1605 Mary St · Bristol, VA 24201

$165,000

2 bd · 2.0 ba · 1,712 sqft · SingleFamily public records · 132 Days on market

Built 1905 9,583 sqft lot $96/sqft · 5% below area Est $174k · 5% under

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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 +28.9/30.0
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• 1% rule +6.7/10.0
• 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 MLS

Welcome to this well-maintained 2-bedroom, 2-bath home in the heart of Bristol, VA, offering comfort, character, and an ideal location close to downtown, Virginia High School, and Virginia Middle School. Step inside from the covered front porch into an oversized hallway that opens to a spacious great room, where the living and dining areas flow seamlessly together—perfect for everyday living and entertaining. Original hardwood floors highlight the great room and both bedrooms, while beautiful crown molding adds timeless charm throughout the doorways and main living space. A bright sunroom provides additional living area and a perfect spot to relax year-round. The main bedroom features a generously sized walk-in closet and a private full bathroom, creating a comfortable retreat. Outside, enjoy a fenced backyard complete with a screened-in gazebo and a maintenance-free composite wood back deck with handicap access, ideal for outdoor enjoyment. A one-car detached garage offer ample storage and convenience, both with electricity already in place. Additional highlights include a partial basement with access to plumbing, HVAC, gas furnace, and water heater, making maintenance easy. The roof is approximately 10 years old, and all windows have been replaced with new double-pane, energy-efficient windows for added peace of mind. This home combines thoughtful features, classic details, and a prime location—an excellent opportunity to enjoy comfortable living in one of Bristol's most convenient areas. Please allow 24 hour notice for showings

Key facts

• Covered front porch
• Spacious great room
• Walk-in closet

Tags

• COVERED FRONT PORCH
• OVERSIZED HALLWAY
• SPACIOUS GREAT ROOM
• ORIGINAL HARDWOOD FLOORS
• BRIGHT SUNROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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.
• Market conditions: 156 active listings in the ZIP; 8 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 $5k 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 $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $165k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — 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 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?
6. 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?
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: 1.17% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.56%
• DSCR: 1.65
• GRM: 7.1

CMA / ARV

• ARV (median comp): $174,287
• List price: $165,000
• Delta: -5.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
729 Fairview St	0.15mi	3/2.0 (+1)	1,603 (-6%)	8mo	$60,000	$37	71
235 Mcdowell St	0.35mi	3/2.0 (+1)	1,788 (+4%)	3mo	$214,900	$120	69
911 Russell St	0.40mi	3/2.0 (+1)	1,652 (-4%)	10mo	$145,000	$88	62
631 Taylor St	0.48mi	3/1.0 (+1)	1,664 (-3%)	5mo	$232,000	$139	60
600 Moore St	0.46mi	3/2.5 (+1)	1,842 (+8%)	2mo	$197,000	$107	58
950 Barker St	0.62mi	3/2.0 (+1)	1,768 (+3%)	8mo	$110,000	$62	54
919 Russell St	0.41mi	3/1.0 (+1)	1,582 (-8%)	7mo	$96,000	$61	54
509 Norfolk Ave	0.41mi	3/1.0 (+1)	1,510 (-12%)	0mo	$20,000	$13	52
724 Taylor St	0.57mi	3/1.5 (+1)	1,686 (-2%)	14mo	$257,800	$153	52
345 Montpelier Ave	0.45mi	3/2.0 (+1)	1,500 (-12%)	3mo	$193,000	$129	51
128 South St	0.63mi	2/1.0	1,526 (-11%)	5mo	$38,000	$25	44
824 Taylor St	0.65mi	2/1.0	1,501 (-12%)	14mo	$210,000	$140	34

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: 5.0%
• Equity multiple: 1.19×
• Total profit: $8,891
• Equity at exit: $24,602

10-year hold

• IRR: 14.4%
• Equity multiple: 2.16×
• Total profit: $53,407
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,935 high
• Mortgage (P&I): −$865
• Tax from tax record: −$34 /mo · $408/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $561

Break-even live

Break-even rent $1,225

Max offer price $165,000

Occupancy floor 66%

Sensitivity live

Price	-10% $654	-5% $607	+0% $561	+5% $514	+10% $467
Rent	-10% $408	-5% $484	+0% $561	+5% $637	+10% $713
Rate	-1.0pp $644	-0.5pp $603	base $561	+0.5pp $518	+1.0pp $474

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.49mi
924 Maryland Ave Unit F Bristol, TN	2.0	2.0	1780	$2,000	$1.12	14d	1	0.92mi
201 Springdale Rd Bristol, TN	3.0	2.0	1635	$2,750	$1.68	44d	1	0.93mi
712 Haynes St Bristol, TN	3.0	2.0	2228	$2,100	$0.94	14d	1	1.16mi
1216 Norway St Unit 102 Bristol, VA	2.0	1.0	1215	$1,600	$1.32	14d	1	1.29mi
970 Long Crescent Dr Bristol, VA	3.0	2.0	1886	$1,850	$0.98	14d	1	1.35mi
314 Crossway Rd Bristol, VA	2.0	2.0	1909	$1,800	$0.94	14d	1	1.36mi
1405 Newton St Bristol, VA	3.0	1.0	1200	$1,600	$1.33	14d	1	1.42mi

Listing history 22 events

1. 2026-06-19
   days on market $165,000 Active 132 DOM
2. 2026-06-18
   days on market $165,000 Active 131 DOM
3. 2026-06-17
   days on market $165,000 Active 130 DOM
4. 2026-06-16
   days on market $165,000 Active 129 DOM
5. 2026-06-15
   days on market $165,000 Active 128 DOM
6. 2026-06-14
   days on market $165,000 Active 126 DOM
7. 2026-06-13
   days on market $165,000 Active 125 DOM
8. 2026-06-10
   days on market $165,000 Active 123 DOM
9. 2026-06-09
   days on market $165,000 Active 122 DOM
10. 2026-06-08
    days on market $165,000 Active 121 DOM
11. 2026-06-07
    days on market $165,000 Active 120 DOM
12. 2026-06-03
    days on market $165,000 Active 116 DOM
13. 2026-06-02
    days on market $165,000 Active 115 DOM
14. 2026-06-01
    days on market $165,000 Active 114 DOM
15. 2026-05-31
    days on market $165,000 Active 113 DOM
16. 2026-05-30
    days on market $165,000 Active 112 DOM
17. 2026-03-25
    price $165,000 1568-char remark

    Show marketing remark (1568 chars)

    Welcome to this well-maintained 2-bedroom, 2-bath home in the heart of Bristol, VA, offering comfort, character, and an ideal location close to downtown, Virginia High School, and Virginia Middle School. Step inside from the covered front porch into an oversized hallway that opens to a spacious great room, where the living and dining areas flow seamlessly together—perfect for everyday living and entertaining. Original hardwood floors highlight the great room and both bedrooms, while beautiful crown molding adds timeless charm throughout the doorways and main living space. A bright sunroom provides additional living area and a perfect spot to relax year-round. The main bedroom features a generously sized walk-in closet and a private full bathroom, creating a comfortable retreat. Outside, enjoy a fenced backyard complete with a screened-in gazebo and a maintenance-free composite wood back deck with handicap access, ideal for outdoor enjoyment. A one-car detached garage offer ample storage and convenience, both with electricity already in place. Additional highlights include a partial basement with access to plumbing, HVAC, gas furnace, and water heater, making maintenance easy. The roof is approximately 10 years old, and all windows have been replaced with new double-pane, energy-efficient windows for added peace of mind. This home combines thoughtful features, classic details, and a prime location—an excellent opportunity to enjoy comfortable living in one of Bristol's most convenient areas. Please allow 24 hour notice for showings

18. 2026-02-07
    listed $175,000 Active 1568-char remark

    Show marketing remark (1568 chars)

    Welcome to this well-maintained 2-bedroom, 2-bath home in the heart of Bristol, VA, offering comfort, character, and an ideal location close to downtown, Virginia High School, and Virginia Middle School. Step inside from the covered front porch into an oversized hallway that opens to a spacious great room, where the living and dining areas flow seamlessly together—perfect for everyday living and entertaining. Original hardwood floors highlight the great room and both bedrooms, while beautiful crown molding adds timeless charm throughout the doorways and main living space. A bright sunroom provides additional living area and a perfect spot to relax year-round. The main bedroom features a generously sized walk-in closet and a private full bathroom, creating a comfortable retreat. Outside, enjoy a fenced backyard complete with a screened-in gazebo and a maintenance-free composite wood back deck with handicap access, ideal for outdoor enjoyment. A one-car detached garage offer ample storage and convenience, both with electricity already in place. Additional highlights include a partial basement with access to plumbing, HVAC, gas furnace, and water heater, making maintenance easy. The roof is approximately 10 years old, and all windows have been replaced with new double-pane, energy-efficient windows for added peace of mind. This home combines thoughtful features, classic details, and a prime location—an excellent opportunity to enjoy comfortable living in one of Bristol's most convenient areas. Please allow 24 hour notice for showings

19. 2017-06-01
    soldstatus $78,000
20. 2017-05-26
    soldstatus $78,000 764-char remark

    Show marketing remark (764 chars)

    What a great find conveniently near downtown Bristol! This is a 2 bedroom, 2 full bathroom home with several updates. There are newer laminate floors, windows, heat pump, light fixtures and a sunroom that has been added to the rear of the house overlooking the fenced back yard. You'll also have a back deck with an attached gazebo for relaxing and entertaining. Featured inside is a large, open concept living and dining area which will prove convenient for entertaining family and/or friends, a large master bedroom with attached bathroom and a huge walk-in closet and a laundry room with storage. A detached garage adds more storage, as well as the ability to park out of the harsh weather. This home is easy to tour on short notice so check this one out soon.

21. 2017-03-22
    listed $84,900 764-char remark

    Show marketing remark (764 chars)

    What a great find conveniently near downtown Bristol! This is a 2 bedroom, 2 full bathroom home with several updates. There are newer laminate floors, windows, heat pump, light fixtures and a sunroom that has been added to the rear of the house overlooking the fenced back yard. You'll also have a back deck with an attached gazebo for relaxing and entertaining. Featured inside is a large, open concept living and dining area which will prove convenient for entertaining family and/or friends, a large master bedroom with attached bathroom and a huge walk-in closet and a laundry room with storage. A detached garage adds more storage, as well as the ability to park out of the harsh weather. This home is easy to tour on short notice so check this one out soon.

22. 2003-03-19
    soldstatus $27,000

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

Tax reassessment forecast VA · Resets to sale price

• Current annual tax: $408 · $34/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$945/yr (+$79/mo · 231.7%)

ⓘ 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 · 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: $23,220
• − Mortgage interest: −$9,243
• − Property taxes: −$408
• − Insurance: −$825
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$4,800
• Taxable income: $4,229
• Est. tax owed @ 24.0%: −$1,015
• After-tax cash flow: $5,712/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

+511.1% since first listed

6 events — show timeline

• 2026-03-25 Price Changed $165,000 TVRMLS
• 2026-02-07 Listed $175,000 TVRMLS
• 2017-06-01 Sold (Public Records) $78,000 Public Records
• 2017-05-26 Sold (MLS) $78,000 TVRMLS
• 2017-03-22 Listed $84,900 TVRMLS
• 2003-03-19 Sold (Public Records) $27,000 Public Records