on market $94,500 Active 6 DOM
2. 2026-06-18
   days on market $94,500 Active 5 DOM
3. 2026-06-17
   days on market $94,500 Active 4 DOM
4. 2026-06-16
   days on market $94,500 Active 3 DOM
5. 2026-06-15
   days on market $94,500 Active 2 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $94,500 Active 1 DOM

ⓘ 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: $452 · $38/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$323/yr (+$27/mo · 71.4%)

ⓘ 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 3/10 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: $22,947
• − Mortgage interest: −$5,293
• − Property taxes: −$452
• − Insurance: −$472
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$2,749
• Taxable income: $10,308
• Est. tax owed @ 24.0%: −$2,474
• After-tax cash flow: $8,783/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): 12,324

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Portuguese 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

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: ▼ -78.07%
• Current HPI: 182.4415
• 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

1 event — show timeline

• 2026-06-13 Listed $94,500 TVRMLS