605 Haynes St · Bristol, TN 37620

$259,900

4 bd · 3.0 ba · 3,264 sqft · SingleFamily public records · 26 Days on market

Built 1925 0.37 ac lot Est $385k · 33% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.0/30.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Great Tudor Home in the heart of Bristol. Minutes from downtown and Bristol Casino. Home features 2200 square feet of finished space. Three bedrooms 2 bath on the main level and great room (bedroom 4) and bath on the upper level. Beautiful hardwood floors downstairs. Kitchen and baths need updating. Downstairs there are 3 bedrooms, living room dining room and kitchen. Off the kitchen is a large covered, screened back porch and another eating area off this porch that is also covered. Level lot with a one car detached garage and a carport. Stained glass and leaded glass. Heating system does not work. There are gas logs in the fireplace in the living room. Water froze and caused the ceiling da

Key facts

• Covered front porch
• Leaded glass
• Stained glass

Tags

• TUDOR HOME
• COVERED SCREENED BACK PORCH
• STAINED GLASS
• LEADED GLASS
• COVERED FRONT PORCH

Property features AI

Finance

• Other: Lot is level, approximately 0.37 acres (100 x 175); Zoning: B3

Exterior

• Parking: 1-car garage; 1-car carport; Concrete parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available and connected; Cable available; Water connected; Sewer connected
• Home design: Single family residence; Two levels; House; Property listed as fixer
• Construction: Brick and plaster construction; Shingle roof; Other roof material
• Exterior features: Covered rear porch; Porch

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Has heating (see remarks)
• Interior features: Storm windows; Living room fireplace; Partial basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (29.8% below list).
• Recommended offer: $182k (29.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: 259 active listings in the ZIP; 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).
• This rent runs 39% 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 $2k of loan paydown is wiped out by about $8k 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 26 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $107k; list at $260k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $182,447 (29.8% 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. Built in 1925 — 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. 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?
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: 0.70% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.40%
• DSCR: 0.85
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $385,152
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
920 7th Ave	0.14mi	5/2.0 (+1)	3,659 (+12%)	15mo	$360,000	$98	52
1151 Holston Ave	0.35mi	5/2.5 (+1)	2,861 (-12%)	11mo	$487,500	$170	47
800 Alabama St	0.40mi	4/2.0	2,856 (-12%)	15mo	$330,000	$116	44
124 Pershing Ave	0.66mi	4/3.0	2,856 (-12%)	8mo	$335,000	$117	42
701 Alabama St	0.36mi	4/3.5	2,869 (-12%)	23mo	$435,000	$152	42
260 Indian Trl	0.52mi	5/3.0 (+1)	3,604 (+10%)	18mo	$425,000	$118	38

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: -22.0%
• Equity multiple: 0.24×
• Total profit: $-55,330
• Equity at exit: $38,752

10-year hold

• IRR: -16.1%
• Equity multiple: 0.10×
• Total profit: $-65,373
• Equity at exit: $22,471

Cash invested: $72,772 (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: 259
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,824 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$177 /mo · $2,119/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-206

Break-even live

Break-even rent $2,086

Max offer price $223,423

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-133	+0% $-206	+5% $-280	+10% $-354
Rent	-10% $-351	-5% $-279	+0% $-206	+5% $-134	+10% $-62
Rate	-1.0pp $-76	-0.5pp $-140	base $-206	+0.5pp $-274	+1.0pp $-342

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $259,900 Active 26 DOM
2. 2026-06-19
   days on market $259,900 Active 24 DOM
3. 2026-06-18
   days on market $259,900 Active 23 DOM
4. 2026-06-17
   days on market $259,900 Active 22 DOM
5. 2026-06-16
   days on market $259,900 Active 21 DOM
6. 2026-06-15
   days on market $259,900 Active 20 DOM
7. 2026-06-14
   days on market $259,900 Active 18 DOM
8. 2026-06-13
   days on market $259,900 Active 17 DOM
9. 2026-06-10
   days on market $259,900 Active 15 DOM
10. 2026-06-09
    days on market $259,900 Active 14 DOM
11. 2026-06-08
    days on market $259,900 Active 13 DOM
12. 2026-06-07
    days on market $259,900 Active 12 DOM
13. 2026-06-03
    days on market $259,900 Active 8 DOM
14. 2026-06-02
    days on market $259,900 Active 7 DOM
15. 2026-06-01
    days on market $259,900 Active 6 DOM
16. 2026-05-31
    days on market $259,900 Active 5 DOM
17. 2026-05-30
    days on market $259,900 Active 4 DOM
18. 2026-02-19
    listed $299,900 Active
19. 2002-04-30
    soldstatus $107,000

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

Tax reassessment forecast TN · Resets to sale price

• Current annual tax: $2,119 · $177/mo
• Projected year-2 tax: $2,119 · $177/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 22 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: $21,894
• − Mortgage interest: −$14,558
• − Property taxes: −$2,119
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − Depreciation: −$7,561
• Taxable loss: −$7,147
• Est. tax savings @ 24.0%: +$1,715
• After-tax cash flow: $-763/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

+180.3% since first listed

2 events — show timeline

• 2026-02-19 Listed $299,900 TVRMLS
• 2002-04-30 Sold (Public Records) $107,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,119 · +23.6% YoY. Source: county tax records.