713 Ash St · Bristol, TN 37620

$215,000

None bd · 2.0 ba · 3,136 sqft · MultiFamily public records · 22 Days on market

Built 1910 0.26 ac lot Est $395k · 46% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

ATTENTION INVESTORS: Turnkey, cash-flowing duplex at 713 Ash St, Bristol, TN offering immediate high-yield revenue! Over 3,100 total sq ft of massive investment and equity potential. Outstanding location--only blocks away from the YMCA, walkable to vibrant downtown Bristol for city activities and nightlife, and just a few blocks to Fairmont Elementary. Cleaned, updated, neutralized, and ready for an investor to maximize on day one. Unit 1 (Main Level): 2,100 sq ft configuration featuring 3 bedrooms, 2 full bathrooms, central air/heat, original hardwood floors, historic architectural grit, and a spacious covered front porch leading into a large entry foyer. The kitchen is loaded with high-

Key facts

• Outstanding location
• High-end appliances
• Turnkey duplex

Tags

• TURNKEY DUPLEX
• OUTSTANDING LOCATION
• WALKABLE TO DOWNTOWN
• SPACIOUS COVERED FRONT PORCH
• HIGH-END APPLIANCES
• DEDICATED PRIVATE ENTRANCE

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Duplex / multi-family residential income property
• Construction: Aluminum siding; Shingle roof
• Exterior features: Deck; Level lot; Lot approximately 0.26 acres (78 x 145)

Interior

• Kitchen: Cooktop; Dishwasher; Double oven
• Flooring: Carpet; Hardwood
• Heating & cooling: Heat pump; Baseboard heating; Has cooling; Has heating
• Interior features: Cooktop, Dishwasher, Double Oven; Interior-entry basement

What this means for you Summary

Snapshot

• This is a 1×3bd/2ba + 1×?bd/?ba units multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $535/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: 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; 1 comparable units currently listed for rent nearby; 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).
• At $3,092/mo this rent would consume 66% of the median local household income ($56k/yr) (locally 724% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $211,775 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.44% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.33%
• DSCR: 1.95
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $395,136
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1241 Virginia Ave	0.69mi	—/—	2,778 (-11%)	4mo	$349,900	$126	46

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: 13.8%
• Equity multiple: 1.55×
• Total profit: $33,294
• Equity at exit: $32,057

10-year hold

• IRR: 22.6%
• Equity multiple: 2.94×
• Total profit: $116,660
• Equity at exit: $18,589

Cash invested: $60,200 (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: 9.3×

Monthly cashflow live

• Estimated rent: $3,092 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$156 /mo · $1,866/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $1,070

Break-even live

Break-even rent $1,737

Max offer price $215,000

Occupancy floor 60%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	2	$1,919
1× unit	0	0	$1,173
Total (2 units)			$3,092

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.81mi

Listing history 21 events

1. 2026-06-19
   days on market $215,000 Active 22 DOM
2. 2026-06-18
   days on market $215,000 Active 21 DOM
3. 2026-06-17
   days on market $215,000 Active 20 DOM
4. 2026-06-17
   price $215,000 Active 19 DOM
5. 2026-06-16
   days on market $225,000 Active 19 DOM
6. 2026-06-15
   days on market $225,000 Active 18 DOM
7. 2026-06-14
   days on market $225,000 Active 16 DOM
8. 2026-06-13
   days on market $225,000 Active 15 DOM
9. 2026-06-10
   days on market $225,000 Active 13 DOM
10. 2026-06-09
    days on market $225,000 Active 12 DOM
11. 2026-06-08
    days on market $225,000 Active 11 DOM
12. 2026-06-07
    days on market $225,000 Active 10 DOM
13. 2026-06-03
    days on market $225,000 Active 6 DOM
14. 2026-06-02
    days on market $225,000 Active 5 DOM
15. 2026-06-01
    days on market $225,000 Active 4 DOM
16. 2026-05-31
    days on market $225,000 Active 3 DOM
17. 2026-05-30
    days on market $225,000 Active 2 DOM
18. 2026-05-28
    listed $225,000 Active
19. 2023-05-31
    soldstatus $187,000
20. 1995-10-12
    soldstatus $27,600
21. 1993-11-01
    soldstatus $39,000

ⓘ 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: $1,866 · $156/mo
• Projected year-2 tax: $1,866 · $156/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: $37,104
• − Mortgage interest: −$12,043
• − Property taxes: −$1,866
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,968
• − Management: −$2,968
• − Depreciation: −$6,255
• Taxable income: $9,928
• Est. tax owed @ 24.0%: −$2,383
• After-tax cash flow: $10,459/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

+476.9% since first listed

4 events — show timeline

• 2026-05-28 Listed $225,000 TVRMLS
• 2023-05-31 Sold (Public Records) $187,000 Public Records
• 1995-10-12 Sold (Public Records) $27,600 Public Records
• 1993-11-01 Sold (Public Records) $39,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,866 · +22.8% YoY. Source: county tax records.