14461 Bristol Hwy · Bristol, VA 24202

$94,900

3 bd · None ba · 1,803 sqft · SingleFamily public records · 404 Days on market

Built 1936 Poor condition 19 ac lot $53/sqft · 59% below area

---

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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

19 Acres on the Bristol Hwy with a 3-Bedroom Home If you've been searching for acreage with privacy, views, and room to create something truly your own, this 19-acre property in beautiful Scott County is full of possibilities. The land is the star here—mountainous, wooded, and full of potential for recreation, homesteading, or future improvements. A 3-bedroom home sits on the property and is a true fixer-upper. It's in rough condition and will require significant renovation. There is no bathroom. For someone with vision, this acreage offers a rare chance to build, restore, or reimagine a mountain retreat right off the Bristol Highway. NOTE: This listing has a Bristol, VA 24202 address but is located in Scott County.

Key facts

• Wildlife
• Mountainous acres
• Bristol va 24202

Tags

• 19 ACRES
• MOUNTAINOUS ACRES
• SCOTT COUNTY
• BRISTOL VA 24202
• WILDLIFE

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath single-family listed at $95k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 4.7% 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.
• Scott County Public School District (rural): math 66% / reading 73% proficiency, ranked #33 of 131 in VA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hilton Elementary (math 82% / reading 87%, grade A+, #71 of 1,108 statewide, top 8%, 130 students, 81% FRL); Gate City Middle (math 74% / reading 71%, grade A, #61 of 342 statewide, top 18%, 333 students, 78% FRL); Gate City High (math 77% / reading 82%, grade A-, #63 of 319 statewide, top 22%, 619 students, 77% FRL) — zoned schools average 79% FRL vs 48% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 182 active listings in the ZIP; 22 units permitted in Scott County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Scott County population projected at -24% 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 404 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $95k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 404 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.47% ✓
• Cap rate: 12.79%
• Cash-on-cash: 23.21%
• DSCR: 2.03
• GRM: 5.7

CMA / ARV

• ARV (median comp): $233,755
• List price: $94,900
• Delta: -59.40%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14851 Bristol Hwy	0.42mi	3/2.0	1,736 (-4%)	46mo	$200,000	$115	54
12686 Bristol Hwy	1.28mi	3/2.0	1,264 (-30%)	20mo	$315,000	$249	23
1194 Gas Well Rd	1.16mi	3/1.0	1,400 (-22%)	30mo	$153,985	$110	20

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: 16.2%
• Equity multiple: 1.65×
• Total profit: $17,337
• Equity at exit: $14,150

10-year hold

• IRR: 24.8%
• Equity multiple: 3.15×
• Total profit: $57,160
• Equity at exit: $8,205

Cash invested: $26,572 (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 24202

• Home prices YoY: -30.0%
• Active inventory: 182
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,391 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$48 /mo · $577/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $514

Break-even live

Break-even rent $741

Max offer price $94,900

Occupancy floor 58%

Sensitivity live

Price	-10% $568	-5% $541	+0% $514	+5% $487	+10% $460
Rent	-10% $404	-5% $459	+0% $514	+5% $569	+10% $624
Rate	-1.0pp $562	-0.5pp $538	base $514	+0.5pp $489	+1.0pp $464

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: $23,725
• Closing costs: $2,847
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $94,900 Active 404 DOM
2. 2026-08-07
   days on market $94,900 Active 403 DOM
3. 2026-08-06
   days on market $94,900 Active 402 DOM
4. 2026-08-05
   days on market $94,900 Active 401 DOM
5. 2026-08-04
   days on market $94,900 Active 400 DOM
6. 2026-08-03
   days on market $94,900 Active 399 DOM
7. 2026-07-31
   days on market $94,900 Active 396 DOM
8. 2026-07-30
   days on market $94,900 Active 395 DOM
9. 2026-07-29
   days on market $94,900 Active 394 DOM
10. 2026-07-27
    days on market $94,900 Active 392 DOM
11. 2026-07-26
    days on market $94,900 Active 391 DOM
12. 2026-07-24
    days on market $94,900 Active 389 DOM
13. 2026-07-23
    days on market $94,900 Active 388 DOM
14. 2026-07-22
    days on market $94,900 Active 387 DOM
15. 2026-07-21
    days on market $94,900 Active 386 DOM
16. 2026-07-20
    days on market $94,900 Active 385 DOM
17. 2026-07-18
    days on market $94,900 Active 383 DOM
18. 2026-07-17
    days on market $94,900 Active 382 DOM
19. 2026-07-16
    days on market $94,900 Active 381 DOM
20. 2026-07-14
    days on market $94,900 Active 379 DOM
21. 2026-07-13
    days on market $94,900 Active 378 DOM
22. 2026-07-12
    days on market $94,900 Active 377 DOM
23. 2026-07-11
    days on market $94,900 Active 376 DOM
24. 2026-07-10
    days on market $94,900 Active 375 DOM
25. 2026-07-09
    days on market $94,900 Active 374 DOM
26. 2026-07-07
    days on market $94,900 Active 372 DOM
27. 2026-07-06
    days on market $94,900 Active 371 DOM
28. 2026-07-05
    days on market $94,900 Active 370 DOM
29. 2026-07-05
    days on market $94,900 Active 369 DOM
30. 2026-07-03
    days on market $94,900 Active 368 DOM
31. 2026-07-02
    days on market $94,900 Active 367 DOM
32. 2026-07-01
    days on market $94,900 Active 366 DOM
33. 2026-06-30
    days on market $94,900 Active 365 DOM
34. 2026-06-29
    days on market $94,900 Active 364 DOM
35. 2026-06-28
    listing id $94,900 Active 363 DOM
36. 2026-06-28
    remarks 693-char remark
37. 2026-06-28
    days on marketlisting id $94,900 Active 363 DOM
38. 2026-06-27
    days on market $94,900 Active 362 DOM
39. 2026-06-18
    days on market $94,900 Active 360 DOM
40. 2026-06-17
    days on market $94,900 Active 359 DOM
41. 2026-06-16
    days on market $94,900 Active 358 DOM
42. 2026-06-15
    days on market $94,900 Active 357 DOM
43. 2026-06-15
    days on market $94,900 Active 356 DOM
44. 2026-06-13
    days on market $94,900 Active 355 DOM
45. 2026-06-12
    days on market $94,900 Active 354 DOM
46. 2026-06-09
    days on market $94,900 Active 351 DOM
47. 2026-06-08
    days on market $94,900 Active 350 DOM
48. 2026-06-08
    days on market $94,900 Active 349 DOM
49. 2026-06-07
    days on market $94,900 Active 348 DOM
50. 2026-06-03
    days on market $94,900 Active 345 DOM

ⓘ 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: $577 · $48/mo
• Projected year-2 tax: $778 · $65/mo
• Expected delta: +$201/yr (+$17/mo · 34.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,698
• − Mortgage interest: −$5,316
• − Property taxes: −$577
• − Insurance: −$474
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$2,761
• Taxable income: $4,898
• Est. tax owed @ 24.0%: −$1,176
• After-tax cash flow: $4,992/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.

Condition & rehab AI · 9 photos

Poor 20/100 Extensive rehab Est. rehab $90,150–$162,270 screening

This 19-acre property with a 3-bedroom home requires extensive renovation and repairs, including major work on the exterior, interior, and HVAC systems. Significant value can be added through landscaping, kitchen and bathroom updates, and HVAC upgrades.

Deferred maintenance Est. $70,000–$210,000 screening

• Major Roof (roof) — No roof visible in photos
• Major Hvac (hvac) — No HVAC unit visible in photos
• Major Windows (windows) — No windows visible in photos
• Major Electrical (electrical) — No electrical panel visible in photos
• Major Plumbing (plumbing) — No plumbing fixtures visible in photos
• Major Exterior (exterior) — No exterior walls or siding visible in photos
• Major Other — No other major components visible in photos

Repairs flagged

• Major Exterior siding — Severe peeling and weathering.
• Major Flooring — Damaged and uneven, likely unsafe.
• Major Interior walls — Significant wear and discoloration.
• Major Windows — Old and likely needing replacement.
• Major Foundation — Visible cracks and unstable structure.
• Major HVAC/mechanicals — No visible photos, but likely outdated and inefficient.
• Major Landscaping — Overgrown and unkempt, detracts from curb appeal and safety.
• Major Kitchen and bath — No visible photos, but likely outdated and in poor condition.

Value-add opportunities

• Both Landscaping and curb appeal — Improving the landscaping and curb appeal can significantly enhance the home's resale and rental value. ↑
• Both Kitchen and bathroom updates — Updating the kitchen and bathroom can greatly increase the home's value for both resale and rental purposes. ↑
• Both HVAC and mechanicals — Upgrading the HVAC and mechanicals can improve comfort and energy efficiency, boosting both resale and rental value. ↑
• Both Exterior siding and flooring — Rehabilitating the exterior siding and flooring can enhance the home's appearance and safety, increasing its value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

B Composite school gradezoned avg 79/100

Zoned Schools

Elementary Hilton Elementary A+ VA #71/1,108 Nat'l #526/41,679 Middle Gate City Middle A VA #61/342 Nat'l #656/14,009 High Gate City High A- VA #63/319 Nat'l #1,121/17,239

Schools (NCES district)

• District: Scott County Public School District
• NCES district ID: 5103480
• Math proficiency: 66% ▼ -26.00%
• Reading proficiency: 73% ▼ -12.00%
• Median HH income: $36,567
• Composite: 57.65/100
• National rank: #1061
• State rank: #33 of 131 in VA

B Composite livability gradescore 74/100

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

• County: Washington · 20,405 people
• City population: 16,039
• Metro: Kingsport-Bristol, TN-VA
• Population (ZIP): 12,324
• Household income: $58,333
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 2% of renters

---

Population outlook (Scott County) Hauer SSP2

• Today (2025): 20,405 people
• By 2030: 19,379 · -5.0%
• By 2040: 17,325 · -15.1%
• By 2050: 15,464 · -24.2%
• By 2075: 11,845 · -42.0%
• By 2100: 8,516 · -58.3%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Portuguese 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

---

Political lean MEDSL · Scott

• 2024 margin: Solid R (+70.4) · D 14.5% · R 84.9%
• 2008→2024 swing: -27.3pp toward R · 2008: -43.1pp · 2024: -70.4pp
• All cycles: 2024: R+70.4 2020: R+67.8 2016: R+66.3 2012: R+50.6 2008: R+43.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.07%
• Current HPI: 182.4415
• 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

+18.3% since first listed

7 events — show timeline

• 2026-01-15 Price Changed $94,900 SWVAR
• 2026-01-15 Price Changed $94,900 TVRMLS
• 2025-06-24 Listed $99,900 TVRMLS
• 2025-06-24 Listed $99,900 SWVAR
• 2022-09-09 Sold (Public Records) $60,000 Public Records
• 2022-09-08 Sold (MLS) $60,000 TVRMLS
• 2021-08-09 Listed $80,200 TVRMLS

Property tax history

+5.3%/yr

Latest (2025): $577 · +0.0% YoY. Source: county tax records.