14461 Bristol Hwy · Bristol, VA 24202

$94,900

3 bd · None ba · 1,803 sqft · SingleFamily public records · 360 Days on market

Built 1936 19 ac lot $53/sqft · 64% below area

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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 +5.8/10.0
• 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

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.

Deal economics

• At list price, monthly cash flow is $575 ($7k/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 13.6% 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.
• 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.
• Market conditions: 154 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 360 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 360 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 1936 — 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: 1.55% ✓
• Cap rate: 13.56%
• Cash-on-cash: 25.95%
• DSCR: 2.15
• GRM: 5.4

CMA / ARV

• ARV (median comp): $262,715
• List price: $94,900
• Delta: -63.88%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 1.80×
• Total profit: $21,201
• Equity at exit: $14,150

10-year hold

• IRR: 27.9%
• Equity multiple: 3.47×
• Total profit: $65,504
• 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: 154
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,468 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$48 /mo · $577/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $575

Break-even live

Break-even rent $741

Max offer price $94,900

Occupancy floor 56%

Sensitivity live

Price	-10% $628	-5% $602	+0% $575	+5% $548	+10% $521
Rent	-10% $459	-5% $517	+0% $575	+5% $633	+10% $691
Rate	-1.0pp $622	-0.5pp $599	base $575	+0.5pp $550	+1.0pp $525

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
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $94,900 Active 360 DOM
2. 2026-06-17
   days on market $94,900 Active 359 DOM
3. 2026-06-16
   days on market $94,900 Active 358 DOM
4. 2026-06-15
   days on market $94,900 Active 357 DOM
5. 2026-06-15
   days on market $94,900 Active 356 DOM
6. 2026-06-13
   days on market $94,900 Active 355 DOM
7. 2026-06-12
   days on market $94,900 Active 354 DOM
8. 2026-06-09
   days on market $94,900 Active 351 DOM
9. 2026-06-08
   days on market $94,900 Active 350 DOM
10. 2026-06-08
    days on market $94,900 Active 349 DOM
11. 2026-06-07
    days on market $94,900 Active 348 DOM
12. 2026-06-03
    days on market $94,900 Active 345 DOM
13. 2026-06-02
    days on market $94,900 Active 344 DOM
14. 2026-06-01
    days on market $94,900 Active 343 DOM
15. 2026-05-31
    days on market $94,900 Active 342 DOM
16. 2026-01-15
    price $94,900 731-char remark

    Show marketing remark (652 chars)

    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 possibility. 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 currently 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.

17. 2026-01-15
    price $94,900 652-char remark

    Show marketing remark (652 chars)

    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 possibility. 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 currently 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.

18. 2025-06-24
    listed $99,900 Active 652-char remark

    Show marketing remark (731 chars)

    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.

19. 2025-06-24
    listed $99,900 Active 731-char remark

    Show marketing remark (731 chars)

    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.

20. 2022-09-09
    soldstatus $60,000
21. 2022-09-08
    soldstatus $60,000
22. 2021-08-09
    listed $80,200

ⓘ 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: $17,619
• − Mortgage interest: −$5,316
• − Property taxes: −$577
• − Insurance: −$474
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$2,761
• Taxable income: $5,672
• Est. tax owed @ 24.0%: −$1,361
• After-tax cash flow: $5,535/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: 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

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

• City population: 16,039
• Population (ZIP): 12,324

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.