TRU Elation Plan · Bristol, VA 24202

$62,000

3 bd · 2.0 ba · 902 sqft · SingleFamily · 117 Days on market

Poor condition $474/mo HOA · 39% of rent

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Why this score? — see what drove the F 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).

• Schools +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• Livability +3.7/5.0
• Cash flow +3.4/30.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Chic Single-Wide Haven, an inviting 3-bedroom, 2-bathroom 2023 TRU Elation Home located in the desirable Greenfield community in Bristol, VA for only $62,000. This stylish and modern home offers a comfortable and convenient living experience. With off-street parking available, you'll never have to worry about finding a spot for your vehicle. This home includes all appliances as pictured: electric stove, dishwasher and refrigerator, making this home MOVE IN READY! Home MUST stay in the community. Home only, land not included for sale. Lot rent is $450/month. Pet Friendly community. Give us a call at 423-271-6024 and schedule a tour TODAY!

Key facts

• Off-street parking
• Listed 116 days

Tags

• OFF-STREET PARKING
• ALL APPLIANCES INCLUDED
• PET FRIENDLY COMMUNITY

🏗️ New construction. The $62,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $126,543.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $62k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-386 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $56k (9.0% below list) — sets the bar for market timing.
• Cap rate 2.6% vs local median 4.7% in Bristol — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Washington County Public School District (rural): math 68% / reading 79% proficiency, ranked #15 of 131 in VA (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: High Point Elementary (math 76% / reading 76%, grade A, #202 of 1,108 statewide, top 19%, 596 students, 66% FRL); Wallace Middle (math 74% / reading 80%, grade A, #38 of 342 statewide, top 11%, 426 students, 65% FRL); John S. Battle High (math 67% / reading 82%, grade B+, #107 of 319 statewide, top 37%, 659 students, 65% FRL) — zoned schools average 66% FRL vs 42% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 182 active listings in the ZIP; 99 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $875 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Washington County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; HOA is 39% of rent.

Recommended offer $56,420 (9.0% 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 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.96% ✗
• Cap rate: 2.63%
• Cash-on-cash: -13.07%
• DSCR: 0.42
• GRM: 8.7

CMA / ARV

• ARV (median comp): $126,543
• List price: $62,000
• Delta: -51.00%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14457 Peaceful Ln	0.16mi	2/1.0 (-1)	982 (+9%)	1mo	$220,000	$224	68
21126 Lynn St	0.27mi	3/1.0	960 (+6%)	35mo	$83,150	$87	53
21109 Prestonwood Dr	0.18mi	3/1.0	1,080 (+20%)	23mo	$85,000	$79	43
19614 Greenbriar Dr	1.33mi	3/1.0	1,000 (+11%)	1mo	$191,500	$192	42
21209 Trojan Dr	0.39mi	3/2.0	1,062 (+18%)	18mo	$124,000	$117	42
21095 Lynn St	0.24mi	3/1.0	1,104 (+22%)	28mo	$114,526	$104	40
21156 Battle Hill Dr	0.35mi	3/1.0	1,078 (+20%)	19mo	$199,000	$185	39
15398 Bordwine Rd	0.89mi	2/1.0 (-1)	836 (-7%)	35mo	$30,000	$36	24

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: -40.2%
• Equity multiple: -0.26×
• Total profit: $-44,776
• Equity at exit: $18,868

10-year hold

• IRR: -61.3%
• Equity multiple: -0.96×
• Total profit: $-69,384
• Equity at exit: $10,941

Cash invested: $35,432 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $62,000 ($69/sqft)
• Median days on market: 49 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +104.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 24202

• Home prices YoY: -30.0%
• Active inventory: 182
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$664
• Tax est. 1.5%: −$158 /mo · $1,898/yr
• Insurance: −$53
• HOA: −$474
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-386

Break-even live

Break-even rent $1,707

Max offer price $70,696

Occupancy floor —

Sensitivity live

Price	-10% $-298	-5% $-342	+0% $-386	+5% $-430	+10% $-473
Rent	-10% $-482	-5% $-434	+0% $-386	+5% $-338	+10% $-290
Rate	-1.0pp $-322	-0.5pp $-354	base $-386	+0.5pp $-419	+1.0pp $-452

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: $31,636
• Closing costs: $3,796
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Listed as a new construction plan; inventory type: PlanList price: $62,000
• HOA & community: Association fee of $340 (period not specified)

Exterior

• Utilities: Electric serviceCentral air
• Home design: TRU Elation plan
• Construction: Shake roofBuilt in 2026

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with heat pumpCentral air conditioning
• Interior features: Open plan living area

HOA detail $474/mo · $5,688/yr

• Likely covers: electric

Listing history 50 events

1. 2026-08-08
   days on market $62,000 Active 117 DOM
2. 2026-08-07
   days on market $62,000 Active 116 DOM
3. 2026-08-06
   days on market $62,000 Active 115 DOM
4. 2026-08-05
   days on market $62,000 Active 114 DOM
5. 2026-08-04
   days on market $62,000 Active 113 DOM
6. 2026-08-03
   days on market $62,000 Active 112 DOM
7. 2026-07-31
   days on market $62,000 Active 109 DOM
8. 2026-07-29
   days on market $62,000 Active 107 DOM
9. 2026-07-27
   days on market $62,000 Active 105 DOM
10. 2026-07-25
    days on market $62,000 Active 103 DOM
11. 2026-07-23
    days on market $62,000 Active 101 DOM
12. 2026-07-22
    days on market $62,000 Active 100 DOM
13. 2026-07-21
    days on market $62,000 Active 99 DOM
14. 2026-07-18
    days on market $62,000 Active 96 DOM
15. 2026-07-16
    days on market $62,000 Active 94 DOM
16. 2026-07-16
    days on market $62,000 Active 93 DOM
17. 2026-07-14
    days on market $62,000 Active 92 DOM
18. 2026-07-13
    days on market $62,000 Active 91 DOM
19. 2026-07-12
    days on market $62,000 Active 90 DOM
20. 2026-07-11
    days on market $62,000 Active 89 DOM
21. 2026-07-10
    days on market $62,000 Active 88 DOM
22. 2026-07-09
    days on market $62,000 Active 87 DOM
23. 2026-07-08
    days on market $62,000 Active 86 DOM
24. 2026-07-07
    days on market $62,000 Active 85 DOM
25. 2026-07-06
    days on market $62,000 Active 84 DOM
26. 2026-07-05
    days on market $62,000 Active 83 DOM
27. 2026-07-04
    days on market $62,000 Active 82 DOM
28. 2026-07-03
    days on market $62,000 Active 81 DOM
29. 2026-07-02
    days on market $62,000 Active 80 DOM
30. 2026-07-01
    days on market $62,000 Active 79 DOM
31. 2026-06-30
    days on market $62,000 Active 78 DOM
32. 2026-06-29
    days on market $62,000 Active 77 DOM
33. 2026-06-28
    days on market $62,000 Active 76 DOM
34. 2026-06-28
    days on market $62,000 Active 75 DOM
35. 2026-06-27
    days on market $62,000 Active 74 DOM
36. 2026-06-25
    days on market $62,000 Active 72 DOM
37. 2026-06-23
    days on market $62,000 Active 70 DOM
38. 2026-06-22
    days on market $62,000 Active 69 DOM
39. 2026-06-19
    days on market $62,000 Active 67 DOM
40. 2026-06-18
    days on market $62,000 Active 66 DOM
41. 2026-06-17
    days on market $62,000 Active 65 DOM
42. 2026-06-16
    days on market $62,000 Active 64 DOM
43. 2026-06-15
    days on market $62,000 Active 63 DOM
44. 2026-06-14
    days on market $62,000 Active 61 DOM
45. 2026-06-13
    days on market $62,000 Active 60 DOM
46. 2026-06-10
    days on market $62,000 Active 58 DOM
47. 2026-06-09
    days on market $62,000 Active 57 DOM
48. 2026-06-08
    days on market $62,000 Active 56 DOM
49. 2026-06-07
    days on market $62,000 Active 55 DOM
50. 2026-06-02
    days on market $62,000 Active 50 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,621
• − Mortgage interest: −$7,088
• − Property taxes: −$1,898
• − Insurance: −$633
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − HOA: −$5,688
• − Depreciation: −$3,681
• Taxable loss: −$6,707
• Est. tax savings @ 24.0%: +$1,610
• After-tax cash flow: $-3,022/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 · 1 photo

Poor 20/100 Extensive rehab Est. rehab $45,100–$81,180 screening

This single-family home requires extensive repairs and updates to improve its condition and increase its resale and rental value.

Repairs flagged

• Major roof repair — Significant damage and potential leaks.
• Major exterior siding repair — Severe wear and possible rot.
• Major flooring replacement — Significant wear and potential damage.
• Major paint repair and repainting — Severe peeling and wear.
• Major HVAC system replacement — Visible rust and potential malfunction.
• Major landscaping and curb appeal improvements — Sparse and overgrown vegetation, lack of curb appeal.

Value-add opportunities

• Both roof repair and replacement — Fixes the most critical issue and improves both resale and rental value. ↑
• Both exterior siding and paint repair — Enhances curb appeal and improves the home's appearance. ↑
• Both flooring replacement — Improves the home's condition and makes it more attractive to buyers and renters. ↑
• Both HVAC system replacement — Ensures the home is comfortable and energy-efficient, improving both resale and rental value. ↑
• Both landscaping and curb appeal improvements — Enhances the home's curb appeal and makes it more attractive to buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

B Composite school gradezoned avg 76/100

Zoned Schools

Elementary High Point Elementary A VA #202/1,108 Nat'l #1,966/41,679 Middle Wallace Middle A VA #38/342 Nat'l #399/14,009 High John S. Battle High B+ VA #107/319 Nat'l #1,629/17,239

Schools (NCES district)

• District: Washington County Public School District
• NCES district ID: 5103900
• Math proficiency: 68% ▼ -23.00%
• Reading proficiency: 79% ▼ -7.00%
• Median HH income: $42,412
• Composite: 61.5/100
• National rank: #754
• State rank: #15 of 131 in VA

B Composite livability gradescore 74/100

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

• County: Washington · 53,266 people
• City population: 16,039
• Metro: Kingsport-Bristol, TN-VA
• Population (ZIP): 12,324
• Household income: $58,333
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 2% of renters

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Population outlook (Washington County) Hauer SSP2

• Today (2025): 53,266 people
• By 2030: 52,284 · -1.8%
• By 2040: 49,415 · -7.2%
• By 2050: 45,683 · -14.2%
• By 2075: 37,258 · -30.1%
• By 2100: 27,983 · -47.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Portuguese 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

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Political lean MEDSL · Washington

• 2024 margin: Solid R (+53.3) · D 23.0% · R 76.3%
• 2008→2024 swing: -20.6pp toward R · 2008: -32.7pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+52.5 2016: R+53.5 2012: R+43.2 2008: R+32.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.07%
• Current HPI: 182.4415
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.40%
• F500 in state: 50

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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

Property features AI

Finance

• Other: Listed as a new construction plan; inventory type: PlanList price: $62,000
• HOA & community: Association fee of $340 (period not specified)

Exterior

• Utilities: Electric serviceCentral air
• Home design: TRU Elation plan
• Construction: Shake roofBuilt in 2026

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with heat pumpCentral air conditioning
• Interior features: Open plan living area