2300 Olive St · Chattanooga, TN 37406

$175,000

4 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 132 Days on market

Built 1965 7,405 sqft lot Est $143k · 23% 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 +23.9/30.0
• DSCR +7.7/10.0
• 1% rule +5.0/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 4 bedroom, 2 bath rancher situated on a spacious corner lot in the heart of Chattanooga. Offering 1,538 sq. ft. of living space, this home features a bright and inviting floor plan with plenty of room to spread out. The kitchen flows easily into the living and dining areas, making it perfect for everyday living or entertaining. The primary suite is complemented by three additional bedrooms, providing flexibility for family, guests, or a home office. Outside, you'll find a large 3-car attached carport and plenty of yard space for outdoor enjoyment, gardening, or play. Conveniently located near downtown Chattanooga, local parks, shopping, and dining, this property is the perfect blend of comfort and convenience.

Key facts

• 7,405 sq ft lot
• 3 parking spots
• Built 1965

Property features AI

Finance

• Other: Living area approximately 1536 (assessor); Above- and below-grade area sources: Assessor

Exterior

• Parking: 3 covered parking spaces; 3 total parking spaces; Detached and attached parking; Carport with 3 spaces
• Utilities: Public water; Public sewer; Water available
• Home design: Residential property; Three or more levels; Corner lot location
• Construction: Vinyl siding, brick, and other exterior materials; Other roof type; Built (existing)
• Exterior features: Deck; Screened porch; Porch; Level, corner lot; Lot dimensions approximately 75 x 100

Interior

• Kitchen: Electric range; Electric oven
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric range and electric oven; Carpet and wood flooring
• Laundry & utility: Washer hookup; Electric dryer hookup; Slab foundation (utility access at slab)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.4% in Chattanooga — 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 78/100 on livability (#3 in TN, #2,582 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D+, crime 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: Hardy Elementary School (math 8% / reading 2%, grade F, #896 of 952 statewide, top 96%, 435 students, 0% FRL); Brainerd High School (math 2% / reading 12%, grade F, #294 of 332 statewide, top 91%, 635 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 6% at this address vs 31% district-wide (-25 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 rising fast (+5.1%/yr); 127 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,133 units permitted in Hamilton County in 2024 (405 in 5+ unit buildings).
• At $1,753/mo this rent would consume 47% of the median local household income ($45k/yr) (locally 759% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 5.1% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.00% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $142,848
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1405 Wheeler Ave	0.32mi	4/2.0	1,594 (+4%)	6mo	$153,240	$96	74
1407 N Orchard Knob Ave	0.42mi	4/2.0	1,512 (-2%)	12mo	$140,000	$93	68
1203 N Chamberlain Ave	0.53mi	3/2.5 (-1)	1,550 (+1%)	2mo	$360,000	$232	65
901 Wheeler Ave	0.74mi	5/2.0 (+1)	1,566 (+2%)	1mo	$100,000	$64	56
1907 Cooley St	0.59mi	3/2.0 (-1)	1,578 (+3%)	14mo	$154,000	$98	51
2001 Camden St	0.29mi	3/1.0 (-1)	1,435 (-7%)	18mo	$95,000	$66	51
2015 Windsor St	0.67mi	3/2.0 (-1)	1,352 (-12%)	2mo	$115,000	$85	42
1101 Dodson Ave	0.53mi	3/2.0 (-1)	1,711 (+11%)	20mo	$85,000	$50	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 · 5.13% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,923
• Equity at exit: $26,093

10-year hold

• IRR: 10.1%
• Equity multiple: 1.85×
• Total profit: $41,506
• Equity at exit: $15,131

Cash invested: $49,000 (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 37406

• Home prices YoY: -23.8%
• Rents YoY: 5.1%
• Active inventory: 127
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,753 high
• Mortgage (P&I): −$918
• Tax from tax record: −$54 /mo · $650/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $340

Break-even live

Break-even rent $1,323

Max offer price $175,000

Occupancy floor 76%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1601 Arlington Ave Chattanooga, TN	3.0	1.0	1416	$1,650	$1.17	13d	1	0.15mi
1706 Wheeler Ave Chattanooga, TN	3.0	1.0	1317	$1,625	$1.23	23d	1	0.15mi
2009 Camden St Chattanooga, TN	3.0	1.5	1148	$1,450	$1.26	23d	1	0.24mi
2009 Taylor St Chattanooga, TN	3.0	1.5	1800	$1,950	$1.08	23d	1	0.29mi
1754 Ocoee St Chattanooga, TN	3.0	1.5	1050	$1,250	$1.19	13d	1	0.45mi
2105 Rawlings St Chattanooga, TN	3.0	1.0	1064	$1,300	$1.22	13d	1	0.76mi
2603 Dodson Ave Chattanooga, TN	4.0	1.0	1104	$1,250	$1.13	21d	1	0.86mi
1908 Robbins St Chattanooga, TN	3.0	2.0	1783	$1,750	$0.98	13d	1	0.89mi
2709 Citico Ave Chattanooga, TN	2.0–3.0	1.0	1038	$1,400	$1.35	23d	1	0.93mi
2512 Boone St Chattanooga, TN	3.0	1.0	1060	$1,150	$1.08	13d	1	1.06mi
709 N Holly St Chattanooga, TN	3.0	2.0	1092	$1,850	$1.69	13d	1	1.17mi
2001 Garfield St Chattanooga, TN	4.0	2.0	1413	$1,700	$1.20	23d	1	1.22mi
3118 Noa St Chattanooga, TN	3.0	2.5	1350	$1,599	$1.18	13d	1	1.35mi
3207 Curtis St Chattanooga, TN	3.0	1.0	1128	$1,375	$1.22	23d	1	1.39mi
1905 Ivy St Chattanooga, TN	4.0	3.0	1860	$2,495	$1.34	23d	1	1.47mi

Listing history 24 events

1. 2026-06-18
   days on market $175,000 Active 132 DOM
2. 2026-06-17
   days on market $175,000 Active 131 DOM
3. 2026-06-16
   days on market $175,000 Active 130 DOM
4. 2026-06-15
   days on market $175,000 Active 129 DOM
5. 2026-06-14
   days on market $175,000 Active 127 DOM
6. 2026-06-10
   days on market $175,000 Active 124 DOM
7. 2026-06-09
   days on market $175,000 Active 123 DOM
8. 2026-06-08
   days on market $175,000 Active 122 DOM
9. 2026-06-07
   days on market $175,000 Active 121 DOM
10. 2026-06-05
    days on market $175,000 Active 118 DOM
11. 2026-06-03
    days on market $175,000 Active 117 DOM
12. 2026-06-02
    days on market $175,000 Active 116 DOM
13. 2026-06-01
    days on market $175,000 Active 115 DOM
14. 2026-05-31
    days on market $175,000 Active 114 DOM
15. 2026-05-30
    days on market $175,000 Active 113 DOM
16. 2026-05-16
    status Active

    Show marketing remark (744 chars)

    Welcome to this charming 4 bedroom, 2 bath rancher situated on a spacious corner lot in the heart of Chattanooga. Offering 1,538 sq. ft. of living space, this home features a bright and inviting floor plan with plenty of room to spread out. The kitchen flows easily into the living and dining areas, making it perfect for everyday living or entertaining. The primary suite is complemented by three additional bedrooms, providing flexibility for family, guests, or a home office. Outside, you'll find a large 3-car attached carport and plenty of yard space for outdoor enjoyment, gardening, or play. Conveniently located near downtown Chattanooga, local parks, shopping, and dining, this property is the perfect blend of comfort and convenience.

17. 2026-05-16
    status Active 744-char remark

    Show marketing remark (744 chars)

    Welcome to this charming 4 bedroom, 2 bath rancher situated on a spacious corner lot in the heart of Chattanooga. Offering 1,538 sq. ft. of living space, this home features a bright and inviting floor plan with plenty of room to spread out. The kitchen flows easily into the living and dining areas, making it perfect for everyday living or entertaining. The primary suite is complemented by three additional bedrooms, providing flexibility for family, guests, or a home office. Outside, you'll find a large 3-car attached carport and plenty of yard space for outdoor enjoyment, gardening, or play. Conveniently located near downtown Chattanooga, local parks, shopping, and dining, this property is the perfect blend of comfort and convenience.

18. 2026-05-05
    status Pending 744-char remark

    Show marketing remark (744 chars)

    Welcome to this charming 4 bedroom, 2 bath rancher situated on a spacious corner lot in the heart of Chattanooga. Offering 1,538 sq. ft. of living space, this home features a bright and inviting floor plan with plenty of room to spread out. The kitchen flows easily into the living and dining areas, making it perfect for everyday living or entertaining. The primary suite is complemented by three additional bedrooms, providing flexibility for family, guests, or a home office. Outside, you'll find a large 3-car attached carport and plenty of yard space for outdoor enjoyment, gardening, or play. Conveniently located near downtown Chattanooga, local parks, shopping, and dining, this property is the perfect blend of comfort and convenience.

19. 2026-05-05
    historical Active Under Contract

    Show marketing remark (744 chars)

    Welcome to this charming 4 bedroom, 2 bath rancher situated on a spacious corner lot in the heart of Chattanooga. Offering 1,538 sq. ft. of living space, this home features a bright and inviting floor plan with plenty of room to spread out. The kitchen flows easily into the living and dining areas, making it perfect for everyday living or entertaining. The primary suite is complemented by three additional bedrooms, providing flexibility for family, guests, or a home office. Outside, you'll find a large 3-car attached carport and plenty of yard space for outdoor enjoyment, gardening, or play. Conveniently located near downtown Chattanooga, local parks, shopping, and dining, this property is the perfect blend of comfort and convenience.

20. 2026-02-06
    status Active 744-char remark

    Show marketing remark (744 chars)

    Welcome to this charming 4 bedroom, 2 bath rancher situated on a spacious corner lot in the heart of Chattanooga. Offering 1,538 sq. ft. of living space, this home features a bright and inviting floor plan with plenty of room to spread out. The kitchen flows easily into the living and dining areas, making it perfect for everyday living or entertaining. The primary suite is complemented by three additional bedrooms, providing flexibility for family, guests, or a home office. Outside, you'll find a large 3-car attached carport and plenty of yard space for outdoor enjoyment, gardening, or play. Conveniently located near downtown Chattanooga, local parks, shopping, and dining, this property is the perfect blend of comfort and convenience.

21. 2026-02-06
    status Active

    Show marketing remark (744 chars)

    Welcome to this charming 4 bedroom, 2 bath rancher situated on a spacious corner lot in the heart of Chattanooga. Offering 1,538 sq. ft. of living space, this home features a bright and inviting floor plan with plenty of room to spread out. The kitchen flows easily into the living and dining areas, making it perfect for everyday living or entertaining. The primary suite is complemented by three additional bedrooms, providing flexibility for family, guests, or a home office. Outside, you'll find a large 3-car attached carport and plenty of yard space for outdoor enjoyment, gardening, or play. Conveniently located near downtown Chattanooga, local parks, shopping, and dining, this property is the perfect blend of comfort and convenience.

22. 2026-01-03
    listed $175,000
23. 2026-01-03
    historical
24. 2025-08-28
    listed $175,000 Active 744-char remark

    Show marketing remark (744 chars)

    Welcome to this charming 4 bedroom, 2 bath rancher situated on a spacious corner lot in the heart of Chattanooga. Offering 1,538 sq. ft. of living space, this home features a bright and inviting floor plan with plenty of room to spread out. The kitchen flows easily into the living and dining areas, making it perfect for everyday living or entertaining. The primary suite is complemented by three additional bedrooms, providing flexibility for family, guests, or a home office. Outside, you'll find a large 3-car attached carport and plenty of yard space for outdoor enjoyment, gardening, or play. Conveniently located near downtown Chattanooga, local parks, shopping, and dining, this property is the perfect blend of comfort and convenience.

ⓘ 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: $650 · $54/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$593/yr (+$49/mo · 91.2%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,039
• − Mortgage interest: −$9,803
• − Property taxes: −$650
• − Insurance: −$875
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$5,091
• Taxable income: $1,254
• Est. tax owed @ 24.0%: −$301
• After-tax cash flow: $3,782/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 — Chattanooga

• Score: 78/100
• State rank: #3
• US rank: #2582

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chattanooga, TN
• County: Hamilton County · 312,777 people
• City population: 131,999
• Metro: Chattanooga, TN-GA
• Population (ZIP): 13,364
• Household income: $44,850
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 759.0

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 Black (70%)
• Race & ethnicity: Black 70% White 21% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6% 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: ▼ -63.73%
• Current HPI: 203.5858
• Rent YoY: ▲ 5.13%
• 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

+0.0% since first listed

9 events — show timeline

• 2026-05-16 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-05-16 Relisted — GCAR
• 2026-05-05 Pending — GCAR
• 2026-05-05 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-02-06 Relisted — GCAR
• 2026-02-06 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-01-03 Listed $175,000 REALTRACS as Distributed by MLS Grid
• 2026-01-03 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-08-28 Listed $175,000 GCAR

Property tax history

+6.0%/yr

Latest (2025): $650 · +43.6% YoY. Source: county tax records.