219 Hunter Hills Cir #10 · Bristol, TN 37620

$194,500

2 bd · 2.5 ba · 1,088 sqft · SingleFamily · 3 Days on market

Built 1997 Good condition Est $165k · 18% over

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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 +14.1/30.0
• DSCR +4.3/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

You will not find a nicer unit than 219 Hunter Hills circle, #10! This 2-bedroom 2.5 bath end unit has been well taken care of by the original owner! The improvements include fresh paint throughout the home, all new switch plates, new door handles, new levolor blinds, new whirlpool stainless steel fingerprint resistant appliances, all new flooring, new 50-gallon water heater, new water pressure reducing valve and shut off valve. a new garage door was installed in 2013, new roof in 2014, new havac in 2018, new front porch in 2018, new gutter helment installed in 2019! This unit has two decks, one off kitchen and one off a bedroom. This unit is NICE! All information to be verified by buyer/

Key facts

• Fresh paint
• New hvac
• New flooring

Tags

• FRESH PAINT
• NEW FLOORING
• NEW WATER HEATER
• NEW GARAGE DOOR
• NEW ROOF
• NEW HVAC

Property features AI

Exterior

• Parking: Asphalt parking; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Townhouse; Planned unit development (PUD); Zoned R-3
• Construction: Vinyl siding; Shingle roof; Block foundation; Built as residential structure
• Exterior features: Deck; Rolling slope topography

Interior

• Kitchen: Dishwasher; Electric Range; Microwave; Refrigerator; Disposal
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump cooling; Natural gas heating
• Interior features: Dishwasher; Disposal; Electric Range; Microwave; Refrigerator; Block basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $194k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $28 ($335/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (10.7% below list).
• Recommended offer: $174k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Holston View Elementary (math 62% / reading 57%, grade B-, #60 of 952 statewide, top 7%, 301 students, 0% FRL); Bristol Tennessee Middle School (math 37% / reading 29%, grade F, #77 of 333 statewide, top 24%, 883 students, 0% FRL); 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: 259 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 453 units permitted in Sullivan County in 2024 (6 in 5+ unit buildings).
• This rent runs 37% 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 $6k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $173,681 (10.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $165,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 Hunter Hls #2	0.09mi	2/2.0	1,176 (+8%)	9mo	$180,000	$153	73
220 Amanda Ln #1	0.18mi	2/2.5	1,216 (+12%)	2mo	$1,600	$1	70
119 Amanda Ln #6	0.21mi	2/2.5	1,216 (+12%)	3mo	$1,600	$1	68
73 Tulip Grove Circle Cir #6	0.14mi	2/2.0	1,216 (+12%)	5mo	$160,000	$132	68
119 Amanda Ln	0.21mi	2/2.5	1,216 (+12%)	6mo	$1,500	$1	66
136 Amanda Ln	0.19mi	2/2.5	1,216 (+12%)	10mo	$185,000	$152	63
188 Amanda Ln	0.15mi	2/2.5	1,216 (+12%)	13mo	$185,000	$152	63
140 West Wilkshire Pl	0.33mi	2/2.0	1,196 (+10%)	6mo	$276,000	$231	61
1801 King College Rd	0.56mi	3/1.0 (+1)	1,232 (+13%)	4mo	$225,000	$183	37
125 Brighton Pl	0.61mi	3/2.0 (+1)	1,200 (+10%)	12mo	$285,000	$238	37
216 Brighton Pl	0.63mi	3/2.0 (+1)	1,200 (+10%)	13mo	$289,000	$241	36
1277 Old Jonesboro Rd	0.73mi	3/1.0 (+1)	1,240 (+14%)	11mo	$125,000	$101	23

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-29,712
• Equity at exit: $29,001

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-23,475
• Equity at exit: $16,817

Cash invested: $54,460 (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: 259
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,737 medium
• Mortgage (P&I): −$1,020
• Tax est. 1.5%: −$243 /mo · $2,918/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $28

Break-even live

Break-even rent $1,701

Max offer price $194,500

Occupancy floor 93%

Sensitivity live

Price	-10% $162	-5% $95	+0% $28	+5% $-39	+10% $-106
Rent	-10% $-109	-5% $-41	+0% $28	+5% $97	+10% $165
Rate	-1.0pp $126	-0.5pp $77	base $28	+0.5pp $-22	+1.0pp $-74

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: $48,625
• Closing costs: $5,835
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
254 Wildwood Dr Bristol, TN	3.0	1.5	1200	$1,550	$1.29	15d	1	0.84mi
221 Monroe Dr Bristol, TN	3.0	2.0	1282	$2,650	$2.07	23d	1	1.26mi
1206 Golf St Bristol, TN	3.0	1.0	960	$1,500	$1.56	15d	1	1.30mi

Listing history 3 events

1. 2026-06-22
   days on market $194,500 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $194,500 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 ≥97°F today · 22 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: $20,842
• − Mortgage interest: −$10,895
• − Property taxes: −$2,918
• − Insurance: −$972
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − Depreciation: −$5,658
• Taxable loss: −$2,936
• Est. tax savings @ 24.0%: +$705
• After-tax cash flow: $1,040/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 80/100 Cosmetic rehab

This end-unit townhome is in good condition with recent updates, making it a great investment opportunity.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both replace gutters — improves drainage and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace gutters — improves drainage and reduces maintenance costs ↑

ⓘ 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

• 2026-06-18 Listed $194,500 TVRMLS