322 Randolph St · Bristol, VA 24201

$184,900

2 bd · 1.0 ba · 942 sqft · SingleFamily public records · 101 Days on market

Built 1951 0.28 ac lot $196/sqft · 28% above area Est $158k · 17% over

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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).

• Cash flow +12.5/30.0
• Schools +5.2/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * New price! * * * Well-maintained and updated home in convenient Bristol, VA, location! This large 2 bed / 1 bath home features hardwood floors, fresh paint and new appliances. From the covered front porch, you enter a large living room with a decorative fireplace and the wide trim you'd expect in a home from the 1950s. It is open to the dining room from where you can access the oversized kitchen with plenty of cabinet space. The dedicated laundry room has an exterior door to the large, level back yard totalling almost a third of an acre. The front yard has been fenced in for your pets or children; and the driveway has been paved and a carport added for off-street, covered parking. There is even a full basement and a utility building for additional storage. This home is move-in ready and waiting for its new owners. Only a mile from Hard Rock Hotel & Casino and a mile from downtown Bristol! Schedule your private showing today.

Key facts

• Decorative fireplace
• Oversized kitchen
• Fenced front yard

Tags

• HARDWOOD FLOORS
• DECORATIVE FIREPLACE
• OVERSIZED KITCHEN
• DEDICATED LAUNDRY ROOM
• LARGE LEVEL BACK YARD
• FENCED FRONT YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-28 ($-340/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (27.1% below list).
• Recommended offer: $135k (27.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 101 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.
• Current owner paid $118k; list at $185k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,809 (27.1% 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 101 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.73% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 11.4

CMA / ARV

• ARV (median comp): $157,834
• List price: $184,900
• Delta: 17.15%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
329 Magnolia Dr	0.16mi	2/1.0	945 (+0%)	1mo	$144,000	$152	91
416 Randolph St	0.11mi	2/1.0	962 (+2%)	2mo	$205,000	$213	89
276 Spurgeon Ln	0.27mi	2/1.0	911 (-3%)	9mo	$60,000	$66	74
533 Spurgeon Ln	0.47mi	2/1.0	936 (-1%)	4mo	$150,000	$160	74
146 Cades Aly	0.58mi	2/1.0	939 (-0%)	0mo	$182,000	$194	72
401 Crockett St	0.43mi	3/1.0 (+1)	912 (-3%)	6mo	$172,500	$189	64
2125 Randolph St	0.51mi	2/1.0	871 (-8%)	3mo	$135,000	$155	61
815 Vernon St	0.36mi	2/1.0	1,053 (+12%)	4mo	$193,700	$184	60
146 Westin Dr	0.71mi	2/1.0	955 (+1%)	6mo	$100,000	$105	59
21 16th St	0.75mi	2/1.0	991 (+5%)	0mo	$208,500	$210	56
2120 Osborne St	0.66mi	3/1.0 (+1)	1,037 (+10%)	10mo	$215,000	$207	39
2117 Westfield St	0.66mi	3/1.0 (+1)	1,069 (+14%)	9mo	$218,000	$204	34

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: -17.4%
• Equity multiple: 0.38×
• Total profit: $-31,862
• Equity at exit: $27,569

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-30,449
• Equity at exit: $15,987

Cash invested: $51,772 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,348 high
• Mortgage (P&I): −$970
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-28

Break-even live

Break-even rent $1,384

Max offer price $179,888

Occupancy floor 97%

Sensitivity live

Price	-10% $76	-5% $24	+0% $-28	+5% $-81	+10% $-133
Rent	-10% $-135	-5% $-82	+0% $-28	+5% $25	+10% $78
Rate	-1.0pp $65	-0.5pp $19	base $-28	+0.5pp $-76	+1.0pp $-125

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Emerald Dr Unit 308 Bristol, VA	2.0	1.5	970	$1,200	$1.24	44d	1	0.49mi
1136 Moorland Ave Bristol, VA	2.0	1.0	936	$1,250	$1.34	44d	1	0.53mi
2505 Catherine St Bristol, VA	2.0	1.0	849	$1,600	$1.88	14d	1	0.89mi
816 Goode St Bristol, VA	1.0	1.0	822	$2,000	$2.43	14d	1	0.93mi
2114 Broad St Bristol, TN	2.0	1.0	1000	$1,600	$1.60	14d	1	1.06mi
235 Carson Ct Bristol, TN	1.0	1.0	800	$850	$1.06	45d	1	1.19mi
361 Heathland Dr Unit 365 Bristol, VA	1.0	1.0	550	$750	$1.36	44d	1	1.37mi

Listing history 8 events

1. 2026-05-31
   days on market $184,900 Active 101 DOM
2. 2026-05-30
   days on market $184,900 Active 100 DOM
3. 2026-03-12
   price $184,900 955-char remark

   Show marketing remark (955 chars)

   * * * New price! * * * Well-maintained and updated home in convenient Bristol, VA, location! This large 2 bed / 1 bath home features hardwood floors, fresh paint and new appliances. From the covered front porch, you enter a large living room with a decorative fireplace and the wide trim you'd expect in a home from the 1950s. It is open to the dining room from where you can access the oversized kitchen with plenty of cabinet space. The dedicated laundry room has an exterior door to the large, level back yard totalling almost a third of an acre. The front yard has been fenced in for your pets or children; and the driveway has been paved and a carport added for off-street, covered parking. There is even a full basement and a utility building for additional storage. This home is move-in ready and waiting for its new owners. Only a mile from Hard Rock Hotel & Casino and a mile from downtown Bristol! Schedule your private showing today.

4. 2026-02-19
   listed $189,900 Active 955-char remark

   Show marketing remark (955 chars)

   * * * New price! * * * Well-maintained and updated home in convenient Bristol, VA, location! This large 2 bed / 1 bath home features hardwood floors, fresh paint and new appliances. From the covered front porch, you enter a large living room with a decorative fireplace and the wide trim you'd expect in a home from the 1950s. It is open to the dining room from where you can access the oversized kitchen with plenty of cabinet space. The dedicated laundry room has an exterior door to the large, level back yard totalling almost a third of an acre. The front yard has been fenced in for your pets or children; and the driveway has been paved and a carport added for off-street, covered parking. There is even a full basement and a utility building for additional storage. This home is move-in ready and waiting for its new owners. Only a mile from Hard Rock Hotel & Casino and a mile from downtown Bristol! Schedule your private showing today.

5. 2021-10-07
   soldstatus $118,000 219-char remark

   Show marketing remark (219 chars)

   Adorable 2 bedroom, 1 bath with nice, level lot in great location! Convenient to downtown, I-81, and the future Hard Rock Casino, this home would be perfect for family or investment use! Book your private showing today!

6. 2021-10-07
   soldstatus $118,000

   Show marketing remark (219 chars)

   Adorable 2 bedroom, 1 bath with nice, level lot in great location! Convenient to downtown, I-81, and the future Hard Rock Casino, this home would be perfect for family or investment use! Book your private showing today!

7. 2021-08-02
   listed $98,000 219-char remark

   Show marketing remark (219 chars)

   Adorable 2 bedroom, 1 bath with nice, level lot in great location! Convenient to downtown, I-81, and the future Hard Rock Casino, this home would be perfect for family or investment use! Book your private showing today!

8. 1993-09-01
   soldstatus $38,000

ⓘ 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: $560 · $47/mo
• Projected year-2 tax: $1,516 · $126/mo
• Expected delta: +$956/yr (+$80/mo · 170.6%)

ⓘ 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 3/10 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: $16,177
• − Mortgage interest: −$10,357
• − Property taxes: −$560
• − Insurance: −$924
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$5,379
• Taxable loss: −$3,632
• Est. tax savings @ 24.0%: +$872
• After-tax cash flow: $531/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

+386.6% since first listed

6 events — show timeline

• 2026-03-12 Price Changed $184,900 TVRMLS
• 2026-02-19 Listed $189,900 TVRMLS
• 2021-10-07 Sold (Public Records) $118,000 Public Records
• 2021-10-07 Sold (MLS) $118,000 TVRMLS
• 2021-08-02 Listed $98,000 TVRMLS
• 1993-09-01 Sold (Public Records) $38,000 Public Records