1809 Dodson Ave · Chattanooga, TN 37406

$60,000

3 bd · 1.0 ba · 1,078 sqft · Land · 7 Days on market

Built 1930 6,534 sqft lot

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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 +3.9/5.0
• Rent growth +3.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL! This 3-bedroom home is a perfect opportunity for YOUR next renovation project. Property is currently ''condemned'' and inaccessible due to squatters. Buyers may gain access after accepted offer. SOLD AS-IS.

Key facts

• 6,534 sq ft lot
• Built 1930
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $60k.

Deal economics

• At list price, monthly cash flow is $697 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 20.2% 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); Orchard Knob Middle (math 5% / reading 6%, grade F, #291 of 333 statewide, top 88%, 334 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 38% of the median local income ($45k/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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $60,000

Questions for the listing agent

1. Built in 1930 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.35% ✓
• Cap rate: 20.23%
• Cash-on-cash: 49.78%
• DSCR: 3.22
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.13% rent growth · sell at horizon

5-year hold

• IRR: 49.9%
• Equity multiple: 3.25×
• Total profit: $37,767
• Equity at exit: $8,946

10-year hold

• IRR: 56.2%
• Equity multiple: 7.15×
• Total profit: $103,331
• Equity at exit: $5,188

Cash invested: $16,800 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $697

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 45%

Sensitivity live

Price	-10% $738	-5% $718	+0% $697	+5% $676	+10% $655
Rent	-10% $586	-5% $641	+0% $697	+5% $753	+10% $808
Rate	-1.0pp $727	-0.5pp $712	base $697	+0.5pp $681	+1.0pp $666

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2113 Ocoee St Unit 2113 Chattanooga, TN	2.0	1.0	780	$950	$1.22	24d	1	0.08mi
1707 Arlington Ave Unit B Chattanooga, TN	2.0	1.0	760	$1,000	$1.32	24d	1	0.15mi
2009 Camden St Chattanooga, TN	3.0	1.5	1148	$1,450	$1.26	24d	1	0.21mi
1601 Arlington Ave Chattanooga, TN	3.0	1.0	1416	$1,650	$1.17	14d	1	0.23mi
1706 Wheeler Ave Chattanooga, TN	3.0	1.0	1317	$1,625	$1.23	24d	1	0.24mi
1409 Bradt St Chattanooga, TN	3.0	1.0	960	$1,275	$1.33	24d	1	0.28mi
1754 Ocoee St Chattanooga, TN	3.0	1.5	1050	$1,250	$1.19	14d	1	0.38mi
1310 Roanoke Ave Chattanooga, TN	2.0	1.0	792	$1,350	$1.70	24d	1	0.41mi
1301 N Orchard Knob Ave Chattanooga, TN	2.0	1.0	864	$1,095	$1.27	24d	1	0.48mi
1237 Wheeler Ave Unit B Chattanooga, TN	2.0	1.0	845	$1,125	$1.33	24d	1	0.50mi
2400 Crutchfield St Chattanooga, TN	3.0	1.0	984	$1,200	$1.22	22d	1	0.60mi
2305 Glass St Chattanooga, TN	2.0	1.0	738	$1,050	$1.42	24d	1	0.64mi
1228 Sholar Ave Chattanooga, TN	2.0	1.0	799	$1,199	$1.50	24d	1	0.65mi
1226 Sholar Ave Chattanooga, TN	2.0	1.0	799	$1,099	$1.38	14d	1	0.66mi
2011 Milne St Unit b Chattanooga, TN	3.0	1.0	976	$1,345	$1.38	14d	1	0.74mi
1714 Portland St Unit C Chattanooga, TN	2.0	1.0	700	$1,125	$1.61	24d	1	0.77mi
1001 N Hickory St Unit 2 Chattanooga, TN	2.0	1.0	776	$875	$1.13	24d	1	0.78mi
2105 Rawlings St Chattanooga, TN	3.0	1.0	1064	$1,300	$1.22	14d	1	0.80mi
2603 Dodson Ave Chattanooga, TN	4.0	1.0	1104	$1,250	$1.13	22d	1	0.82mi
2405 Harley St Chattanooga, TN	2.0	1.0	700	$1,199	$1.71	14d	1	0.91mi
1800 Carson Ave Chattanooga, TN	2.0	1.0	700	$950	$1.36	14d	1	0.91mi
2305 Citico Ave Unit A Chattanooga, TN	2.0	1.0	748	$1,095	$1.46	14d	1	0.94mi
2709 Citico Ave Chattanooga, TN	2.0–3.0	1.0	1038	$1,400	$1.35	24d	1	1.01mi
2512 Boone St Chattanooga, TN	3.0	1.0	1060	$1,150	$1.08	14d	1	1.04mi
709 N Holly St Chattanooga, TN	3.0	2.0	1092	$1,850	$1.69	14d	1	1.16mi
1296 Preston St Chattanooga, TN	2.0	1.0	850	$950	$1.12	24d	1	1.21mi
2001 Garfield St Chattanooga, TN	4.0	2.0	1413	$1,700	$1.20	24d	1	1.25mi
521 N Hawthorne St Unit A Chattanooga, TN	2.0	1.0	725	$850	$1.17	24d	1	1.25mi
2004 Garfield St Unit 102 Chattanooga, TN	2.0	1.0	700	$1,400	$2.00	24d	1	1.27mi
3118 Noa St Chattanooga, TN	3.0	2.5	1350	$1,599	$1.18	14d	1	1.33mi
1203 Rockway Dr Unit 2 Chattanooga, TN	2.0	1.0	940	$1,250	$1.33	14d	1	1.33mi
3207 Curtis St Chattanooga, TN	3.0	1.0	1128	$1,375	$1.22	24d	1	1.35mi
950 Riverside Dr Chattanooga, TN	2.0	1.0–2.0	908	$2,309	$2.54	14d	22	1.39mi
2323 Green Forest Dr Chattanooga, TN	2.0	2.5	1404	$1,750	$1.25	14d	1	1.43mi
1322 District Ln Chattanooga, TN	2.0	1.0–2.0	913	$2,324	$2.55	14d	25	1.47mi
2215 Allin St Unit A Chattanooga, TN	2.0	1.0	700	$899	$1.28	24d	1	1.49mi

Listing history 3 events

1. 2024-09-25
   status Pending
2. 2023-07-31
   status Pending
3. 2023-07-24
   listed $60,000 Active

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

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 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: $16,885
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$1,745
• Taxable income: $7,877
• Est. tax owed @ 24.0%: −$1,890
• After-tax cash flow: $6,473/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

3 events — show timeline

• 2024-09-25 Pending — GCAR
• 2023-07-31 Pending — GCAR
• 2023-07-24 Listed $60,000 GCAR

Property tax history

-6.8%/yr

Latest (2025): $95 · +125.8% YoY. Source: county tax records.