7614 Noah Reid Rd · Chattanooga, TN 37416

$257,900

4 bd · 3.0 ba · 1,728 sqft · MultiFamily public records · 31 Days on market

Built 1986 0.40 ac lot Est $213k · 21% over

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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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +5.7/10.0
• Livability +3.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great Investment Opportunity! This is being sold as a package that includes 7612 Noah Reid Rd for $200,000. This is located just minutes to Downtown Chattanooga.

Key facts

• 0.4 acre lot
• Built 1986
• Listed 31 days

Property features AI

Finance

• HOA & community: No community features

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Duplex; Two stories; Residential income property
• Construction: Brick and other exterior materials; Slab foundation; Built as a duplex
• Exterior features: Shingle roof; Sloped lot

Interior

• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $258k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive. Per door: $290/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $258k).
• Recommended offer: $250k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Bess T Shepherd Elementary (math 16% / reading 15%, grade F, #745 of 952 statewide, top 79%, 496 students, 0% FRL); Tyner Middle Academy (math 12% / reading 11%, grade F, #247 of 333 statewide, top 75%, 392 students, 0% FRL); Tyner Academy (math 8% / reading 5%, grade F, #305 of 332 statewide, top 92%, 559 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 11% at this address vs 31% district-wide (-20 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 (-0.2%/yr); 99 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,133 units permitted in Hamilton County in 2024 (405 in 5+ unit buildings).
• At $2,755/mo this rent would consume 47% of the median local household income ($71k/yr) (locally 480% 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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 31 days — a 3% lower offer ($250k) is reasonable based on typical stale-listing flexibility.

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 $250,163 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.65%
• DSCR: 1.43
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $212,544
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7538 Noah Reid Rd	0.15mi	3/2.0 (-1)	1,680 (-3%)	10mo	$207,256	$123	71
6325 Plantation Dr	0.27mi	4/2.0	1,898 (+10%)	6mo	$265,000	$140	62
7606 Noah Reid Rd	0.06mi	4/2.0	1,920 (+11%)	18mo	$215,000	$112	60
6309 Potts Rd	0.23mi	4/2.0	1,950 (+13%)	20mo	$225,000	$115	48

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: -5.0%
• Equity multiple: 0.82×
• Total profit: $-12,951
• Equity at exit: $38,454

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $4,850
• Equity at exit: $22,298

Cash invested: $72,212 (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 37416

• Home prices YoY: -30.5%
• Rents YoY: -0.2%
• Active inventory: 99
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $2,755 high
• Mortgage (P&I): −$1,352
• Tax from tax record: −$136 /mo · $1,630/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $581

Break-even live

Break-even rent $2,020

Max offer price $257,900

Occupancy floor 74%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,754
Total (2 units)			$2,755

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: $64,475
• Closing costs: $7,737
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7741 Nautical Way Chattanooga, TN	4.0	2.0	1196	$1,900	$1.59	23d	1	0.74mi
6168 Foxboro DR Chattanooga, TN	1.0–3.0	1.0–2.0	1093	$2,496	$2.28	14d	37	0.88mi
6220 Shallowford Rd Chattanooga, TN	1.0–3.0	1.0–2.0	865	$1,613	$1.86	14d	20	1.49mi

Listing history 5 events

1. 2026-05-19
   status Pending
2. 2026-04-17
   listed $257,900 Active
3. 2022-06-27
   soldstatus $255,000
4. 2018-02-09
   soldstatus $94,000 162-char remark

   Show marketing remark (162 chars)

   Great Investment Opportunity! This is being sold as a package that includes 7612 Noah Reid Rd for $200,000. This is located just minutes to Downtown Chattanooga.

5. 2018-02-09
   soldstatus $94,000

   Show marketing remark (162 chars)

   Great Investment Opportunity! This is being sold as a package that includes 7612 Noah Reid Rd for $200,000. This is located just minutes to Downtown Chattanooga.

ⓘ 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: $1,630 · $136/mo
• Projected year-2 tax: $1,831 · $153/mo
• Expected delta: +$201/yr (+$17/mo · 12.4%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $33,060
• − Mortgage interest: −$14,446
• − Property taxes: −$1,630
• − Insurance: −$1,290
• − Repairs & maintenance: −$2,645
• − Management: −$2,645
• − Depreciation: −$7,503
• Taxable income: $2,902
• Est. tax owed @ 24.0%: −$697
• After-tax cash flow: $6,272/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): 13,919
• Household income: $70,705
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 480.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 47% Black 43% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Hispanic 4% Italian 3% Slovak 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 5% 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: ▼ -112.99%
• Current HPI: 257.5129
• Rent YoY: ▼ -0.22%
• 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

+174.4% since first listed

5 events — show timeline

• 2026-05-19 Pending — GCAR
• 2026-04-17 Listed $257,900 GCAR
• 2022-06-27 Sold (Public Records) $255,000 Public Records
• 2018-02-09 Sold (MLS) $94,000 REALTRACS as Distributed by MLS Grid
• 2018-02-09 Sold (MLS) $94,000 GCAR

Property tax history

+5.5%/yr

Latest (2025): $1,630 · +34.9% YoY. Source: county tax records.