2152 Randolph St · Bristol, VA 24201

$147,900

2 bd · 1.0 ba · 1,186 sqft · SingleFamily public records · 56 Days on market

Built 1931 5,550 sqft lot $125/sqft · 8% below area Est $162k · 9% 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 +19.2/30.0
• ARV discount +11.5/15.0
• DSCR +6.1/10.0
• Schools +5.2/10.0
• 1% rule +5.1/10.0
• 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

Charming 2 bedroom, 2 bath home located in the city of Bristol with numerous recent updates throughout. Improvements include new windows, split heating and cooling system, updated kitchen and bathrooms, new roof, siding, and hot water heater, offering comfort and peace of mind for the next owner. The home also features an unfinished basement providing excellent storage space and a patio area with potential for future expansion. Conveniently located near the Bristol Casino, this property could make a great primary residence, second home, or potential Airbnb/short-term rental opportunity. Buyer or buyer's agent to verify all information. Information taken from tax records and third-party sources.

Key facts

• New siding
• New hot water heater
• Updated bathrooms

Tags

• NEW WINDOWS
• UPDATED KITCHEN
• UPDATED BATHROOMS
• NEW ROOF
• NEW SIDING
• NEW HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $148k).
• Recommended offer: $143k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $4k 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 56 days — a 3% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $148k implies a 348% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,463 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1931 — 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 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: 1.01% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $162,405
• List price: $147,900
• Delta: -8.93%
• 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
2177 Randolph St St	0.06mi	2/1.0	1,248 (+5%)	8mo	$117,500	$94	82
728 Randolph St	0.20mi	3/1.0 (+1)	1,104 (-7%)	5mo	$144,000	$130	70
340 Wagner Rd	0.42mi	2/1.0	1,127 (-5%)	3mo	$120,000	$106	70
1405 Newton St	0.44mi	3/1.0 (+1)	1,200 (+1%)	4mo	$160,000	$133	69
1505 Norway St	0.36mi	3/1.0 (+1)	1,120 (-6%)	1mo	$165,000	$147	68
2241 Bradley St	0.21mi	3/2.0 (+1)	1,124 (-5%)	7mo	$155,000	$138	67
1914 Windsor Ave	0.67mi	2/1.0	1,128 (-5%)	2mo	$198,000	$176	59
2005 Bay St	0.45mi	3/1.0 (+1)	1,064 (-10%)	1mo	$145,000	$136	56
1728 Windsor Ave	0.63mi	3/1.0 (+1)	1,132 (-5%)	3mo	$205,000	$181	56
1315 Anderson St	0.64mi	2/1.0	1,086 (-8%)	1mo	$200,000	$184	55
105 Carson Ln	0.60mi	3/2.0 (+1)	1,280 (+8%)	3mo	$180,000	$141	48
332 Randolph St	0.53mi	3/2.0 (+1)	1,342 (+13%)	1mo	$215,000	$160	44

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-13,797
• Equity at exit: $22,052

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,143
• Equity at exit: $12,788

Cash invested: $41,412 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,495 high
• Mortgage (P&I): −$776
• Tax est. 1.5%: −$185 /mo · $2,218/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $159

Break-even live

Break-even rent $1,294

Max offer price $147,900

Occupancy floor 84%

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: $36,975
• Closing costs: $4,437
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1136 Moorland Ave Bristol, VA	2.0	1.0	936	$1,250	$1.34	43d	1	0.01mi
1405 Newton St Bristol, VA	3.0	1.0	1200	$1,600	$1.33	13d	1	0.40mi
2505 Catherine St Bristol, VA	2.0	1.0	849	$1,600	$1.88	13d	1	0.49mi
2510 Catherine St Bristol, VA	3.0	2.0	1418	$2,500	$1.76	13d	1	0.50mi
145 Midway St Unit 1397968P Bristol, VA	3.0	2.0	1388	$5,335	$3.84	21d	1	0.51mi
1216 Norway St Unit 102 Bristol, VA	2.0	1.0	1215	$1,600	$1.32	13d	1	0.51mi
308 Emerald Dr Unit 308 Bristol, VA	2.0	1.5	970	$1,200	$1.24	43d	1	0.54mi
203 Opal Ln Unit 4 Bristol, VA	2.0	1.5	1200	$1,500	$1.25	21d	1	0.56mi
2114 Broad St Bristol, TN	2.0	1.0	1000	$1,600	$1.60	13d	1	0.57mi
1156 Bristol View Dr Bristol, VA	2.0	2.5	1152	$1,650	$1.43	13d	2	0.61mi
235 Carson Ct Bristol, TN	1.0	1.0	800	$850	$1.06	44d	1	0.65mi
816 Goode St Bristol, VA	1.0	1.0	822	$2,000	$2.43	13d	1	1.03mi
2931 Broad St #124 Bristol, TN	3.0	2.5	1248	$1,500	$1.20	21d	1	1.41mi

Listing history 15 events

1. 2026-06-07
   status $147,900 Pending 56 DOM
2. 2026-06-03
   days on market $147,900 Active 56 DOM
3. 2026-06-02
   days on market $147,900 Active 55 DOM
4. 2026-06-01
   pricedays on market $147,900 Active 54 DOM
5. 2026-05-31
   days on market $156,900 Active 53 DOM
6. 2026-05-30
   days on market $156,900 Active 52 DOM
7. 2026-04-30
   status Active 703-char remark

   Show marketing remark (703 chars)

   Charming 2 bedroom, 2 bath home located in the city of Bristol with numerous recent updates throughout. Improvements include new windows, split heating and cooling system, updated kitchen and bathrooms, new roof, siding, and hot water heater, offering comfort and peace of mind for the next owner. The home also features an unfinished basement providing excellent storage space and a patio area with potential for future expansion. Conveniently located near the Bristol Casino, this property could make a great primary residence, second home, or potential Airbnb/short-term rental opportunity. Buyer or buyer's agent to verify all information. Information taken from tax records and third-party sources.

8. 2026-04-16
   historical Active Under Contract 703-char remark

   Show marketing remark (703 chars)

   Charming 2 bedroom, 2 bath home located in the city of Bristol with numerous recent updates throughout. Improvements include new windows, split heating and cooling system, updated kitchen and bathrooms, new roof, siding, and hot water heater, offering comfort and peace of mind for the next owner. The home also features an unfinished basement providing excellent storage space and a patio area with potential for future expansion. Conveniently located near the Bristol Casino, this property could make a great primary residence, second home, or potential Airbnb/short-term rental opportunity. Buyer or buyer's agent to verify all information. Information taken from tax records and third-party sources.

9. 2026-04-14
   status Active 703-char remark

   Show marketing remark (703 chars)

   Charming 2 bedroom, 2 bath home located in the city of Bristol with numerous recent updates throughout. Improvements include new windows, split heating and cooling system, updated kitchen and bathrooms, new roof, siding, and hot water heater, offering comfort and peace of mind for the next owner. The home also features an unfinished basement providing excellent storage space and a patio area with potential for future expansion. Conveniently located near the Bristol Casino, this property could make a great primary residence, second home, or potential Airbnb/short-term rental opportunity. Buyer or buyer's agent to verify all information. Information taken from tax records and third-party sources.

10. 2026-03-22
    status Pending 703-char remark

    Show marketing remark (703 chars)

    Charming 2 bedroom, 2 bath home located in the city of Bristol with numerous recent updates throughout. Improvements include new windows, split heating and cooling system, updated kitchen and bathrooms, new roof, siding, and hot water heater, offering comfort and peace of mind for the next owner. The home also features an unfinished basement providing excellent storage space and a patio area with potential for future expansion. Conveniently located near the Bristol Casino, this property could make a great primary residence, second home, or potential Airbnb/short-term rental opportunity. Buyer or buyer's agent to verify all information. Information taken from tax records and third-party sources.

11. 2026-03-15
    listed $156,900 Active 703-char remark

    Show marketing remark (703 chars)

    Charming 2 bedroom, 2 bath home located in the city of Bristol with numerous recent updates throughout. Improvements include new windows, split heating and cooling system, updated kitchen and bathrooms, new roof, siding, and hot water heater, offering comfort and peace of mind for the next owner. The home also features an unfinished basement providing excellent storage space and a patio area with potential for future expansion. Conveniently located near the Bristol Casino, this property could make a great primary residence, second home, or potential Airbnb/short-term rental opportunity. Buyer or buyer's agent to verify all information. Information taken from tax records and third-party sources.

12. 2024-05-15
    soldstatus $33,000 Closed 140-char remark

    Show marketing remark (140 chars)

    This starter home is nestled in the middle of Bristol, VA! The home is in need of TLC and would be a great project home for the right buyer!

13. 2024-05-15
    soldstatus $33,000

    Show marketing remark (140 chars)

    This starter home is nestled in the middle of Bristol, VA! The home is in need of TLC and would be a great project home for the right buyer!

14. 2024-04-08
    status Pending 140-char remark

    Show marketing remark (140 chars)

    This starter home is nestled in the middle of Bristol, VA! The home is in need of TLC and would be a great project home for the right buyer!

15. 2024-03-19
    listed $35,000 Active 140-char remark

    Show marketing remark (140 chars)

    This starter home is nestled in the middle of Bristol, VA! The home is in need of TLC and would be a great project home for the right buyer!

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

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: $17,946
• − Mortgage interest: −$8,285
• − Property taxes: −$2,218
• − Insurance: −$740
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$4,303
• Taxable loss: −$471
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $2,025/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

+348.3% since first listed

9 events — show timeline

• 2026-04-30 Relisted — TVRMLS
• 2026-04-16 Contingent — TVRMLS
• 2026-04-14 Relisted — TVRMLS
• 2026-03-22 Pending — TVRMLS
• 2026-03-15 Listed $156,900 TVRMLS
• 2024-05-15 Sold (Public Records) $33,000 Public Records
• 2024-05-15 Sold (MLS) $33,000 CVRMLS
• 2024-04-08 Pending — CVRMLS
• 2024-03-19 Listed $35,000 CVRMLS