2461 Bradley St · Bristol, VA 24201

$179,900

3 bd · 2.0 ba · 1,587 sqft · SingleFamily public records · 268 Days on market

Built 1952 9,583 sqft lot $113/sqft · 25% above area Est $217k · 17% 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• 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

Partially Updated Home Near Bristol Casino! This charming property features 3 spacious bedrooms, 2 full bathrooms, and a partially finished basement perfect for extra living space or storage. Enjoy outdoor living on the screened-in covered porch, or entertain in the backyard with vinyl fencing offering privacy and low maintenance. A detached garage, carport, and ample driveway parking provide plenty of space for vehicles and storage. Whether you're looking for a primary residence or an investment opportunity near a growing entertainment hub, this home checks all the boxes. Don't miss your chance - schedule a showing today! This property is in bankruptcy and is being sold 'AS IS'. Part or all of the information in this listing may have been obtained from a 3rd party and/or tax records and must be verified before assuming accurate. Buyer(s) must verify all information.

Key facts

• Vinyl fencing
• Detached garage
• 9,583 sq ft lot

Tags

• PARTIALLY FINISHED BASEMENT
• SCREENED-IN COVERED PORCH
• VINYL FENCING
• DETACHED GARAGE
• AMPLE DRIVEWAY PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: 157 active listings in the ZIP; 9 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 $5k 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 $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $180k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 268 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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 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: 1.20% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.90%
• DSCR: 1.66
• GRM: 6.9

CMA / ARV

• ARV (median comp): $216,807
• List price: $179,900
• Delta: -17.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2409 Bradley St	0.13mi	3/2.0	1,607 (+1%)	22mo	$245,000	$152	74
664 Page St	0.41mi	3/1.0	1,446 (-9%)	0mo	$168,500	$117	62
15 23rd St	0.43mi	4/3.0 (+1)	1,580 (-0%)	15mo	$285,000	$180	58
2549 Bay St	0.65mi	3/2.0	1,700 (+7%)	1mo	$290,000	$171	57
2333 Westfield St	0.28mi	4/2.0 (+1)	1,451 (-9%)	15mo	$289,000	$199	55
1225 Bristol View Dr	0.55mi	4/2.0 (+1)	1,501 (-5%)	11mo	$280,000	$187	51
2301 Bay St	0.62mi	2/2.5 (-1)	1,697 (+7%)	20mo	$105,000	$62	36
2225 Anderson St	0.72mi	4/1.5 (+1)	1,760 (+11%)	21mo	$225,000	$128	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: 5.4%
• Equity multiple: 1.21×
• Total profit: $10,621
• Equity at exit: $26,824

10-year hold

• IRR: 14.8%
• Equity multiple: 2.20×
• Total profit: $60,279
• Equity at exit: $15,554

Cash invested: $50,372 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,162 high
• Mortgage (P&I): −$943
• Tax from tax record: −$64 /mo · $766/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $626

Break-even live

Break-even rent $1,370

Max offer price $179,900

Occupancy floor 66%

Sensitivity live

Price	-10% $727	-5% $676	+0% $626	+5% $575	+10% $524
Rent	-10% $455	-5% $540	+0% $626	+5% $711	+10% $796
Rate	-1.0pp $716	-0.5pp $671	base $626	+0.5pp $579	+1.0pp $531

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2510 Catherine St Bristol, VA	3.0	2.0	1418	$2,500	$1.76	15d	1	0.03mi
145 Midway St Unit 1397968P Bristol, VA	3.0	2.0	1388	$5,335	$3.84	22d	1	0.19mi
1156 Bristol View Dr Bristol, VA	2.0	2.5	1152	$1,650	$1.43	15d	2	0.60mi
203 Opal Ln Unit 4 Bristol, VA	2.0	1.5	1200	$1,500	$1.25	22d	1	0.69mi
1405 Newton St Bristol, VA	3.0	1.0	1200	$1,600	$1.33	15d	1	0.89mi
1718 Clifton Rd Bristol, TN	3.0	1.5	1672	$1,900	$1.14	45d	1	0.94mi
1216 Norway St Unit 102 Bristol, VA	2.0	1.0	1215	$1,600	$1.32	15d	1	1.01mi
1216 Norway St Unit 101 Bristol, VA	4.0	2.0	1615	$2,100	$1.30	15d	1	1.01mi
2931 Broad St #124 Bristol, TN	3.0	2.5	1248	$1,500	$1.20	22d	1	1.16mi

Listing history 24 events

1. 2026-06-22
   days on market $179,900 Active 268 DOM
2. 2026-06-19
   days on market $179,900 Active 266 DOM
3. 2026-06-18
   days on market $179,900 Active 265 DOM
4. 2026-06-17
   days on market $179,900 Active 264 DOM
5. 2026-06-16
   days on market $179,900 Active 263 DOM
6. 2026-06-15
   days on market $179,900 Active 262 DOM
7. 2026-06-14
   days on market $179,900 Active 260 DOM
8. 2026-06-13
   days on market $179,900 Active 259 DOM
9. 2026-06-10
   days on market $179,900 Active 257 DOM
10. 2026-06-09
    days on market $179,900 Active 256 DOM
11. 2026-06-08
    days on market $179,900 Active 255 DOM
12. 2026-06-07
    days on market $179,900 Active 254 DOM
13. 2026-06-03
    days on market $179,900 Active 250 DOM
14. 2026-06-03
    price $179,900 Active 249 DOM
15. 2026-06-02
    days on market $189,900 Active 249 DOM
16. 2026-06-01
    days on market $189,900 Active 248 DOM
17. 2026-05-31
    days on market $189,900 Active 247 DOM
18. 2026-05-30
    days on market $189,900 Active 246 DOM
19. 2026-02-10
    price $189,900 880-char remark

    Show marketing remark (880 chars)

    Partially Updated Home Near Bristol Casino! This charming property features 3 spacious bedrooms, 2 full bathrooms, and a partially finished basement perfect for extra living space or storage. Enjoy outdoor living on the screened-in covered porch, or entertain in the backyard with vinyl fencing offering privacy and low maintenance. A detached garage, carport, and ample driveway parking provide plenty of space for vehicles and storage. Whether you're looking for a primary residence or an investment opportunity near a growing entertainment hub, this home checks all the boxes. Don't miss your chance - schedule a showing today! This property is in bankruptcy and is being sold 'AS IS'. Part or all of the information in this listing may have been obtained from a 3rd party and/or tax records and must be verified before assuming accurate. Buyer(s) must verify all information.

20. 2025-11-17
    price $194,900 880-char remark

    Show marketing remark (880 chars)

    Partially Updated Home Near Bristol Casino! This charming property features 3 spacious bedrooms, 2 full bathrooms, and a partially finished basement perfect for extra living space or storage. Enjoy outdoor living on the screened-in covered porch, or entertain in the backyard with vinyl fencing offering privacy and low maintenance. A detached garage, carport, and ample driveway parking provide plenty of space for vehicles and storage. Whether you're looking for a primary residence or an investment opportunity near a growing entertainment hub, this home checks all the boxes. Don't miss your chance - schedule a showing today! This property is in bankruptcy and is being sold 'AS IS'. Part or all of the information in this listing may have been obtained from a 3rd party and/or tax records and must be verified before assuming accurate. Buyer(s) must verify all information.

21. 2025-09-27
    price $204,000 880-char remark

    Show marketing remark (880 chars)

    Partially Updated Home Near Bristol Casino! This charming property features 3 spacious bedrooms, 2 full bathrooms, and a partially finished basement perfect for extra living space or storage. Enjoy outdoor living on the screened-in covered porch, or entertain in the backyard with vinyl fencing offering privacy and low maintenance. A detached garage, carport, and ample driveway parking provide plenty of space for vehicles and storage. Whether you're looking for a primary residence or an investment opportunity near a growing entertainment hub, this home checks all the boxes. Don't miss your chance - schedule a showing today! This property is in bankruptcy and is being sold 'AS IS'. Part or all of the information in this listing may have been obtained from a 3rd party and/or tax records and must be verified before assuming accurate. Buyer(s) must verify all information.

22. 2025-09-27
    listed $20,400 Active 880-char remark

    Show marketing remark (880 chars)

    Partially Updated Home Near Bristol Casino! This charming property features 3 spacious bedrooms, 2 full bathrooms, and a partially finished basement perfect for extra living space or storage. Enjoy outdoor living on the screened-in covered porch, or entertain in the backyard with vinyl fencing offering privacy and low maintenance. A detached garage, carport, and ample driveway parking provide plenty of space for vehicles and storage. Whether you're looking for a primary residence or an investment opportunity near a growing entertainment hub, this home checks all the boxes. Don't miss your chance - schedule a showing today! This property is in bankruptcy and is being sold 'AS IS'. Part or all of the information in this listing may have been obtained from a 3rd party and/or tax records and must be verified before assuming accurate. Buyer(s) must verify all information.

23. 2024-05-30
    price $247,000
24. 1994-03-01
    soldstatus $55,000

ⓘ 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: $766 · $64/mo
• Projected year-2 tax: $1,475 · $123/mo
• Expected delta: +$709/yr (+$59/mo · 92.6%)

ⓘ 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 8 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: $25,940
• − Mortgage interest: −$10,077
• − Property taxes: −$766
• − Insurance: −$900
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − Depreciation: −$5,233
• Taxable income: $4,813
• Est. tax owed @ 24.0%: −$1,155
• After-tax cash flow: $6,351/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

+245.3% since first listed

6 events — show timeline

• 2026-02-10 Price Changed $189,900 TVRMLS
• 2025-11-17 Price Changed $194,900 TVRMLS
• 2025-09-27 Price Changed $204,000 TVRMLS
• 2025-09-27 Listed $20,400 TVRMLS
• 2024-05-30 Price Changed $247,000 TVRMLS
• 1994-03-01 Sold (Public Records) $55,000 Public Records