1021 Lawrence Ave · Bristol, VA 24201

$189,000

3 bd · 2.0 ba · 1,072 sqft · SingleFamily public records · 74 Days on market

Built 1951 7,405 sqft lot $176/sqft · 7% above area Est $177k · 7% over

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Why this score? — see what drove the D 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 +16.6/30.0
• Schools +5.2/10.0
• DSCR +5.1/10.0
• ARV discount +4.4/15.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUTE COTTAGE BUNGALOW! Lawrence avenue houses some of the most Authentic Craftsman style homes that Bristol can offer. This house itself sits within the an area of Lawrence that has several house that are on the national historic registry for their build, features and time periods of construction. This cottage style bungalow has a hall and parlor style layout with a center hallway with Living rooms, bedrooms, Kitchen and Bath all off the main center hall. Each side of the hallway has good sized bedrooms with several unique features such as built in storage seating, original coal brick fireplaces, wanscoting and plaster walls that just add to the charm of a time when homes were built heavy and built to last. The Primary bedroom on this home is oversized with its own on suite bath. It has the original tub with a newer surround added. There is adequate storage in the Primary suite and original floors that are in good condition. As you go across the hallway from the Primary you will find the large guest bathroom with a large tub surround, herringbone floors and plenty of storage. The kitchen has its own unique charm with a farm house feel, new flooring, tons of storage and an attached laundry room. This home also has parking in the back and a shed garage that is original to the property. There is plenty to be admired with this charming older home. Built for the ages, this craftsman just needs a new owner who appreciates all it has to offer.

Key facts

• Wainscoting
• 7,405 sq ft lot
• Built 1951

Tags

• AUTHENTIC CRAFTSMAN STYLE
• NATIONAL HISTORIC REGISTRY
• HALL AND PARLOR LAYOUT
• BUILT IN STORAGE SEATING
• ORIGINAL COAL BRICK FIREPLACES
• WAINSCOTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (17.8% below list).
• Recommended offer: $155k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: 157 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 74 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $155k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,311 (17.8% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 10.1

CMA / ARV

• ARV (median comp): $176,818
• List price: $189,000
• Delta: 6.89%
• 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
815 Vernon St	0.14mi	2/1.0 (-1)	1,053 (-2%)	4mo	$193,700	$184	78
1028 Piedmont Ave	0.28mi	4/2.0 (+1)	1,016 (-5%)	4mo	$245,000	$241	70
144 Crescent Dr	0.41mi	3/1.5	1,098 (+2%)	8mo	$126,800	$115	68
146 Cades Aly	0.14mi	2/1.0 (-1)	939 (-12%)	0mo	$182,000	$194	63
617 Prince St	0.04mi	3/1.0	1,228 (+15%)	8mo	$232,000	$189	63
726 Lawrence Ave	0.21mi	3/1.0	1,205 (+12%)	3mo	$194,000	$161	63
1505 Norway St	0.73mi	3/1.0	1,120 (+4%)	1mo	$165,000	$147	53
146 Westin Dr	0.40mi	2/1.0 (-1)	955 (-11%)	6mo	$100,000	$105	49
416 Randolph St	0.56mi	2/1.0 (-1)	962 (-10%)	2mo	$205,000	$213	46
329 Magnolia Dr	0.62mi	2/1.0 (-1)	945 (-12%)	1mo	$144,000	$152	41
1405 Newton St	0.74mi	3/1.0	1,200 (+12%)	4mo	$160,000	$133	38
943 Shelby St	0.74mi	3/1.0	1,201 (+12%)	5mo	$115,000	$96	38

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-23,466
• Equity at exit: $28,181

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-11,479
• 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: 157
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,553 high
• Mortgage (P&I): −$991
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $114

Break-even live

Break-even rent $1,409

Max offer price $189,000

Occupancy floor 88%

Sensitivity live

Price	-10% $221	-5% $167	+0% $114	+5% $60	+10% $7
Rent	-10% $-9	-5% $53	+0% $114	+5% $175	+10% $237
Rate	-1.0pp $209	-0.5pp $162	base $114	+0.5pp $65	+1.0pp $15

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 Norway St Unit 102 Bristol, VA	2.0	1.0	1215	$1,600	$1.32	15d	1	0.65mi
1405 Newton St Bristol, VA	3.0	1.0	1200	$1,600	$1.33	15d	1	0.74mi
1136 Moorland Ave Bristol, VA	2.0	1.0	936	$1,250	$1.34	45d	1	0.93mi
203 Opal Ln Unit 4 Bristol, VA	2.0	1.5	1200	$1,500	$1.25	23d	1	0.94mi
308 Emerald Dr Unit 308 Bristol, VA	2.0	1.5	970	$1,200	$1.24	45d	1	0.99mi
1156 Bristol View Dr Bristol, VA	2.0	2.5	1152	$1,650	$1.43	15d	2	1.10mi
135 Kingsolver St Bristol, VA	2.0	1.0	1000	$1,400	$1.40	23d	1	1.18mi
2114 Broad St Bristol, TN	2.0	1.0	1000	$1,600	$1.60	15d	1	1.34mi
2505 Catherine St Bristol, VA	2.0	1.0	849	$1,600	$1.88	15d	1	1.37mi
2510 Catherine St Bristol, VA	3.0	2.0	1418	$2,500	$1.76	15d	1	1.38mi
145 Midway St Unit 1397968P Bristol, VA	3.0	2.0	1388	$5,335	$3.84	23d	1	1.44mi

Listing history 20 events

1. 2026-06-22
   statusdays on market $189,000 Pending 74 DOM
2. 2026-06-19
   days on market $189,000 Active 72 DOM
3. 2026-06-18
   days on market $189,000 Active 71 DOM
4. 2026-06-17
   days on market $189,000 Active 70 DOM
5. 2026-06-16
   days on market $189,000 Active 69 DOM
6. 2026-06-15
   days on market $189,000 Active 68 DOM
7. 2026-06-14
   days on market $189,000 Active 66 DOM
8. 2026-06-13
   days on market $189,000 Active 65 DOM
9. 2026-06-10
   days on market $189,000 Active 63 DOM
10. 2026-06-09
    days on market $189,000 Active 62 DOM
11. 2026-06-08
    days on market $189,000 Active 61 DOM
12. 2026-06-07
    days on market $189,000 Active 60 DOM
13. 2026-06-03
    days on market $189,000 Active 56 DOM
14. 2026-06-02
    days on market $189,000 Active 55 DOM
15. 2026-06-01
    days on market $189,000 Active 54 DOM
16. 2026-05-31
    days on market $189,000 Active 53 DOM
17. 2026-05-30
    days on market $189,000 Active 52 DOM
18. 2026-04-20
    price $193,000 1461-char remark

    Show marketing remark (1461 chars)

    CUTE COTTAGE BUNGALOW! Lawrence avenue houses some of the most Authentic Craftsman style homes that Bristol can offer. This house itself sits within the an area of Lawrence that has several house that are on the national historic registry for their build, features and time periods of construction. This cottage style bungalow has a hall and parlor style layout with a center hallway with Living rooms, bedrooms, Kitchen and Bath all off the main center hall. Each side of the hallway has good sized bedrooms with several unique features such as built in storage seating, original coal brick fireplaces, wanscoting and plaster walls that just add to the charm of a time when homes were built heavy and built to last. The Primary bedroom on this home is oversized with its own on suite bath. It has the original tub with a newer surround added. There is adequate storage in the Primary suite and original floors that are in good condition. As you go across the hallway from the Primary you will find the large guest bathroom with a large tub surround, herringbone floors and plenty of storage. The kitchen has its own unique charm with a farm house feel, new flooring, tons of storage and an attached laundry room. This home also has parking in the back and a shed garage that is original to the property. There is plenty to be admired with this charming older home. Built for the ages, this craftsman just needs a new owner who appreciates all it has to offer.

19. 2026-04-08
    listed $198,000 Active 1461-char remark

    Show marketing remark (1461 chars)

    CUTE COTTAGE BUNGALOW! Lawrence avenue houses some of the most Authentic Craftsman style homes that Bristol can offer. This house itself sits within the an area of Lawrence that has several house that are on the national historic registry for their build, features and time periods of construction. This cottage style bungalow has a hall and parlor style layout with a center hallway with Living rooms, bedrooms, Kitchen and Bath all off the main center hall. Each side of the hallway has good sized bedrooms with several unique features such as built in storage seating, original coal brick fireplaces, wanscoting and plaster walls that just add to the charm of a time when homes were built heavy and built to last. The Primary bedroom on this home is oversized with its own on suite bath. It has the original tub with a newer surround added. There is adequate storage in the Primary suite and original floors that are in good condition. As you go across the hallway from the Primary you will find the large guest bathroom with a large tub surround, herringbone floors and plenty of storage. The kitchen has its own unique charm with a farm house feel, new flooring, tons of storage and an attached laundry room. This home also has parking in the back and a shed garage that is original to the property. There is plenty to be admired with this charming older home. Built for the ages, this craftsman just needs a new owner who appreciates all it has to offer.

20. 2023-11-09
    soldstatus $155,000

ⓘ 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: $518 · $43/mo
• Projected year-2 tax: $1,550 · $129/mo
• Expected delta: +$1,032/yr (+$86/mo · 199.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 23 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: $18,637
• − Mortgage interest: −$10,587
• − Property taxes: −$518
• − Insurance: −$945
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$5,498
• Taxable loss: −$1,893
• Est. tax savings @ 24.0%: +$454
• After-tax cash flow: $1,821/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

+24.5% since first listed

3 events — show timeline

• 2026-04-20 Price Changed $193,000 TVRMLS
• 2026-04-08 Listed $198,000 TVRMLS
• 2023-11-09 Sold (Public Records) $155,000 Public Records