2663 Anderson St · Bristol, TN 37620

$199,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 15 Days on market

Built 2019 10,018 sqft lot Est $178k · 12% over

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Why this score? — see what drove the F 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 +13.0/30.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Lots of updates, excellent location! Located minutes from a variety of everyday amenities as well as outdoor adventures and entertainment options, this fully renovated cottage is ideal as a full-time residence, a rental, or a home away from home. Recent updates include new LVP flooring, new light fixtures, and new baseboard trim throughout the home, providing a like-new feel with move-in ready convenience. Situated on a large, private, wooded lot at the end of a dead-end road, the property offers a serene oasis with all the comforts of nearby city life, and the covered front porch is the perfect spot for relaxing outdoors any time of day or night. Inside, you'll love the open-concept liv

Key facts

• Covered front porch
• New light fixtures
• New baseboard trim

Tags

• FULLY RENOVATED COTTAGE
• NEW LVP FLOORING
• NEW LIGHT FIXTURES
• NEW BASEBOARD TRIM
• LARGE PRIVATE WOODED LOT
• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: Asphalt parking pad
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One story; Updated/remodeled condition; Residential zoning
• Construction: Vinyl siding; Metal roof; Block foundation; Block/crawl space basement
• Exterior features: Front porch; Rolling slope lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Laminate counters; Double-pane windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-12 ($-139/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (20.7% below list).
• Recommended offer: $159k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).
• This rent runs 34% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 15 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $21k; list at $200k implies a 833% gain — meaningful room to come down on a strong offer.

Recommended offer $158,593 (20.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $177,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2449 Windsor Ave	0.29mi	2/1.0 (-1)	882 (+2%)	0mo	$225,500	$256	78
2505 Broad St	0.27mi	2/1.0 (-1)	867 (+0%)	12mo	$179,000	$206	72
2634 Bay St	0.22mi	2/1.0 (-1)	902 (+4%)	14mo	$189,900	$211	66
2322 Anderson St	0.43mi	3/1.0	828 (-4%)	11mo	$108,000	$130	64
2637 Bay St	0.23mi	2/1.0 (-1)	802 (-7%)	11mo	$193,000	$241	63
103 Carson Ln	0.54mi	3/1.0	943 (+9%)	3mo	$165,000	$175	58
2304 Bay St	0.58mi	2/1.0 (-1)	854 (-1%)	12mo	$160,000	$187	56
2222 Windsor Ave	0.52mi	2/1.0 (-1)	780 (-10%)	3mo	$153,700	$197	52
2109 Anderson St	0.63mi	2/1.0 (-1)	864 (0%)	17mo	$185,000	$214	51
2308 Shelby St	0.58mi	3/1.0	910 (+5%)	16mo	$188,000	$207	51
46 23rd St	0.68mi	2/1.0 (-1)	890 (+3%)	15mo	$175,000	$197	46
2226 Bay St	0.62mi	2/1.0 (-1)	750 (-13%)	1mo	$134,000	$179	43

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-33,180
• Equity at exit: $29,806

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-30,041
• Equity at exit: $17,284

Cash invested: $55,972 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$133 /mo · $1,595/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-12

Break-even live

Break-even rent $1,601

Max offer price $197,847

Occupancy floor 96%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2114 Broad St Bristol, TN	2.0	1.0	1000	$1,600	$1.60	13d	1	0.58mi
2505 Catherine St Bristol, VA	2.0	1.0	849	$1,600	$1.88	13d	1	0.96mi
1136 Moorland Ave Bristol, VA	2.0	1.0	936	$1,250	$1.34	43d	1	1.05mi
60 Maple Tree Dr Bristol, TN	2.0	1.0	944	$1,350	$1.43	20d	1	1.39mi
308 Emerald Dr Unit 308 Bristol, VA	2.0	1.5	970	$1,200	$1.24	43d	1	1.48mi

Listing history 12 events

1. 2026-06-19
   days on market $199,900 Active 15 DOM
2. 2026-06-18
   days on market $199,900 Active 14 DOM
3. 2026-06-17
   days on market $199,900 Active 13 DOM
4. 2026-06-16
   days on market $199,900 Active 12 DOM
5. 2026-06-15
   days on market $199,900 Active 11 DOM
6. 2026-06-14
   days on market $199,900 Active 9 DOM
7. 2026-06-13
   days on market $199,900 Active 8 DOM
8. 2026-06-10
   days on market $199,900 Active 6 DOM
9. 2026-06-09
   days on market $199,900 Active 5 DOM
10. 2026-06-08
    days on market $199,900 Active 4 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $199,900 Active 3 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 TN · Resets to sale price

• Current annual tax: $1,595 · $133/mo
• Projected year-2 tax: $1,595 · $133/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $19,031
• − Mortgage interest: −$11,198
• − Property taxes: −$1,595
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$5,815
• Taxable loss: −$3,621
• Est. tax savings @ 24.0%: +$869
• After-tax cash flow: $730/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

+1461.7% since first listed

3 events — show timeline

• 2026-06-04 Listed $199,900 TVRMLS
• 2003-03-18 Sold (Public Records) $21,417 Public Records
• 1998-11-27 Sold (Public Records) $12,800 Public Records

Property tax history

+16.4%/yr

Latest (2025): $1,595 · +52.9% YoY. Source: county tax records.