610 Holston Ave · Bristol, TN 37620

$200,000

3 bd · 1.0 ba · 1,502 sqft · SingleFamily public records · 78 Days on market

Built 1901 7,405 sqft lot Est $230k · 13% 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 +20.8/30.0
• ARV discount +13.3/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• 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

* RENTAL PROPERTY FOR SALE * Step into this turn of the century 3 bed/2 bath home which has been lovingly cared for by the renter for over 15 years. The high ceilings, hard wood floors, original wood trim and built-ins and a touch of character to home. While the 1/2 bath with added laundry space lends to the convenience of one-level living. The renter would love the opportunity to continue to lease from the new owner. Property is being sold AS IS WHERE IS. Information from CRS. Buyer & buyer's agent are solely responsible for verifying all information that is material to the decision to purchase. Including but not limited to: property condition, dimensions, systems functionality,

Key facts

• Hard wood floors
• Original wood trim
• One-level living

Tags

• HIGH CEILINGS
• HARD WOOD FLOORS
• ORIGINAL WOOD TRIM
• BUILT-INS
• ONE-LEVEL LIVING

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One story
• Construction: Vinyl siding; Composition/shingle roof; Other foundation; Built as a residential single-family home
• Exterior features: Porch; Sloped lot; Lot dimensions approx. 63 x 120

Interior

• Kitchen: Refrigerator included
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No central heating listed; Window unit cooling
• Interior features: Laminate counters; Hardwood and vinyl floors; 7 total rooms; Dirt-floored 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 $200k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (4.3% below list).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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); 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).
• This rent runs 41% 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 78 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $188,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.96% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.85%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $229,806
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
855 Marion Ave	0.40mi	3/2.0	1,513 (+1%)	2mo	$280,000	$185	74
1107 Holston Ave	0.33mi	2/2.0 (-1)	1,525 (+2%)	2mo	$285,000	$187	71
616 6th St	0.21mi	4/1.0 (+1)	1,620 (+8%)	10mo	$269,000	$166	64
909 Wilson Ave	0.15mi	2/1.0 (-1)	1,328 (-12%)	7mo	$90,000	$68	63
1116 Shelby St	0.54mi	3/1.5	1,490 (-1%)	10mo	$70,000	$47	63
1112 Cedar St	0.60mi	3/1.0	1,440 (-4%)	9mo	$140,000	$97	58
1133 Hill St	0.44mi	4/2.0 (+1)	1,582 (+5%)	10mo	$191,500	$121	53
1324 Holly Ct	0.63mi	2/2.0 (-1)	1,472 (-2%)	9mo	$225,000	$153	51
1309 Indian Hills Dr	0.59mi	3/2.0	1,624 (+8%)	6mo	$280,000	$172	50
1401 Holston Dr	0.71mi	3/1.0	1,300 (-13%)	2mo	$160,000	$123	43
908 Columbia Rd	0.60mi	3/1.0	1,308 (-13%)	10mo	$198,900	$152	42
1412 Anderson St	0.72mi	2/2.0 (-1)	1,382 (-8%)	2mo	$235,000	$170	42

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-15,082
• Equity at exit: $29,821

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $9,014
• Equity at exit: $17,292

Cash invested: $56,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,914 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$107 /mo · $1,286/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $273

Break-even live

Break-even rent $1,569

Max offer price $200,000

Occupancy floor 81%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
712 Haynes St Bristol, TN	3.0	2.0	2228	$2,100	$0.94	13d	1	0.13mi
1718 Clifton Rd Bristol, TN	3.0	1.5	1672	$1,900	$1.14	43d	1	0.76mi
1216 Norway St Unit 102 Bristol, VA	2.0	1.0	1215	$1,600	$1.32	13d	1	0.77mi
1216 Norway St Unit 101 Bristol, VA	4.0	2.0	1615	$2,100	$1.30	13d	1	0.77mi
1405 Newton St Bristol, VA	3.0	1.0	1200	$1,600	$1.33	13d	1	0.83mi
924 Maryland Ave Unit F Bristol, TN	2.0	2.0	1780	$2,000	$1.12	13d	1	1.10mi
1308 Columbia Rd Bristol, TN	3.0	1.0	1198	$1,375	$1.15	21d	1	1.14mi
279 Reservoir St Bristol, VA	3.0	1.5	1300	$1,600	$1.23	13d	1	1.34mi

Listing history 17 events

1. 2026-06-19
   days on market $200,000 Active 78 DOM
2. 2026-06-18
   days on market $200,000 Active 77 DOM
3. 2026-06-17
   days on market $200,000 Active 76 DOM
4. 2026-06-16
   days on market $200,000 Active 75 DOM
5. 2026-06-15
   days on market $200,000 Active 74 DOM
6. 2026-06-14
   days on market $200,000 Active 72 DOM
7. 2026-06-13
   days on market $200,000 Active 71 DOM
8. 2026-06-10
   days on market $200,000 Active 69 DOM
9. 2026-06-09
   days on market $200,000 Active 68 DOM
10. 2026-06-08
    days on market $200,000 Active 67 DOM
11. 2026-06-07
    days on market $200,000 Active 66 DOM
12. 2026-06-03
    days on market $200,000 Active 62 DOM
13. 2026-06-02
    days on market $200,000 Active 61 DOM
14. 2026-06-01
    days on market $200,000 Active 60 DOM
15. 2026-05-31
    days on market $200,000 Active 59 DOM
16. 2026-05-30
    days on market $200,000 Active 58 DOM
17. 2026-04-02
    listed $200,000 Active

ⓘ 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: $1,286 · $107/mo
• Projected year-2 tax: $1,420 · $118/mo
• Expected delta: +$134/yr (+$11/mo · 10.4%)

ⓘ 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 · 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: $22,971
• − Mortgage interest: −$11,203
• − Property taxes: −$1,286
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$5,818
• Taxable loss: −$11
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $3,278/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

1 event — show timeline

• 2026-04-02 Listed $200,000 TVRMLS

Property tax history

+7.7%/yr

Latest (2025): $1,286 · +37.8% YoY. Source: county tax records.