12 Paulmar Dr · Red Bank, TN 37415

$149,900

3 bd · 2.0 ba · 1,340 sqft · SingleFamily public records · 9 Days on market

Built 1945 0.72 ac lot

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Why this score? — see what drove the C+ 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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom/2 bath house'' sold as is. '' Nice quiet street and level lot. Features a fenced backyard. Has a living room, den, separate laundry room. Property sale subject to court approval. Buyer to verify all info.

Key facts

• Quiet street
• Living room
• Level lot

Tags

• QUIET STREET
• LEVEL LOT
• FENCED BACKYARD
• LIVING ROOM
• DEN
• SEPARATE LAUNDRY ROOM

Property features AI

Exterior

• Parking: Concrete parking surface
• Utilities: Public water; Cable available; Electricity available; Phone available; Public water available
• Home design: Single-family residence; One-story; Fixer condition
• Construction: Vinyl siding; Block foundation; Asphalt shingle roof; Built with one level
• Exterior features: Deck; Front covered porch; Porch; Chain-link fencing; Storage structure

Interior

• Kitchen: Pantry (in kitchen)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Pantry; Total of 10 rooms
• Laundry & utility: Laundry room; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.8% vs local median 3.5% in Red Bank — 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 72/100 on livability (#33 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D+, amenities F, 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: Alpine Crest Elementary (math 52% / reading 37%, grade F, #164 of 952 statewide, top 19%, 319 students, 0% FRL); Red Bank Middle School (math 14% / reading 13%, grade F, #236 of 333 statewide, top 71%, 535 students, 0% FRL); Red Bank High School (math 8% / reading 37%, grade F, #156 of 332 statewide, top 49%, 824 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.
• Market conditions: Rents soft (-2.9%/yr); 183 active listings in the ZIP; 18 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).
• This rent runs 31% of the median local income ($71k/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 $4k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $42k; list at $150k implies a 257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.47%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $324,280
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Ormand Dr	0.14mi	3/2.0	1,402 (+5%)	2mo	$360,000	$257	84
107 W Daytona Dr	0.18mi	3/1.5	1,470 (+10%)	6mo	$350,000	$238	68
33 Paulmar Dr	0.17mi	3/1.0	1,436 (+7%)	16mo	$345,000	$240	63
507 Heidi Cir	0.71mi	3/2.0	1,321 (-1%)	6mo	$359,000	$272	60
4729 Winifred Dr	0.50mi	3/2.0	1,476 (+10%)	4mo	$365,000	$247	56
4816 Appian Cir	0.38mi	3/1.0	1,296 (-3%)	24mo	$256,000	$198	53
505 Heidi Cir	0.69mi	3/2.0	1,258 (-6%)	10mo	$334,000	$266	49
113 Pinehurst Ave	0.64mi	2/1.0 (-1)	1,362 (+2%)	19mo	$329,900	$242	42
4821 Stagg Rd	0.60mi	3/1.5	1,536 (+15%)	12mo	$349,900	$228	35

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,922
• Equity at exit: $22,351

10-year hold

• IRR: 4.9%
• Equity multiple: 1.31×
• Total profit: $13,214
• Equity at exit: $12,961

Cash invested: $41,972 (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 37415

• Rents YoY: -2.9%
• Active inventory: 183
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,851 high
• Mortgage (P&I): −$786
• Tax from tax record: −$177 /mo · $2,129/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $436

Break-even live

Break-even rent $1,299

Max offer price $149,900

Occupancy floor 71%

Sensitivity live

Price	-10% $521	-5% $478	+0% $436	+5% $394	+10% $351
Rent	-10% $290	-5% $363	+0% $436	+5% $509	+10% $582
Rate	-1.0pp $512	-0.5pp $474	base $436	+0.5pp $397	+1.0pp $358

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Flash Way Chattanooga, TN	4.0	2.5	1766	$2,500	$1.42	24d	1	0.62mi
101 Flash Way Chattanooga, TN	4.0	2.5	1766	$2,500	$1.42	24d	1	0.64mi
549 Strong Ave Hixson, TN	3.0	2.0	1500	$2,150	$1.43	24d	1	0.66mi
4630 Sherry Ln Hixson, TN	4.0	2.5	1850	$2,095	$1.13	15d	1	0.70mi
120 Passons Rd Chattanooga, TN	4.0	3.0	1670	$2,300	$1.38	24d	1	0.72mi
590 Strong Ave Hixson, TN	4.0	2.0	1560	$2,290	$1.47	24d	1	0.73mi
145 Ivy Row Ln Chattanooga, TN	1.0–3.0	1.0–2.0	1074	$1,855	$1.73	15d	4	0.85mi
4809 Brighton Ln Hixson, TN	2.0	2.0	1150	$1,523	$1.32	22d	1	0.85mi
4101 Fitehaven Dr Unit A Chattanooga, TN	2.0	1.0	1000	$1,100	$1.10	15d	1	0.86mi
801 Ely Rd Hixson, TN	3.0	2.0	1323	$1,700	$1.28	22d	1	0.88mi
945 Brynwood Ter Chattanooga, TN	3.0	2.0	1184	$2,000	$1.69	24d	1	0.98mi
901 Forest Dale Ln Unit B Hixson, TN	2.0	1.0	876	$1,275	$1.46	24d	1	1.02mi
4405 Delashmitt Rd Hixson, TN	2.0	1.5	1104	$1,190	$1.08	24d	1	1.02mi
903 Forest Dale Ln Unit A Hixson, TN	3.0	1.0	950	$1,350	$1.42	24d	1	1.03mi
905 Forest Dale Ln Hixson, TN	2.0	1.0	986	$1,250	$1.27	24d	1	1.05mi
5234 Donlyn Dr Apt A Hixson, TN	2.0	1.5	1047	$1,095	$1.05	24d	1	1.14mi
3699 Tacoma Ave Chattanooga, TN	2.0	1.5	1150	$2,300	$2.00	24d	1	1.42mi
4081 Blue Water Cir Chattanooga, TN	1.0–2.0	1.0–2.0	1093	$1,872	$1.71	15d	11	1.44mi

Listing history 3 events

1. 2026-05-13
   status Pending
2. 2026-05-04
   listed $149,900 Active
3. 1986-06-18
   soldstatus $42,000

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

Tax reassessment forecast TN · Resets to sale price

• Current annual tax: $2,129 · $177/mo
• Projected year-2 tax: $2,129 · $177/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 8 d/yr ≥105°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $22,208
• − Mortgage interest: −$8,397
• − Property taxes: −$2,129
• − Insurance: −$750
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − Depreciation: −$4,361
• Taxable income: $3,018
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $4,508/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 — Red Bank

• Score: 72/100
• State rank: #33
• US rank: #6088

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Red Bank, TN
• County: Hamilton County · 312,777 people
• City population: 42,290
• Metro: Chattanooga, TN-GA
• Population (ZIP): 24,181
• Household income: $70,972
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 882.0

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 (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Tagalog/Filipino 1% French/Haitian/Cajun 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: ▼ -229.83%
• Current HPI: 272.075
• Rent YoY: ▼ -2.85%
• 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

+256.9% since first listed

3 events — show timeline

• 2026-05-13 Pending — GCAR
• 2026-05-04 Listed $149,900 GCAR
• 1986-06-18 Sold (Public Records) $42,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $2,129 · -0.3% YoY. Source: county tax records.