Condo & Townhome Financing in Bristol, TN

Condo & Townhome investing in Bristol

Condos and townhomes are the lowest-basis way into the Bristol rental market, and the trade is that a second set of underwriting rules applies to the building, not just to you. Every DSCR condo file in Tennessee runs a project review: owner-occupancy ratio, investor concentration, HOA delinquency rate, reserve funding, and any pending litigation or special assessment.

At the Bristol median of $250,000, a condo or townhome prices near $180,000, roughly a quarter under the detached median. Minimum down is 20% ($36,000), leaving a loan of $144,000. Estimated all-in PITIA runs about $1,421 per month, and that figure already carries an HOA allowance of $240/month — HOA dues count in the DSCR denominator, which is exactly why condo files that look cheap on price often ratio worse than a detached comp.

Returns and structure

Return metrics at the Bristol median for this product: an estimated cap rate of 6.37%, and monthly cash flow of $120 positive at 20% down. A file that cash-flows at the minimum down payment is the exception in Tennessee right now, and it gives you room to absorb an insurance renewal without going to the reserve account.