277 Norfolk Ave · Bristol, VA 24201

$125,000

3 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 143 Days on market

Built 1920 $95/sqft · 9% below area Est $138k · 9% 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 +11.6/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Do not disturb occupants. No interior access available. ''This property has been placed in an upcoming online event. All bids should be submitted at www. auction.com (void where prohibited). All properties are subject to a 5% buyer's premium, and bidding is pursuant to Auction.com terms and conditions. ' Property sold in as-is condition. All information taken from tax records and to be verified by buyers. Seller and listing agent will not be responsible. All information subject to errors and omissions.

Key facts

• Built 1920
• Listed 142 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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.
• Market conditions: 156 active listings in the ZIP; 8 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 $864 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 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 $19k; list at $125k implies a 558% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.38% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.13%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (median comp): $137,548
• List price: $125,000
• Delta: -9.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
723 Portsmouth Ave	0.08mi	3/1.0	1,180 (-10%)	4mo	$180,000	$153	76
1010 Maple St	0.46mi	3/1.0	1,354 (+3%)	0mo	$25,000	$18	73
510 Mcdowell St	0.39mi	3/1.0	1,246 (-5%)	9mo	$36,000	$29	66
403 Washington St	0.36mi	4/3.0 (+1)	1,286 (-2%)	8mo	$162,000	$126	60
1404 New Hampshire Ave	0.59mi	3/2.0	1,315 (+0%)	10mo	$225,000	$171	60
837 E State St	0.53mi	3/2.0	1,248 (-5%)	4mo	$200,000	$160	60
1434 New Hampshire Ave	0.62mi	3/1.0	1,375 (+5%)	5mo	$175,000	$127	59
474 Whitt St	0.60mi	3/1.5	1,232 (-6%)	6mo	$162,000	$131	55
345 Montpelier Ave	0.36mi	3/2.0	1,500 (+14%)	3mo	$193,000	$129	53
938 Barker St	0.47mi	3/1.0	1,170 (-11%)	9mo	$79,000	$68	52
201 Ruth St	0.69mi	3/1.0	1,393 (+6%)	13mo	$190,000	$136	47
824 Taylor St	0.59mi	2/1.0 (-1)	1,501 (+14%)	14mo	$210,000	$140	32

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: 8.4%
• Equity multiple: 1.33×
• Total profit: $11,598
• Equity at exit: $18,638

10-year hold

• IRR: 17.7%
• Equity multiple: 2.46×
• Total profit: $51,189
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $500

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 66%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
279 Reservoir St Bristol, VA	3.0	1.5	1300	$1,600	$1.23	13d	1	0.36mi
135 Kingsolver St Bristol, VA	2.0	1.0	1000	$1,400	$1.40	20d	1	0.53mi
1733 Dunlap St Bristol, VA	3.0	1.0	900	$1,250	$1.39	13d	1	0.72mi
201 Springdale Rd Bristol, TN	3.0	2.0	1635	$2,750	$1.68	43d	1	0.77mi
924 Maryland Ave Unit F Bristol, TN	2.0	2.0	1780	$2,000	$1.12	13d	1	0.89mi
1206 Golf St Bristol, TN	3.0	1.0	960	$1,500	$1.56	13d	1	1.10mi
1216 Norway St Unit 102 Bristol, VA	2.0	1.0	1215	$1,600	$1.32	13d	1	1.46mi
1216 Norway St Unit 101 Bristol, VA	4.0	2.0	1615	$2,100	$1.30	13d	1	1.46mi

Listing history 20 events

1. 2026-06-19
   days on market $125,000 Active 143 DOM
2. 2026-06-18
   days on market $125,000 Active 142 DOM
3. 2026-06-17
   days on market $125,000 Active 141 DOM
4. 2026-06-16
   days on market $125,000 Active 140 DOM
5. 2026-06-15
   days on market $125,000 Active 139 DOM
6. 2026-06-14
   days on market $125,000 Active 137 DOM
7. 2026-06-13
   days on market $125,000 Active 136 DOM
8. 2026-06-10
   days on market $125,000 Active 134 DOM
9. 2026-06-09
   days on market $125,000 Active 133 DOM
10. 2026-06-08
    days on market $125,000 Active 132 DOM
11. 2026-06-07
    days on market $125,000 Active 131 DOM
12. 2026-06-03
    days on market $125,000 Active 127 DOM
13. 2026-06-02
    days on market $125,000 Active 126 DOM
14. 2026-06-01
    days on market $125,000 Active 125 DOM
15. 2026-05-31
    days on market $125,000 Active 124 DOM
16. 2026-05-30
    days on market $125,000 Active 123 DOM
17. 2026-05-10
    status Active 508-char remark

    Show marketing remark (508 chars)

    Do not disturb occupants. No interior access available. ''This property has been placed in an upcoming online event. All bids should be submitted at www. auction.com (void where prohibited). All properties are subject to a 5% buyer's premium, and bidding is pursuant to Auction.com terms and conditions. ' Property sold in as-is condition. All information taken from tax records and to be verified by buyers. Seller and listing agent will not be responsible. All information subject to errors and omissions.

18. 2026-05-01
    historical 508-char remark

    Show marketing remark (508 chars)

    Do not disturb occupants. No interior access available. ''This property has been placed in an upcoming online event. All bids should be submitted at www. auction.com (void where prohibited). All properties are subject to a 5% buyer's premium, and bidding is pursuant to Auction.com terms and conditions. ' Property sold in as-is condition. All information taken from tax records and to be verified by buyers. Seller and listing agent will not be responsible. All information subject to errors and omissions.

19. 2026-01-18
    listed $125,000 Active 508-char remark

    Show marketing remark (508 chars)

    Do not disturb occupants. No interior access available. ''This property has been placed in an upcoming online event. All bids should be submitted at www. auction.com (void where prohibited). All properties are subject to a 5% buyer's premium, and bidding is pursuant to Auction.com terms and conditions. ' Property sold in as-is condition. All information taken from tax records and to be verified by buyers. Seller and listing agent will not be responsible. All information subject to errors and omissions.

20. 2004-08-26
    soldstatus $19,000

ⓘ 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 2/10 Low
• 🌡 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: $20,712
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$3,636
• Taxable income: $4,260
• Est. tax owed @ 24.0%: −$1,022
• After-tax cash flow: $4,974/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

+557.9% since first listed

4 events — show timeline

• 2026-05-10 Relisted — TVRMLS
• 2026-05-01 Delisted — TVRMLS
• 2026-01-18 Listed $125,000 TVRMLS
• 2004-08-26 Sold (Public Records) $19,000 Public Records