221 Mumpower Dr · Bristol, VA 24201

$139,900

3 bd · 1.0 ba · 804 sqft · SingleFamily public records · 4 Days on market

Built 1959 0.30 ac lot Est $115k · 22% over

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Why this score? — see what drove the D+ 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 +22.4/30.0
• DSCR +7.2/10.0
• Schools +5.2/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Location! Minutes to Downtown Bristol! PRICED TO SELL! This 3- Bedroom 1 Bath. Cozy Living room functional kitchen. Perfect for first-time home buyer or investor. Newer Roof. Schedule Your Showing Today!

Key facts

• Newer roof
• 0.3 acre lot
• Built 1959

Tags

• MINUTES TO DOWNTOWN BRISTOL
• NEWER ROOF

Property features AI

Exterior

• Parking: Driveway with asphalt surface
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available; Electricity connected; Water connected; Sewer connected
• Home design: Single family residence; Two levels; Residential property in fixer condition; Facing information not provided
• Construction: Aluminum siding; Block foundation; Metal roof; Built with block basement
• Exterior features: Front porch; Back yard fencing; Cleared topography; Has a view

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Laminate counters; Hardwood and laminate flooring; Basement with block construction; Total of 5 rooms
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (2.9% below list).
• Recommended offer: $136k (2.9% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $967 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $69k; list at $140k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,804 (2.9% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.97% ✗
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $114,972
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Beaver St #1	0.06mi	2/1.0 (-1)	816 (+2%)	2mo	$140,000	$172	88
1002 Massachusetts Ave	0.28mi	2/1.0 (-1)	804 (0%)	8mo	$115,000	$143	75
174 Beaver St	0.03mi	2/1.0 (-1)	772 (-4%)	18mo	$142,700	$185	72
165 Hughes St	0.40mi	2/1.0 (-1)	804 (0%)	10mo	$148,000	$184	68
540 Madison St	0.23mi	2/1.0 (-1)	870 (+8%)	4mo	$35,000	$40	67
1507 Massachusetts Ave	0.44mi	2/1.0 (-1)	789 (-2%)	9mo	$119,700	$152	64
159 Hillside Ave	0.48mi	2/1.0 (-1)	809 (+1%)	11mo	$109,000	$135	62
624 Maple St	0.51mi	2/1.0 (-1)	728 (-10%)	1mo	$40,000	$55	54
129 Hillside Ave	0.49mi	2/1.0 (-1)	784 (-2%)	17mo	$99,900	$127	54
158 Fuller St	0.71mi	2/1.0 (-1)	864 (+8%)	0mo	$75,000	$87	49
617 Dixie St	0.71mi	2/1.0 (-1)	842 (+5%)	9mo	$65,500	$78	47
650 Suffolk Ave	0.65mi	2/1.0 (-1)	768 (-4%)	16mo	$145,000	$189	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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-11,393
• Equity at exit: $20,860

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $4,536
• Equity at exit: $12,096

Cash invested: $39,172 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,358 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$48 /mo · $575/yr
• Insurance: −$58
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $177

Break-even live

Break-even rent $1,133

Max offer price $139,900

Occupancy floor 82%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.07mi
1733 Dunlap St Bristol, VA	3.0	1.0	900	$1,250	$1.39	13d	1	0.56mi
1225 Carriage Cir #203 Bristol, VA	2.0	2.0	968	$1,150	$1.19	13d	1	1.04mi

Listing history 5 events

1. 2026-06-19
   days on market $139,900 Active 4 DOM
2. 2026-06-18
   days on market $139,900 Active 3 DOM
3. 2026-06-17
   days on market $139,900 Active 2 DOM
4. 2026-06-15
   remarks 221-char remark

   Show marketing remark (210 chars)

   Great Location! Minutes to Downtown Bristol! PRICED TO SELL! This 3- Bedroom 1 Bath. Cozy Living room functional kitchen. Perfect for first-time home buyer or investor. Newer Roof. Schedule Your Showing Today!

5. 2026-06-15
   listed $139,900 Active 1 DOM

   Show marketing remark (210 chars)

   Great Location! Minutes to Downtown Bristol! PRICED TO SELL! This 3- Bedroom 1 Bath. Cozy Living room functional kitchen. Perfect for first-time home buyer or investor. Newer Roof. Schedule Your Showing Today!

ⓘ 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: $575 · $48/mo
• Projected year-2 tax: $1,147 · $96/mo
• Expected delta: +$572/yr (+$48/mo · 99.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 21 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: $16,296
• − Mortgage interest: −$7,837
• − Property taxes: −$575
• − Insurance: −$1,366
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$4,070
• Taxable loss: −$159
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $2,167/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

+102.8% since first listed

3 events — show timeline

• 2026-06-15 Listed $139,900 TVRMLS
• 2026-06-15 Listed $139,900 SWVAR
• 2007-08-24 Sold (Public Records) $69,000 Public Records