120 Danville Ave · Bristol, VA 24201

$149,900

2 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 35 Days on market

Built 1931 4,380 sqft lot $150/sqft · 70% above area

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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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• 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

Wonderful, remodeled home with new roof, new flooring, new kitchen, new appliances, new heating system and new siding. Water is off at street. Gas range is not hooked up. House being sold in ''as-is'' condition.

Key facts

• 4,380 sq ft lot
• Built 1931
• Listed 34 days

Property features AI

Exterior

• Parking: Asphalt parking
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family house; One level; Residential zoning (RS); Entry facing not specified
• Construction: Vinyl siding; Block foundation; Asphalt roof; Built year not specified
• Exterior features: Deck; Side porch; Level topography

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 6 rooms total
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Laminate counters; Storm windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Highland View Elementary (math 42% / reading 62%, grade C-, #696 of 1,108 statewide, top 66%, 175 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 $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 35 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $116k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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: 1.02% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.36%
• DSCR: 1.42
• GRM: 8.2

CMA / ARV

• ARV (median comp): $88,409
• List price: $149,900
• Delta: 69.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Reservoir St	0.42mi	3/1.0 (+1)	1,005 (+0%)	8mo	$132,000	$131	68
934 Massachusetts Ave	0.28mi	3/2.0 (+1)	957 (-4%)	8mo	$125,000	$131	64
382 Texas Ave	0.65mi	2/1.0	973 (-3%)	6mo	$99,000	$102	60
645 Suffolk Ave	0.30mi	2/1.0	1,112 (+11%)	10mo	$138,600	$125	59
228 Taylor St	0.51mi	2/1.0	949 (-5%)	12mo	$162,500	$171	57
209 Sunrise St	0.57mi	2/1.5	960 (-4%)	13mo	$157,000	$164	54
905 Barker Street St	0.55mi	2/1.0	1,101 (+10%)	4mo	$156,000	$142	54
324 Reservoir St	0.54mi	3/1.0 (+1)	950 (-5%)	11mo	$160,000	$168	52
540 Madison St	0.57mi	2/1.0	870 (-13%)	5mo	$35,000	$40	48
603 Maryland Ave	0.70mi	3/2.0 (+1)	988 (-1%)	14mo	$185,000	$187	44
236 Beaver St	0.57mi	1/1.0 (-1)	884 (-12%)	12mo	$135,000	$153	40
608 Florida Ave	0.70mi	2/2.0	864 (-14%)	2mo	$180,000	$208	39

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,508
• Equity at exit: $22,351

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $23,496
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,523 high
• Mortgage (P&I): −$786
• Tax from tax record: −$27 /mo · $328/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $327

Break-even live

Break-even rent $1,109

Max offer price $149,900

Occupancy floor 74%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Kingsolver St Bristol, VA	2.0	1.0	1000	$1,400	$1.40	21d	1	0.51mi
279 Reservoir St Bristol, VA	3.0	1.5	1300	$1,600	$1.23	13d	1	0.53mi
1733 Dunlap St Bristol, VA	3.0	1.0	900	$1,250	$1.39	13d	1	0.82mi
816 Goode St Bristol, VA	1.0	1.0	822	$2,000	$2.43	13d	1	0.83mi
1001 Virginia Ave Unit 2 Bristol, TN	2.0	1.0	800	$1,375	$1.72	21d	1	1.04mi
1206 Golf St Bristol, TN	3.0	1.0	960	$1,500	$1.56	13d	1	1.24mi
1216 Norway St Unit 102 Bristol, VA	2.0	1.0	1215	$1,600	$1.32	13d	1	1.30mi
1405 Newton St Bristol, VA	3.0	1.0	1200	$1,600	$1.33	13d	1	1.43mi

Listing history 22 events

1. 2026-06-19
   days on market $149,900 Active 35 DOM
2. 2026-06-18
   days on market $149,900 Active 34 DOM
3. 2026-06-17
   days on market $149,900 Active 33 DOM
4. 2026-06-16
   days on market $149,900 Active 32 DOM
5. 2026-06-15
   days on market $149,900 Active 31 DOM
6. 2026-06-14
   days on market $149,900 Active 29 DOM
7. 2026-06-13
   days on market $149,900 Active 28 DOM
8. 2026-06-10
   days on market $149,900 Active 26 DOM
9. 2026-06-09
   days on market $149,900 Active 25 DOM
10. 2026-06-08
    days on market $149,900 Active 24 DOM
11. 2026-06-07
    days on market $149,900 Active 23 DOM
12. 2026-06-03
    days on market $149,900 Active 19 DOM
13. 2026-06-03
    status $149,900 Active 18 DOM
14. 2026-06-02
    days on market $149,900 Active Under Contract 18 DOM
15. 2026-06-01
    days on market $149,900 Active Under Contract 17 DOM
16. 2026-05-31
    days on market $149,900 Active Under Contract 16 DOM
17. 2026-05-30
    days on market $149,900 Active Under Contract 15 DOM
18. 2026-05-15
    listed $149,900 Active 544-char remark
19. 2023-03-14
    soldstatus $115,500 211-char remark

    Show marketing remark (211 chars)

    Wonderful, remodeled home with new roof, new flooring, new kitchen, new appliances, new heating system and new siding. Water is off at street. Gas range is not hooked up. House being sold in ''as-is'' condition.

20. 2023-03-14
    soldstatus $115,500

    Show marketing remark (211 chars)

    Wonderful, remodeled home with new roof, new flooring, new kitchen, new appliances, new heating system and new siding. Water is off at street. Gas range is not hooked up. House being sold in ''as-is'' condition.

21. 2023-01-03
    listed $114,900 211-char remark

    Show marketing remark (211 chars)

    Wonderful, remodeled home with new roof, new flooring, new kitchen, new appliances, new heating system and new siding. Water is off at street. Gas range is not hooked up. House being sold in ''as-is'' condition.

22. 2008-06-24
    soldstatus $20,000

ⓘ 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: $328 · $27/mo
• Projected year-2 tax: $1,229 · $102/mo
• Expected delta: +$901/yr (+$75/mo · 274.7%)

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

Taxation est. · year 1

• Rental income: $18,279
• − Mortgage interest: −$8,397
• − Property taxes: −$328
• − Insurance: −$750
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$4,361
• Taxable income: $1,519
• Est. tax owed @ 24.0%: −$365
• After-tax cash flow: $3,565/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

+649.5% since first listed

7 events — show timeline

• 2026-06-02 Relisted — TVRMLS
• 2026-05-26 Contingent — TVRMLS
• 2026-05-15 Listed $149,900 TVRMLS
• 2023-03-14 Sold (Public Records) $115,500 Public Records
• 2023-03-14 Sold (MLS) $115,500 TVRMLS
• 2023-01-03 Listed $114,900 TVRMLS
• 2008-06-24 Sold (Public Records) $20,000 Public Records