1010 Mcbrien Rd · East Ridge, TN 37412

$37,000

2 bd · 2.0 ba · 912 sqft · SingleFamily public records · 1 Days on market

Built 1940 10,018 sqft lot ↓ 38% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment property sold AS IS

Key facts

• 0.23 acre lot
• Garage
• Built 1940

Property features AI

Finance

• Other: Listed by The Source Real Estate Group

Exterior

• Parking: Driveway; Attached garage with 1 garage space
• Utilities: Public water; Public sewer; Sewer and water connected
• Home design: Single-family residence; Residential property
• Construction: Wood siding exterior; Block foundation
• Exterior features: No notable exterior features listed; Lot approximately 0.23 acres (70 x 140)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central air; Window unit(s)
• Interior features: Central air conditioning and window unit(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $37k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $37k).
• Cap rate 29.5% vs local median 3.8% in East Ridge — 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 71/100 on livability (#41 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities D+, crime D, commute F.
• Hamilton County (urban): math 31% / reading 31% proficiency, ranked #42 of 139 in TN (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Ridge Elementary (math 22% / reading 18%, grade F, #644 of 952 statewide, top 68%, 996 students, 0% FRL); East Ridge Middle School (math 12% / reading 14%, grade F, #237 of 333 statewide, top 72%, 701 students, 0% FRL); East Ridge High School (math 7% / reading 17%, grade F, #265 of 332 statewide, top 80%, 1,008 students, 0% FRL) — zoned schools average 0% FRL vs 52% district-wide (52 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 15% at this address vs 31% district-wide (-16 pts) — the specific schools serving this property underperform the Hamilton County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.0%/yr); 157 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,133 units permitted in Hamilton County in 2024 (405 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $256 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Hamilton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $10k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; flood insurance adds $427/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 3.54% ✓
• Cap rate: 29.54%
• Cash-on-cash: 83.04%
• DSCR: 4.69
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $201,552
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1313 Mcbrien Rd	0.41mi	3/1.0 (+1)	912 (0%)	1mo	$220,000	$241	71
532 Wando Dr	0.58mi	2/1.0	870 (-5%)	7mo	$188,000	$216	56
904 Sunny Dell Cir	0.25mi	3/1.0 (+1)	1,000 (+10%)	9mo	$215,000	$215	56
5422 Clemons Rd	0.73mi	2/1.0	1,010 (+11%)	2mo	$185,000	$183	42
5319 Marion Ave	0.33mi	2/1.0	1,024 (+12%)	21mo	$237,200	$232	42
4333 Oakdale Ave	0.47mi	3/1.5 (+1)	1,018 (+12%)	14mo	$236,500	$232	40
514 Wando Dr	0.59mi	2/1.0	1,023 (+12%)	14mo	$239,000	$234	36
6016 Welworth Ave	0.71mi	3/1.5 (+1)	1,040 (+14%)	4mo	$230,000	$221	33
6006 Wellworth Ave	0.67mi	3/1.0 (+1)	1,040 (+14%)	11mo	$230,000	$221	27

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 1.87×
• Total profit: $8,981
• Equity at exit: $5,517

10-year hold

• IRR: 26.8%
• Equity multiple: 2.75×
• Total profit: $18,113
• Equity at exit: $3,199

Cash invested: $10,360 (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 37412

• Home prices YoY: -28.8%
• Rents YoY: -2.0%
• Active inventory: 157
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,308 high
• Mortgage (P&I): −$194
• Tax from tax record: −$107 /mo · $1,285/yr
• Insurance: −$15
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $290

Break-even live

Break-even rent $941

Max offer price $37,000

Occupancy floor 73%

Sensitivity live

Price	-10% $311	-5% $301	+0% $290	+5% $280	+10% $269
Rent	-10% $187	-5% $239	+0% $290	+5% $342	+10% $394
Rate	-1.0pp $309	-0.5pp $300	base $290	+0.5pp $281	+1.0pp $271

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: $9,250
• Closing costs: $1,110
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5307 Marion Ave Chattanooga, TN	2.0	1.0	900	$1,150	$1.28	24d	1	0.31mi
315 Mcbrien Rd Unit 2 Chattanooga, TN	2.0	2.0	1080	$1,850	$1.71	24d	1	0.41mi
100 Rees Ave Chattanooga, TN	2.0	1.0	995	$1,450	$1.46	24d	1	0.73mi
4278 Spriggs St Unit 1 Chattanooga, TN	1.0	1.0	750	$795	$1.06	24d	1	0.93mi
1638 Keeble St Unit 1640 Chattanooga, TN	2.0	1.5	800	$1,095	$1.37	24d	1	1.03mi
5700 Roper St Chattanooga, TN	1.0–2.0	1.0–1.5	795	$1,120	$1.41	24d	1	1.03mi
1640 Keeble St East Ridge, TN	2.0	1.5	800	$1,095	$1.37	24d	1	1.03mi
2027 Lee St East Ridge, TN	2.0	1.0	655	$1,275	$1.95	24d	1	1.08mi
3720 Fountain Ave Chattanooga, TN	2.0	1.0	764	$1,100	$1.44	24d	1	1.18mi
34 Biscayne Blvd Rossville, GA	3.0	1.0	1100	$1,399	$1.27	15d	1	1.20mi
3725 Fountain Ave Chattanooga, TN	2.0–3.0	1.0–2.0	1110	$1,175	$1.06	15d	4	1.21mi
105 Biscayne Blvd Rossville, GA	2.0	2.0	1000	$1,650	$1.65	45d	1	1.27mi
1302 Ridgefield Cir Chattanooga, TN	2.0	1.0	802	$1,199	$1.50	24d	1	1.37mi
5019 Greenview Dr Chattanooga, TN	2.0	1.0	768	$1,200	$1.56	22d	1	1.49mi

Listing history 2 events

1. 2026-06-19
   remarks 30-char remark
2. 2026-06-19
   listed $37,000 Pending 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TN · Resets to sale price

• Current annual tax: $1,285 · $107/mo
• Projected year-2 tax: $1,285 · $107/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,697
• − Mortgage interest: −$2,073
• − Property taxes: −$1,285
• − Insurance: −$5,304
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$1,076
• Taxable income: $3,448
• Est. tax owed @ 24.0%: −$828
• After-tax cash flow: $2,656/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: Hamilton County
• NCES district ID: 4701590
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $47,456
• Composite: 26.8/100
• National rank: #7122
• State rank: #42 of 139 in TN

Livability — East Ridge

• Score: 71/100
• State rank: #41
• US rank: #6686

Category grades

Amenities D+ Commute F Cost of living A+ Crime D Employment D- Housing A+ Health & safety A User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Ridge, TN
• County: Hamilton County · 312,777 people
• City population: 21,864
• Metro: Chattanooga, TN-GA
• Population (ZIP): 21,864
• Household income: $62,508
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 857.0

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 393,784 people
• By 2030: 412,983 · +4.9%
• By 2040: 449,502 · +14.1%
• By 2050: 484,341 · +23.0%
• By 2075: 565,746 · +43.7%
• By 2100: 618,394 · +57.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 15% Black 11% Two or more races 5%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 2% American 2%
• Foreign-born: 9% · Canada, Dominican Republic
• Languages at home: 85% English-only · Spanish 12% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Hamilton

• 2024 margin: R (+13.1) · D 42.7% · R 55.7% · Other 1.6%
• 2008→2024 swing: -1.2pp toward R · 2008: -11.8pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+9.7 2016: R+16.6 2012: R+14.8 2008: R+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.86%
• Current HPI: 271.4004
• Rent YoY: ▼ -2.04%
• Metro: Chattanooga, TN-GA
• 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

-37.8% since first listed

3 events — show timeline

• 2026-06-18 Pending — GCAR
• 2026-06-17 Listed $37,000 GCAR
• 1998-12-02 Sold (Public Records) $59,500 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,285 · +19.4% YoY. Source: county tax records.