2314 Randolph St · Bristol, VA 24201

$189,000

2 bd · 1.5 ba · 1,566 sqft · SingleFamily public records · 24 Days on market

Built 1962 8,712 sqft lot Est $204k · 7% 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 +25.0/30.0
• ARV discount +10.7/15.0
• DSCR +8.2/10.0
• 1% rule +5.4/10.0
• 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

Located in the City of Bristol, this solidly built 1962 ranch offers 2–3 bedrooms, 1.5 baths, and a flexible layout with a sunroom and den/man-cave space. With 1,566 finished square feet and a partially finished walk-out basement, the home provides room to grow, update, and personalize to your style. The main level includes a large dining room with French doors leading to a spacious deck with a retractable awning, a kitchen with granite countertops and instant hot water, and a comfortable living area with hardwood, tile, and carpet flooring. The primary bedroom will need new flooring, and the home overall would benefit from deep cleaning, fresh paint, and attention to surfaces—a great opportunity for a homeowner with modest DIY skills to build equity quickly. The basement offers laundry space, ample storage in the unfinished section, and additional finished square footage suitable for hobbies, office, or recreation. Outside, you'll find a large utility building with electricity, perfect for a workshop or equipment storage, plus a rolling-slope lot in a convenient Bristol location close to Gate City Highway and city amenities. This home is being sold as-is and is priced to reflect the updates needed. With its strong bones, flexible layout, and great location, it's an excellent fit for buyers looking for a project with real potential—not a full renovation, but a home ready for someone to bring back its shine.

Key facts

• Retractable awning
• Sunroom
• Spacious deck

Tags

• SUNROOM
• SPACIOUS DECK
• RETRACTABLE AWNING
• GRANITE COUNTERTOPS
• INSTANT HOT WATER
• HARDWOOD TILE CARPET FLOORING

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Public water; Public sewer; Propane service
• Home design: Single-family residence; Two stories; Residential property
• Construction: Aluminum siding; Wood siding; Shingle roof; Below-grade finished area
• Exterior features: Deck; Level lot

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Flooring: Carpet; Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Forced air; Heat pump; Propane heating; Central air conditioning; Ceiling fans
• Interior features: Insulated windows; Gas log fireplace; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $186k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Stonewall Jackson Elementary (math 47% / reading 67%, grade C+, #597 of 1,108 statewide, top 57%, 254 students, 102% FRL); Virginia Middle (math 56% / reading 71%, grade B+, #128 of 342 statewide, top 39%, 487 students, 101% FRL); Virginia High (math 62% / reading 77%, grade B, #159 of 319 statewide, top 53%, 637 students, 100% FRL) — zoned schools average 101% FRL vs 58% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 156 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $6k 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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $89k; list at $189k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,165 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.04% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.34%
• DSCR: 1.42
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $203,580
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2409 Bradley St	0.12mi	3/2.0 (+1)	1,607 (+3%)	22mo	$245,000	$152	65
664 Page St	0.33mi	3/1.0 (+1)	1,446 (-8%)	0mo	$168,500	$117	65
420 Douglas St	0.66mi	3/1.0 (+1)	1,588 (+1%)	8mo	$227,000	$143	54
1712 Broad St	0.58mi	3/2.0 (+1)	1,612 (+3%)	10mo	$85,000	$53	53
2549 Bay St	0.61mi	3/2.0 (+1)	1,700 (+9%)	1mo	$290,000	$171	49
1600 Norway St	0.56mi	3/1.5 (+1)	1,478 (-6%)	14mo	$186,500	$126	48
1836 Anderson St	0.60mi	3/2.0 (+1)	1,425 (-9%)	4mo	$235,000	$165	46
1412 Anderson St	0.72mi	2/2.0	1,382 (-12%)	2mo	$235,000	$170	43
2301 Bay St	0.50mi	2/2.5	1,697 (+8%)	20mo	$105,000	$62	42
2021 Windsor Ave	0.66mi	2/2.0	1,372 (-12%)	11mo	$175,000	$128	37
2106 Anderson St	0.61mi	2/1.0	1,380 (-12%)	18mo	$180,000	$130	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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-7,982
• Equity at exit: $28,181

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $22,093
• Equity at exit: $16,341

Cash invested: $52,920 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$991
• Tax from tax record: −$65 /mo · $782/yr
• Insurance: −$79
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $356

Break-even live

Break-even rent $1,507

Max offer price $189,000

Occupancy floor 77%

Sensitivity live

Price	-10% $463	-5% $410	+0% $356	+5% $303	+10% $249
Rent	-10% $202	-5% $279	+0% $356	+5% $434	+10% $511
Rate	-1.0pp $451	-0.5pp $404	base $356	+0.5pp $307	+1.0pp $257

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 Midway St Unit 1397968P Bristol, VA	3.0	2.0	1388	$5,335	$3.84	22d	1	0.23mi
2510 Catherine St Bristol, VA	3.0	2.0	1418	$2,500	$1.76	14d	1	0.24mi
1156 Bristol View Dr Bristol, VA	2.0	2.5	1152	$1,650	$1.43	14d	2	0.62mi
203 Opal Ln Unit 4 Bristol, VA	2.0	1.5	1200	$1,500	$1.25	22d	1	0.65mi
1405 Newton St Bristol, VA	3.0	1.0	1200	$1,600	$1.33	14d	1	0.66mi
1718 Clifton Rd Bristol, TN	3.0	1.5	1672	$1,900	$1.14	45d	1	0.73mi
1216 Norway St Unit 102 Bristol, VA	2.0	1.0	1215	$1,600	$1.32	14d	1	0.78mi
2931 Broad St #124 Bristol, TN	3.0	2.5	1248	$1,500	$1.20	22d	1	1.19mi

Listing history 24 events

1. 2026-06-19
   days on market $189,000 Active 24 DOM
2. 2026-06-18
   days on market $189,000 Active 23 DOM
3. 2026-06-17
   days on market $189,000 Active 22 DOM
4. 2026-06-16
   days on market $189,000 Active 21 DOM
5. 2026-06-15
   days on market $189,000 Active 20 DOM
6. 2026-06-14
   days on market $189,000 Active 18 DOM
7. 2026-06-13
   days on market $189,000 Active 17 DOM
8. 2026-06-10
   days on market $189,000 Active 15 DOM
9. 2026-06-09
   days on market $189,000 Active 14 DOM
10. 2026-06-08
    days on market $189,000 Active 13 DOM
11. 2026-06-07
    days on market $189,000 Active 12 DOM
12. 2026-06-03
    days on market $189,000 Active 8 DOM
13. 2026-06-02
    days on market $189,000 Active 7 DOM
14. 2026-06-01
    days on market $189,000 Active 6 DOM
15. 2026-05-31
    days on market $189,000 Active 5 DOM
16. 2026-05-30
    days on market $189,000 Active 4 DOM
17. 2026-05-24
    listed $189,000 Active

    Show marketing remark (1448 chars)

    Located in the City of Bristol, this solidly built 1962 ranch offers 2–3 bedrooms, 1.5 baths, and a flexible layout with a sunroom and den/man-cave space. With 1,566 finished square feet and a partially finished walk-out basement, the home provides room to grow, update, and personalize to your style. The main level includes a large dining room with French doors leading to a spacious deck with a retractable awning, a kitchen with granite countertops and instant hot water, and a comfortable living area with hardwood, tile, and carpet flooring. The primary bedroom will need new flooring, and the home overall would benefit from deep cleaning, fresh paint, and attention to surfaces—a great opportunity for a homeowner with modest DIY skills to build equity quickly. The basement offers laundry space, ample storage in the unfinished section, and additional finished square footage suitable for hobbies, office, or recreation. Outside, you'll find a large utility building with electricity, perfect for a workshop or equipment storage, plus a rolling-slope lot in a convenient Bristol location close to Gate City Highway and city amenities. This home is being sold as-is and is priced to reflect the updates needed. With its strong bones, flexible layout, and great location, it's an excellent fit for buyers looking for a project with real potential—not a full renovation, but a home ready for someone to bring back its shine.

18. 2026-05-24
    listed $189,000 Active 1448-char remark

    Show marketing remark (1448 chars)

    Located in the City of Bristol, this solidly built 1962 ranch offers 2–3 bedrooms, 1.5 baths, and a flexible layout with a sunroom and den/man-cave space. With 1,566 finished square feet and a partially finished walk-out basement, the home provides room to grow, update, and personalize to your style. The main level includes a large dining room with French doors leading to a spacious deck with a retractable awning, a kitchen with granite countertops and instant hot water, and a comfortable living area with hardwood, tile, and carpet flooring. The primary bedroom will need new flooring, and the home overall would benefit from deep cleaning, fresh paint, and attention to surfaces—a great opportunity for a homeowner with modest DIY skills to build equity quickly. The basement offers laundry space, ample storage in the unfinished section, and additional finished square footage suitable for hobbies, office, or recreation. Outside, you'll find a large utility building with electricity, perfect for a workshop or equipment storage, plus a rolling-slope lot in a convenient Bristol location close to Gate City Highway and city amenities. This home is being sold as-is and is priced to reflect the updates needed. With its strong bones, flexible layout, and great location, it's an excellent fit for buyers looking for a project with real potential—not a full renovation, but a home ready for someone to bring back its shine.

19. 2018-01-31
    soldstatus $89,000 537-char remark

    Show marketing remark (537 chars)

    Located in the City of Bristol, 2 to 3 bedrooms, 1 1/2 baths sun room and den/man cave and Laundry in Basement. Ample storage in unfinished part of basement. Beautiful Kitchen with Granite Counter Tops, instant hot water to make your morning coffee or hot chocolate, large dinning room with french doors out to large deck with a retractable awning for good shade to enjoy your evenings. Large utility Building wit electric for that perfect shop or lawn mower etc. This is ready to move in. Call today to view this property. Pend closing.

20. 2018-01-31
    soldstatus $89,000

    Show marketing remark (537 chars)

    Located in the City of Bristol, 2 to 3 bedrooms, 1 1/2 baths sun room and den/man cave and Laundry in Basement. Ample storage in unfinished part of basement. Beautiful Kitchen with Granite Counter Tops, instant hot water to make your morning coffee or hot chocolate, large dinning room with french doors out to large deck with a retractable awning for good shade to enjoy your evenings. Large utility Building wit electric for that perfect shop or lawn mower etc. This is ready to move in. Call today to view this property. Pend closing.

21. 2018-01-31
    soldstatus $89,000

    Show marketing remark (537 chars)

    Located in the City of Bristol, 2 to 3 bedrooms, 1 1/2 baths sun room and den/man cave and Laundry in Basement. Ample storage in unfinished part of basement. Beautiful Kitchen with Granite Counter Tops, instant hot water to make your morning coffee or hot chocolate, large dinning room with french doors out to large deck with a retractable awning for good shade to enjoy your evenings. Large utility Building wit electric for that perfect shop or lawn mower etc. This is ready to move in. Call today to view this property. Pend closing.

22. 2017-11-21
    listed $89,000 537-char remark

    Show marketing remark (537 chars)

    Located in the City of Bristol, 2 to 3 bedrooms, 1 1/2 baths sun room and den/man cave and Laundry in Basement. Ample storage in unfinished part of basement. Beautiful Kitchen with Granite Counter Tops, instant hot water to make your morning coffee or hot chocolate, large dinning room with french doors out to large deck with a retractable awning for good shade to enjoy your evenings. Large utility Building wit electric for that perfect shop or lawn mower etc. This is ready to move in. Call today to view this property. Pend closing.

23. 2017-11-20
    listed $89,000
24. 1999-01-29
    soldstatus $45,000

ⓘ 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: $782 · $65/mo
• Projected year-2 tax: $1,550 · $129/mo
• Expected delta: +$768/yr (+$64/mo · 98.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% 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: $23,496
• − Mortgage interest: −$10,587
• − Property taxes: −$782
• − Insurance: −$1,612
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$5,498
• Taxable income: $1,258
• Est. tax owed @ 24.0%: −$302
• After-tax cash flow: $3,972/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

+320.0% since first listed

8 events — show timeline

• 2026-05-24 Listed $189,000 SWVAR
• 2026-05-24 Listed $189,000 SWVAR
• 2018-01-31 Sold (Public Records) $89,000 Public Records
• 2018-01-31 Sold (MLS) $89,000 TVRMLS
• 2018-01-31 Sold (MLS) $89,000 SWVAR
• 2017-11-21 Listed $89,000 SWVAR
• 2017-11-20 Listed $89,000 TVRMLS
• 1999-01-29 Sold (Public Records) $45,000 Public Records