1131 Hill St · Bristol, TN 37620

$115,000

3 bd · 1.0 ba · 1,322 sqft · SingleFamily public records · 32 Days on market

Built 1918 7,405 sqft lot Est $180k · 36% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

In MLS for Comp Purposes

Key facts

• Solid bones
• Great roof
• Walking distance

Tags

• SOLID BONES
• GREAT ROOF
• GREAT FOUNDATION
• HARDWOOD FLOORS
• WALKING DISTANCE
• VIBRANT DOWNTOWN

Property features AI

Exterior

• Parking: Shared driveway
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single-family house; One story; Residential property in fixer condition
• Construction: Wood siding; Metal roof
• Exterior features: Front porch; Level topography

Interior

• Kitchen: Refrigerator
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Fireplace (1); Basement with dirt floor and sump pump; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 3.8% 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 73/100 on livability (#24 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, commute F, employment F.
• Bristol (urban): math 37% / reading 35% proficiency, ranked #29 of 139 in TN (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Anderson Elementary (math 22% / reading 27%, grade F, #546 of 952 statewide, top 61%, 308 students, 0% FRL); Bristol Tennessee Middle School (math 37% / reading 29%, grade F, #77 of 333 statewide, top 24%, 883 students, 0% FRL); Tennessee High School (math 20% / reading 41%, grade F, #75 of 332 statewide, top 24%, 1,154 students, 0% FRL) — zoned schools average 0% FRL vs 46% district-wide (46 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 259 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).
• This rent runs 37% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sullivan County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $115k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1918 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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: 1.52% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.40%
• DSCR: 2.09
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $179,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909 Wilson Ave	0.29mi	2/1.0 (-1)	1,328 (+0%)	7mo	$90,000	$68	75
1412 Anderson St	0.29mi	2/2.0 (-1)	1,382 (+4%)	2mo	$235,000	$170	68
943 Shelby St	0.33mi	3/1.0	1,201 (-9%)	5mo	$115,000	$96	66
813 Haynes St	0.42mi	3/1.0	1,215 (-8%)	4mo	$151,500	$125	63
1405 Newton St	0.47mi	3/1.0	1,200 (-9%)	4mo	$160,000	$133	59
1836 Anderson St	0.49mi	3/2.0	1,425 (+8%)	4mo	$235,000	$165	56
1728 Windsor Ave	0.44mi	3/1.0	1,132 (-14%)	3mo	$205,000	$181	53
1106 Cedar St	0.67mi	3/1.0	1,224 (-7%)	7mo	$199,900	$163	51
1443 Windsor Ave	0.34mi	2/1.5 (-1)	1,144 (-14%)	8mo	$142,800	$125	48
1112 Cedar St	0.66mi	3/1.0	1,440 (+9%)	9mo	$140,000	$97	47
461 Douglas St	0.64mi	4/2.0 (+1)	1,418 (+7%)	5mo	$193,500	$136	45
1914 Windsor Ave	0.52mi	2/1.0 (-1)	1,128 (-15%)	2mo	$198,000	$176	44

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: 17.7%
• Equity multiple: 1.72×
• Total profit: $23,058
• Equity at exit: $17,147

10-year hold

• IRR: 26.2%
• Equity multiple: 3.29×
• Total profit: $73,726
• Equity at exit: $9,943

Cash invested: $32,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Tennessee: 87 Strongly Landlord-Friendly · R+13
• County: — inherits STATE
• City: — inherits STATE

14-day notice (URLTA); generally landlord-favorable; Nashville court paced moderate.

Methodology + full state rankings →

ZIP-level market 37620

• Active inventory: 259
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,751 high
• Mortgage (P&I): −$603
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $655

Break-even live

Break-even rent $922

Max offer price $115,000

Occupancy floor 58%

Sensitivity live

Price	-10% $720	-5% $687	+0% $655	+5% $622	+10% $590
Rent	-10% $517	-5% $586	+0% $655	+5% $724	+10% $793
Rate	-1.0pp $713	-0.5pp $684	base $655	+0.5pp $625	+1.0pp $595

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1718 Clifton Rd Bristol, TN	3.0	1.5	1672	$1,900	$1.14	46d	1	0.36mi
1216 Norway St Unit 102 Bristol, VA	2.0	1.0	1215	$1,600	$1.32	15d	1	0.42mi
1216 Norway St Unit 101 Bristol, VA	4.0	2.0	1615	$2,100	$1.30	15d	1	0.42mi
1405 Newton St Bristol, VA	3.0	1.0	1200	$1,600	$1.33	15d	1	0.43mi
2114 Broad St Bristol, TN	2.0	1.0	1000	$1,600	$1.60	15d	1	0.64mi
1136 Moorland Ave Bristol, VA	2.0	1.0	936	$1,250	$1.34	46d	1	0.78mi
700 W Cedar St Bristol, TN	2.0	1.0	921	$1,600	$1.74	23d	1	0.86mi
145 Midway St Unit 1397968P Bristol, VA	3.0	2.0	1388	$5,335	$3.84	23d	1	1.09mi
2510 Catherine St Bristol, VA	3.0	2.0	1418	$2,500	$1.76	15d	1	1.20mi
308 Emerald Dr Unit 308 Bristol, VA	2.0	1.5	970	$1,200	$1.24	46d	1	1.28mi
203 Opal Ln Unit 4 Bristol, VA	2.0	1.5	1200	$1,500	$1.25	23d	1	1.28mi
1156 Bristol View Dr Bristol, VA	2.0	2.5	1152	$1,650	$1.43	15d	2	1.37mi
60 Maple Tree Dr Bristol, TN	2.0	1.0	944	$1,350	$1.43	23d	1	1.38mi

Listing history 18 events

1. 2026-06-22
   days on market $115,000 Active 32 DOM
2. 2026-06-19
   days on market $115,000 Active 30 DOM
3. 2026-06-18
   days on market $115,000 Active 29 DOM
4. 2026-06-17
   days on market $115,000 Active 28 DOM
5. 2026-06-16
   days on market $115,000 Active 27 DOM
6. 2026-06-15
   days on market $115,000 Active 26 DOM
7. 2026-06-14
   days on market $115,000 Active 24 DOM
8. 2026-06-13
   days on market $115,000 Active 23 DOM
9. 2026-06-10
   days on market $115,000 Active 21 DOM
10. 2026-06-09
    days on market $115,000 Active 20 DOM
11. 2026-06-09
    status $115,000 Active 19 DOM
12. 2026-05-21
    status Pending
13. 2026-05-12
    price $115,000
14. 2026-05-01
    listed $125,000 Active
15. 2022-07-08
    soldstatus $67,000 24-char remark

    Show marketing remark (24 chars)

    In MLS for Comp Purposes

16. 2022-07-08
    listed $69,100 24-char remark

    Show marketing remark (24 chars)

    In MLS for Comp Purposes

17. 2022-07-08
    soldstatus $67,000

    Show marketing remark (24 chars)

    In MLS for Comp Purposes

18. 1981-02-02
    soldstatus $32,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TN · Resets to sale price

• Current annual tax: $928 · $77/mo
• Projected year-2 tax: $928 · $77/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 7 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: $21,010
• − Mortgage interest: −$6,442
• − Property taxes: −$928
• − Insurance: −$575
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$3,345
• Taxable income: $6,358
• Est. tax owed @ 24.0%: −$1,526
• After-tax cash flow: $6,332/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
• NCES district ID: 4700360
• Math proficiency: 37% ▼ -7.00%
• Reading proficiency: 35% ▼ -8.00%
• Median HH income: $37,018
• Composite: 29.95/100
• National rank: #6376
• State rank: #29 of 139 in TN

Livability — Bristol

• Score: 73/100
• State rank: #24
• US rank: #5413

Category grades

Amenities C+ Commute F Cost of living A+ Crime D+ 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, TN
• County: Sullivan County · 121,987 people
• City population: 38,494
• Metro: Kingsport-Bristol, TN-VA
• Population (ZIP): 38,494
• Household income: $56,128
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 724.0

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 157,030 people
• By 2030: 156,415 · -0.4%
• By 2040: 153,778 · -2.1%
• By 2050: 149,018 · -5.1%
• By 2075: 138,068 · -12.1%
• By 2100: 119,927 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Serbian 3% Slovak 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Sullivan

• 2024 margin: Solid R (+55.0) · D 22.0% · R 77.0% · Other 1.0%
• 2008→2024 swing: -13.6pp toward R · 2008: -41.3pp · 2024: -55.0pp
• All cycles: 2024: R+55.0 2020: R+51.9 2016: R+56.2 2012: R+47.2 2008: R+41.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -294.12%
• Current HPI: 263.38
• Rent YoY: —
• Metro: Kingsport-Bristol, TN-VA
• State GDP YoY: ▲ 2.78%
• F500 in state: 22

Industry mix (Fortune 500 HQ in TN)

Industry	F500 HQs	Revenue
▸Healthcare	3	$91B
▸Retail	3	$72B
▸Transportation / Logistics	1	$88B
▸Paper / Packaging	1	$19B
▸Insurance	1	$13B
▸Energy	1	$12B

Price history

+253.8% since first listed

7 events — show timeline

• 2026-05-21 Pending — TVRMLS
• 2026-05-12 Price Changed $115,000 TVRMLS
• 2026-05-01 Listed $125,000 TVRMLS
• 2022-07-08 Sold (Public Records) $67,000 Public Records
• 2022-07-08 Listed $69,100 TVRMLS
• 2022-07-08 Sold (MLS) $67,000 TVRMLS
• 1981-02-02 Sold (Public Records) $32,500 Public Records

Property tax history

+5.4%/yr

Latest (2025): $928 · +12.9% YoY. Source: county tax records.