1121 Mcneil St · Bristol, VA 24201

$134,900

2 bd · 1.0 ba · 938 sqft · SingleFamily public records · 15 Days on market

Built 1931 5,662 sqft lot $144/sqft · 12% below area Est $153k · 12% 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 +26.8/30.0
• ARV discount +12.7/15.0
• DSCR +9.2/10.0
• 1% rule +6.0/10.0
• 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

PRICED TO SELL!!! Cozy 2 bedroom, 1 bath home located just 0.4 miles from Downtown State Street. With a fenced in back yard perfect for your pets. Conveniently located near dinning, shopping, and entertainment. Perfect for first-time home buyers, downsizers, or investors looking for a home close to the heart of Bristol.

Key facts

• Updated electrical
• Fenced in back yard
• 5,662 sq ft lot

Tags

• FENCED IN BACK YARD
• UPDATED ELECTRICAL
• ROOF LESS THAN 4 YEARS OLD
• CLOSE TO DOWNTOWN STATE STREET

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected
• Home design: Single-family house; One story
• Construction: Vinyl siding and plaster exterior; Block foundation; Built with traditional house construction
• Exterior features: Covered front porch; Back yard fencing; Metal roof; Sloped topography

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: Total of 6 rooms (bedrooms included in room count)
• Flooring: Hardwood floors; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Double-pane, insulated windows; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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.
• 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: 156 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $933 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $85k; list at $135k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $132,876 (1.5% below list)

Questions for the listing agent

1. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.75%
• DSCR: 1.52
• GRM: 7.6

CMA / ARV

• ARV (median comp): $152,541
• List price: $134,900
• Delta: -11.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Westin Dr	0.38mi	2/1.0	955 (+2%)	6mo	$100,000	$105	74
21 16th St	0.34mi	2/1.0	991 (+6%)	0mo	$208,500	$210	74
146 Cades Aly	0.56mi	2/1.0	939 (+0%)	0mo	$182,000	$194	73
416 Randolph St	0.64mi	2/1.0	962 (+3%)	2mo	$205,000	$213	64
115 16th St	0.37mi	2/1.0	827 (-12%)	1mo	$180,000	$218	62
1731 Norway St	0.46mi	2/2.0	952 (+2%)	14mo	$188,000	$197	61
1608 Broad St	0.43mi	2/1.0	825 (-12%)	1mo	$159,900	$194	59
1821 Broad St	0.57mi	2/1.0	864 (-8%)	3mo	$167,500	$194	58
2125 Randolph St	0.67mi	2/1.0	871 (-7%)	3mo	$135,000	$155	55
815 Vernon St	0.67mi	2/1.0	1,053 (+12%)	4mo	$193,700	$184	45
1410 Anderson St St	0.42mi	2/2.0	1,063 (+13%)	12mo	$195,000	$183	44
2005 Bay St	0.68mi	3/1.0 (+1)	1,064 (+13%)	1mo	$145,000	$136	40

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,649
• Equity at exit: $20,114

10-year hold

• IRR: 10.7%
• Equity multiple: 1.84×
• Total profit: $31,554
• Equity at exit: $11,664

Cash invested: $37,772 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,488 high
• Mortgage (P&I): −$707
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $370

Break-even live

Break-even rent $1,020

Max offer price $134,900

Occupancy floor 70%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
816 Goode St Bristol, VA	1.0	1.0	822	$2,000	$2.43	13d	1	0.39mi
1136 Moorland Ave Bristol, VA	2.0	1.0	936	$1,250	$1.34	43d	1	0.64mi
2114 Broad St Bristol, TN	2.0	1.0	1000	$1,600	$1.60	13d	1	0.78mi
308 Emerald Dr Unit 308 Bristol, VA	2.0	1.5	970	$1,200	$1.24	43d	1	1.05mi
235 Carson Ct Bristol, TN	1.0	1.0	800	$850	$1.06	44d	1	1.05mi
2505 Catherine St Bristol, VA	2.0	1.0	849	$1,600	$1.88	13d	1	1.13mi
700 W Cedar St Bristol, TN	2.0	1.0	921	$1,600	$1.74	21d	1	1.17mi
361 Heathland Dr Unit 365 Bristol, VA	1.0	1.0	550	$750	$1.36	43d	1	1.41mi

Listing history 11 events

1. 2026-05-17
   historical Active Under Contract 321-char remark

   Show marketing remark (321 chars)

   PRICED TO SELL!!! Cozy 2 bedroom, 1 bath home located just 0.4 miles from Downtown State Street. With a fenced in back yard perfect for your pets. Conveniently located near dinning, shopping, and entertainment. Perfect for first-time home buyers, downsizers, or investors looking for a home close to the heart of Bristol.

2. 2026-05-16
   status Pending 477-char remark
3. 2026-05-01
   listed $134,900 Active 477-char remark
4. 2026-04-24
   price $134,900 321-char remark

   Show marketing remark (321 chars)

   PRICED TO SELL!!! Cozy 2 bedroom, 1 bath home located just 0.4 miles from Downtown State Street. With a fenced in back yard perfect for your pets. Conveniently located near dinning, shopping, and entertainment. Perfect for first-time home buyers, downsizers, or investors looking for a home close to the heart of Bristol.

5. 2026-04-07
   status Active 321-char remark

   Show marketing remark (321 chars)

   PRICED TO SELL!!! Cozy 2 bedroom, 1 bath home located just 0.4 miles from Downtown State Street. With a fenced in back yard perfect for your pets. Conveniently located near dinning, shopping, and entertainment. Perfect for first-time home buyers, downsizers, or investors looking for a home close to the heart of Bristol.

6. 2026-04-02
   historical Active Under Contract 321-char remark

   Show marketing remark (321 chars)

   PRICED TO SELL!!! Cozy 2 bedroom, 1 bath home located just 0.4 miles from Downtown State Street. With a fenced in back yard perfect for your pets. Conveniently located near dinning, shopping, and entertainment. Perfect for first-time home buyers, downsizers, or investors looking for a home close to the heart of Bristol.

7. 2026-03-25
   price $135,900 321-char remark

   Show marketing remark (321 chars)

   PRICED TO SELL!!! Cozy 2 bedroom, 1 bath home located just 0.4 miles from Downtown State Street. With a fenced in back yard perfect for your pets. Conveniently located near dinning, shopping, and entertainment. Perfect for first-time home buyers, downsizers, or investors looking for a home close to the heart of Bristol.

8. 2026-03-07
   listed $140,000 Active 321-char remark

   Show marketing remark (321 chars)

   PRICED TO SELL!!! Cozy 2 bedroom, 1 bath home located just 0.4 miles from Downtown State Street. With a fenced in back yard perfect for your pets. Conveniently located near dinning, shopping, and entertainment. Perfect for first-time home buyers, downsizers, or investors looking for a home close to the heart of Bristol.

9. 2021-12-02
   soldstatus $84,900

   Show marketing remark (325 chars)

   Here is a nice 2 bed, 1 bath home in the middle of everything. It's been freshly painted & the hardwood has been refinished & new carpet in the living room along with new floor coverings in the kitchen & bath. Nice little cottage right off state street within walking distance to food & grocery store.

10. 2021-12-02
    soldstatus $84,900

    Show marketing remark (325 chars)

    Here is a nice 2 bed, 1 bath home in the middle of everything. It's been freshly painted & the hardwood has been refinished & new carpet in the living room along with new floor coverings in the kitchen & bath. Nice little cottage right off state street within walking distance to food & grocery store.

11. 2021-09-13
    listed $84,900

    Show marketing remark (325 chars)

    Here is a nice 2 bed, 1 bath home in the middle of everything. It's been freshly painted & the hardwood has been refinished & new carpet in the living room along with new floor coverings in the kitchen & bath. Nice little cottage right off state street within walking distance to food & grocery store.

ⓘ 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: $506 · $42/mo
• Projected year-2 tax: $1,106 · $92/mo
• Expected delta: +$600/yr (+$50/mo · 118.7%)

ⓘ 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: $17,860
• − Mortgage interest: −$7,556
• − Property taxes: −$506
• − Insurance: −$674
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$3,924
• Taxable income: $2,341
• Est. tax owed @ 24.0%: −$562
• After-tax cash flow: $3,878/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

+58.9% since first listed

11 events — show timeline

• 2026-05-17 Contingent — SWVAR
• 2026-05-16 Pending — TVRMLS
• 2026-05-01 Listed $134,900 TVRMLS
• 2026-04-24 Price Changed $134,900 SWVAR
• 2026-04-07 Relisted — SWVAR
• 2026-04-02 Contingent — SWVAR
• 2026-03-25 Price Changed $135,900 SWVAR
• 2026-03-07 Listed $140,000 SWVAR
• 2021-12-02 Sold (Public Records) $84,900 Public Records
• 2021-12-02 Sold (MLS) $84,900 TVRMLS
• 2021-09-13 Listed $84,900 TVRMLS