809 7th St #809 · Bristol, TN 37620

$147,000

2 bd · 1.5 ba · 1,098 sqft · Condo · 7 Days on market

Built 1973 Good condition $59/mo HOA · 4% of rent

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Why this score? — see what drove the C- 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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.6/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 2-bedroom, 1.5-bath townhouse conveniently located in Bristol, Tennessee! Featuring fresh paint throughout, beautiful kitchen cabinetry, and new flooring, this home offers a clean, updated feel that's ready for its next owner. The functional floor plan provides comfortable everyday living, while the low HOA fee helps keep ownership affordable. Whether you're a first-time homebuyer looking for a place to call home or an investor seeking a strong addition to your portfolio, this property checks all the boxes. Conveniently situated near shopping, schools, restaurants, and local amenities, you'll love having everything Bristol has to offer just minutes away. Don't miss

Key facts

• Updated townhouse
• New flooring
• Low hoa fee

Tags

• BEAUTIFUL KITCHEN CABINETRY
• NEW FLOORING
• FUNCTIONAL FLOOR PLAN
• LOW HOA FEE
• UPDATED TOWNHOUSE

Property features AI

Finance

• Other: Subdivision: Avalon Townhouses
• HOA & community: Homeowners association with annual fee of $704 (about $58.67/month)

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Townhouse; Two levels; Condominium (residential)
• Construction: Vinyl siding; Slab foundation; Built with asphalt roofing
• Exterior features: Balcony; Privacy fencing; Level topography; Asphalt roof

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Laminate counters; Double pane windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $147k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Cap rate 7.5% 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: 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: 253 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $147,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.06% ✓
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-14,164
• Equity at exit: $21,918

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $266
• Equity at exit: $12,710

Cash invested: $41,160 (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: 253
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$771
• Tax est. 1.5%: −$184 /mo · $2,205/yr
• Insurance: −$61
• HOA: −$59
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $151

Break-even live

Break-even rent $1,361

Max offer price $147,000

Occupancy floor 85%

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 W Cedar St Bristol, TN	2.0	1.0	921	$1,600	$1.74	21d	1	0.57mi
1001 Virginia Ave Unit 2 Bristol, TN	2.0	1.0	800	$1,375	$1.72	21d	1	0.69mi
816 Goode St Bristol, VA	1.0	1.0	822	$2,000	$2.43	13d	1	0.71mi
1308 Columbia Rd Bristol, TN	3.0	1.0	1198	$1,375	$1.15	21d	1	0.81mi
1206 Golf St Bristol, TN	3.0	1.0	960	$1,500	$1.56	13d	1	1.08mi
1216 Norway St Unit 102 Bristol, VA	2.0	1.0	1215	$1,600	$1.32	13d	1	1.09mi
279 Reservoir St Bristol, VA	3.0	1.5	1300	$1,600	$1.23	13d	1	1.10mi
1405 Newton St Bristol, VA	3.0	1.0	1200	$1,600	$1.33	13d	1	1.17mi
60 Maple Tree Dr Bristol, TN	2.0	1.0	944	$1,350	$1.43	21d	1	1.36mi
2114 Broad St Bristol, TN	2.0	1.0	1000	$1,600	$1.60	13d	1	1.40mi

HOA detail condo

• Monthly dues: $59 · $708/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-19
   days on market $147,000 Active 7 DOM
2. 2026-06-18
   days on market $147,000 Active 6 DOM
3. 2026-06-17
   days on market $147,000 Active 5 DOM
4. 2026-06-16
   days on market $147,000 Active 4 DOM
5. 2026-06-15
   days on market $147,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $147,000 Active 1 DOM

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

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: $18,616
• − Mortgage interest: −$8,234
• − Property taxes: −$2,205
• − Insurance: −$735
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − HOA: −$708
• − Depreciation: −$4,276
• Taxable loss: −$521
• Est. tax savings @ 24.0%: +$125
• After-tax cash flow: $1,933/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This charming 2-bedroom townhouse is in good condition with fresh paint and updated cabinetry. It's ready for its next owner and offers a clean, updated feel.

Value-add opportunities

• Resale Paint touch-ups — Fresh paint enhances curb appeal and can make the home more attractive to potential buyers.
• Both Replace countertops — Modern countertops can increase both resale and rental value.
• Both Replace flooring — New flooring can significantly boost both resale and rental value, as it's a high-impact, low-cost improvement.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint touch-ups — Fresh paint enhances curb appeal and can make the home more attractive to potential buyers. ↑
• Both Replace countertops — Modern countertops can increase both resale and rental value. ↑
• Both Replace flooring — New flooring can significantly boost both resale and rental value, as it's a high-impact, low-cost improvement. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-12 Listed $147,000 TVRMLS