1125 Arlington Ave · Bristol, VA 24201

$99,900

4 bd · 1.0 ba · 1,546 sqft · SingleFamily public records · 2 Days on market

Built 1929 6,969 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Why gamble at the casino when you can flip this house?! Skip the poker table and put your money where the real growth is. This 4-bedroom ''blank canvas'' is strategically located between the legendary Hard Rock Casino and the local favorite Downtown Bristol. We've got 4 bedrooms of potential and 2 bathrooms that. .. well, they have potential too. Whether you're looking to create the ultimate Airbnb for casino-goers or a long-term rental in a high-demand area, this house is your ticket to the big leagues. Bring your hammer and your vision; the payoff is going to be legendary!

Key facts

• 6,969 sq ft lot
• Built 1929
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 19.0% 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: Washington-Lee Elementary (math 62% / reading 62%, grade B, #480 of 1,108 statewide, top 46%, 224 students, 98% 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 100% FRL vs 58% district-wide (42 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 leasing fast (median 14d 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.12% ✓
• Cap rate: 18.99%
• Cash-on-cash: 45.33%
• DSCR: 3.02
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $210,256
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 Prince St	0.14mi	3/2.5 (-1)	1,600 (+4%)	16mo	$290,000	$181	63
420 Douglas St	0.58mi	3/1.0 (-1)	1,588 (+3%)	8mo	$227,000	$143	57
1180 Mary St	0.68mi	4/1.0	1,632 (+6%)	7mo	$33,230	$20	53
461 Douglas St	0.53mi	4/2.0	1,418 (-8%)	5mo	$193,500	$136	53
1000 Sycamore St	0.45mi	3/1.0 (-1)	1,593 (+3%)	20mo	$140,000	$88	52
160 Gouge St St	0.38mi	3/1.5 (-1)	1,725 (+12%)	6mo	$207,000	$120	51
332 Randolph St	0.40mi	3/2.0 (-1)	1,342 (-13%)	1mo	$215,000	$160	50
1600 Norway St	0.71mi	3/1.5 (-1)	1,478 (-4%)	14mo	$186,500	$126	41
543 Ventura Cir	0.73mi	3/1.0 (-1)	1,462 (-5%)	16mo	$216,000	$148	39
351 Hill Park Dr	0.48mi	3/1.0 (-1)	1,316 (-15%)	21mo	$145,000	$110	30
620 Dogwood Ln	0.64mi	3/2.5 (-1)	1,711 (+11%)	21mo	$315,000	$184	24

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: 42.4%
• Equity multiple: 2.83×
• Total profit: $51,101
• Equity at exit: $14,895

10-year hold

• IRR: 48.6%
• Equity multiple: 5.69×
• Total profit: $131,111
• Equity at exit: $8,638

Cash invested: $27,972 (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: 3.9×

Monthly cashflow live

• Estimated rent: $2,121 high
• Mortgage (P&I): −$524
• Tax from tax record: −$54 /mo · $644/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $1,057

Break-even live

Break-even rent $784

Max offer price $99,900

Occupancy floor 45%

Sensitivity live

Price	-10% $1,113	-5% $1,085	+0% $1,057	+5% $1,028	+10% $1,000
Rent	-10% $889	-5% $973	+0% $1,057	+5% $1,140	+10% $1,224
Rate	-1.0pp $1,107	-0.5pp $1,082	base $1,057	+0.5pp $1,031	+1.0pp $1,004

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 Norway St Unit 101 Bristol, VA	4.0	2.0	1615	$2,100	$1.30	13d	1	0.60mi
1405 Newton St Bristol, VA	3.0	1.0	1200	$1,600	$1.33	13d	1	0.67mi
311 12th St Bristol, TN	5.0	2.0	2000	$2,995	$1.50	44d	1	0.93mi
1718 Clifton Rd Bristol, TN	3.0	1.5	1672	$1,900	$1.14	44d	1	1.16mi
970 Long Crescent Dr Bristol, VA	3.0	2.0	1886	$1,850	$0.98	13d	1	1.23mi
2510 Catherine St Bristol, VA	3.0	2.0	1418	$2,500	$1.76	13d	1	1.28mi
712 Haynes St Bristol, TN	3.0	2.0	2228	$2,100	$0.94	13d	1	1.32mi
145 Midway St Unit 1397968P Bristol, VA	3.0	2.0	1388	$5,335	$3.84	21d	1	1.34mi

Listing history 2 events

1. 2026-02-22
   status Pending
2. 2026-02-20
   listed $99,900 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 VA · Resets to sale price

• Current annual tax: $644 · $54/mo
• Projected year-2 tax: $819 · $68/mo
• Expected delta: +$175/yr (+$15/mo · 27.2%)

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

Taxation est. · year 1

• Rental income: $25,456
• − Mortgage interest: −$5,596
• − Property taxes: −$644
• − Insurance: −$500
• − Repairs & maintenance: −$2,036
• − Management: −$2,036
• − Depreciation: −$2,906
• Taxable income: $11,738
• Est. tax owed @ 24.0%: −$2,817
• After-tax cash flow: $9,863/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

2 events — show timeline

• 2026-02-22 Pending — TVRMLS
• 2026-02-20 Listed $99,900 TVRMLS