1066 Pebble Dr #1066 · Bristol, VA 24201

$199,999

3 bd · 2.0 ba · 1,432 sqft · Condo public records · 61 Days on market

Built 1986 $140/sqft · 44% above area Est $210k · at est. $100/mo HOA · 6% of rent

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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 +11.6/30.0
• ARV discount +9.7/15.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 3-bedroom 2-full bath Townhome with pool. located in the city of Bristol VA. This home offers the perfect blend of space, comfort and low maintenance living. This home has a functional layout with a bright living area, that flows into the dining space. A standout feature is the bedroom located on main level, perfect for guests, private home office or added convenience. Second level you will find the master suite with bathroom and large walk in closet. Also, an additional bedroom located adjacent. For all your outdoor entertaining, You have a private spacious deck and patio, Also has unfinished basement for storage.

Key facts

• $100 HOA
• Garage
• Community pool

Tags

• BEDROOM LOCATED ON MAIN LEVEL
• PRIVATE SPACIOUS DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-63 ($-760/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (22.0% below list).
• Recommended offer: $156k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.9% in Bristol — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: 156 active listings in the ZIP; 5 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 61 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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.

Recommended offer $156,060 (22.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 10.7

CMA / ARV

• ARV (median comp): $210,113
• List price: $199,999
• Delta: -4.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.6%
• Equity multiple: 0.35×
• Total profit: $-36,473
• Equity at exit: $29,821

10-year hold

• IRR: -11.0%
• Equity multiple: 0.34×
• Total profit: $-37,074
• Equity at exit: $17,292

Cash invested: $56,000 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,561 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$64 /mo · $769/yr
• Insurance: −$83
• HOA: −$100
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $-63

Break-even live

Break-even rent $1,641

Max offer price $188,808

Occupancy floor 99%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1733 Dunlap St Bristol, VA	3.0	1.0	900	$1,250	$1.39	13d	1	0.28mi
135 Kingsolver St Bristol, VA	2.0	1.0	1000	$1,400	$1.40	21d	1	0.72mi
1225 Carriage Cir #203 Bristol, VA	2.0	2.0	968	$1,150	$1.19	13d	1	0.90mi
201 Springdale Rd Bristol, TN	3.0	2.0	1635	$2,750	$1.68	43d	1	0.92mi
279 Reservoir St Bristol, VA	3.0	1.5	1300	$1,600	$1.23	13d	1	1.04mi

HOA detail condo

• Monthly dues: $100 · $1,200/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-19
   days on market $199,999 Active 61 DOM
2. 2026-06-18
   days on market $199,999 Active 60 DOM
3. 2026-06-17
   days on market $199,999 Active 59 DOM
4. 2026-06-16
   days on market $199,999 Active 58 DOM
5. 2026-06-15
   days on market $199,999 Active 57 DOM
6. 2026-06-14
   days on market $199,999 Active 55 DOM
7. 2026-06-13
   days on market $199,999 Active 54 DOM
8. 2026-06-10
   days on market $199,999 Active 52 DOM
9. 2026-06-09
   days on market $199,999 Active 51 DOM
10. 2026-06-08
    days on market $199,999 Active 50 DOM
11. 2026-06-07
    days on market $199,999 Active 49 DOM
12. 2026-06-03
    days on market $199,999 Active 45 DOM
13. 2026-06-02
    days on market $199,999 Active 44 DOM
14. 2026-06-01
    days on market $199,999 Active 43 DOM
15. 2026-05-31
    days on market $199,999 Active 42 DOM
16. 2026-05-30
    days on market $199,999 Active 41 DOM
17. 2026-05-14
    price $199,999 654-char remark

    Show marketing remark (654 chars)

    Welcome to this well-maintained 3-bedroom 2-full bath Townhome with pool. located in the city of Bristol VA. This home offers the perfect blend of space, comfort and low maintenance living. This home has a functional layout with a bright living area, that flows into the dining space. A standout feature is the bedroom located on main level, perfect for guests, private home office or added convenience. Second level you will find the master suite with bathroom and large walk in closet. Also, an additional bedroom located adjacent. For all your outdoor entertaining, You have a private spacious deck and patio, Also has unfinished basement for storage.

18. 2026-04-18
    listed $210,000 Active 654-char remark

    Show marketing remark (654 chars)

    Welcome to this well-maintained 3-bedroom 2-full bath Townhome with pool. located in the city of Bristol VA. This home offers the perfect blend of space, comfort and low maintenance living. This home has a functional layout with a bright living area, that flows into the dining space. A standout feature is the bedroom located on main level, perfect for guests, private home office or added convenience. Second level you will find the master suite with bathroom and large walk in closet. Also, an additional bedroom located adjacent. For all your outdoor entertaining, You have a private spacious deck and patio, Also has unfinished basement for storage.

19. 2024-08-20
    soldstatus $178,500 Closed 788-char remark

    Show marketing remark (788 chars)

    COZY & COMFORTABLE TOWNHOME WITH POOL. Located in the city of Bristol with the conveniences of Exit 5 & 7. This 3-bedroom, 2-full bath home is ready for new owners. Single level living is an option, with one bedroom downstairs and two upstairs. Laundry is on the main level. Spacious kitchen with lots of cabinet space that is open to the living room/dining room area. This townhome features two large decks for outdoor enjoyment. Large, landscaped area off the back deck area with many possibilities. Unfinished basement with plenty of storage or workshop area. Carport and additional storage area, along with extra parking space. New dishwasher, refrigerator. Call for your appointment today!! Contingent upon a home sale and financing. PLEASE CONTINUE TO SHOW FOR BACKUPS.

20. 2024-08-20
    soldstatus $178,500 Closed

    Show marketing remark (788 chars)

    COZY & COMFORTABLE TOWNHOME WITH POOL. Located in the city of Bristol with the conveniences of Exit 5 & 7. This 3-bedroom, 2-full bath home is ready for new owners. Single level living is an option, with one bedroom downstairs and two upstairs. Laundry is on the main level. Spacious kitchen with lots of cabinet space that is open to the living room/dining room area. This townhome features two large decks for outdoor enjoyment. Large, landscaped area off the back deck area with many possibilities. Unfinished basement with plenty of storage or workshop area. Carport and additional storage area, along with extra parking space. New dishwasher, refrigerator. Call for your appointment today!! Contingent upon a home sale and financing. PLEASE CONTINUE TO SHOW FOR BACKUPS.

21. 2024-08-20
    soldstatus $178,500

    Show marketing remark (788 chars)

    COZY & COMFORTABLE TOWNHOME WITH POOL. Located in the city of Bristol with the conveniences of Exit 5 & 7. This 3-bedroom, 2-full bath home is ready for new owners. Single level living is an option, with one bedroom downstairs and two upstairs. Laundry is on the main level. Spacious kitchen with lots of cabinet space that is open to the living room/dining room area. This townhome features two large decks for outdoor enjoyment. Large, landscaped area off the back deck area with many possibilities. Unfinished basement with plenty of storage or workshop area. Carport and additional storage area, along with extra parking space. New dishwasher, refrigerator. Call for your appointment today!! Contingent upon a home sale and financing. PLEASE CONTINUE TO SHOW FOR BACKUPS.

22. 2024-07-19
    historical Active Under Contract

    Show marketing remark (788 chars)

    COZY & COMFORTABLE TOWNHOME WITH POOL. Located in the city of Bristol with the conveniences of Exit 5 & 7. This 3-bedroom, 2-full bath home is ready for new owners. Single level living is an option, with one bedroom downstairs and two upstairs. Laundry is on the main level. Spacious kitchen with lots of cabinet space that is open to the living room/dining room area. This townhome features two large decks for outdoor enjoyment. Large, landscaped area off the back deck area with many possibilities. Unfinished basement with plenty of storage or workshop area. Carport and additional storage area, along with extra parking space. New dishwasher, refrigerator. Call for your appointment today!! Contingent upon a home sale and financing. PLEASE CONTINUE TO SHOW FOR BACKUPS.

23. 2024-07-19
    historical Active Under Contract 788-char remark

    Show marketing remark (788 chars)

    COZY & COMFORTABLE TOWNHOME WITH POOL. Located in the city of Bristol with the conveniences of Exit 5 & 7. This 3-bedroom, 2-full bath home is ready for new owners. Single level living is an option, with one bedroom downstairs and two upstairs. Laundry is on the main level. Spacious kitchen with lots of cabinet space that is open to the living room/dining room area. This townhome features two large decks for outdoor enjoyment. Large, landscaped area off the back deck area with many possibilities. Unfinished basement with plenty of storage or workshop area. Carport and additional storage area, along with extra parking space. New dishwasher, refrigerator. Call for your appointment today!! Contingent upon a home sale and financing. PLEASE CONTINUE TO SHOW FOR BACKUPS.

24. 2024-07-16
    listed $189,900 Active
25. 2024-07-11
    listed $189,900 Active 788-char remark

    Show marketing remark (788 chars)

    COZY & COMFORTABLE TOWNHOME WITH POOL. Located in the city of Bristol with the conveniences of Exit 5 & 7. This 3-bedroom, 2-full bath home is ready for new owners. Single level living is an option, with one bedroom downstairs and two upstairs. Laundry is on the main level. Spacious kitchen with lots of cabinet space that is open to the living room/dining room area. This townhome features two large decks for outdoor enjoyment. Large, landscaped area off the back deck area with many possibilities. Unfinished basement with plenty of storage or workshop area. Carport and additional storage area, along with extra parking space. New dishwasher, refrigerator. Call for your appointment today!! Contingent upon a home sale and financing. PLEASE CONTINUE TO SHOW FOR BACKUPS.

26. 2015-06-11
    soldstatus $92,500
27. 2015-06-09
    soldstatus $79,100
28. 2015-01-31
    listed $95,650

ⓘ 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: $769 · $64/mo
• Projected year-2 tax: $1,640 · $137/mo
• Expected delta: +$871/yr (+$73/mo · 113.3%)

ⓘ 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 · 20 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: $18,727
• − Mortgage interest: −$11,203
• − Property taxes: −$769
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − HOA: −$1,200
• − Depreciation: −$5,818
• Taxable loss: −$4,259
• Est. tax savings @ 24.0%: +$1,022
• After-tax cash flow: $262/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

+109.1% since first listed

12 events — show timeline

• 2026-05-14 Price Changed $199,999 TVRMLS
• 2026-04-18 Listed $210,000 TVRMLS
• 2024-08-20 Sold (Public Records) $178,500 Public Records
• 2024-08-20 Sold (MLS) $178,500 TVRMLS
• 2024-08-20 Sold (MLS) $178,500 SWVAR
• 2024-07-19 Contingent — TVRMLS
• 2024-07-19 Contingent — SWVAR
• 2024-07-16 Listed $189,900 TVRMLS
• 2024-07-11 Listed $189,900 SWVAR
• 2015-06-11 Sold (MLS) $92,500 TVRMLS
• 2015-06-09 Sold (Public Records) $79,100 Public Records
• 2015-01-31 Listed $95,650 TVRMLS