10343 Highway 58 · Hopewell, TN 37363

$290,000

3 bd · 2.0 ba · 1,821 sqft · SingleFamily public records · 114 Days on market

Built 1968 0.74 ac lot Est $422k · 31% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1900 Sq ft home needs some work , 3 bed, nice kitchen, breakfast room, living room, family room, new carpet, new Heat and Air . Call agent for info on repairs needed. Handyman Special! A Little TLC and you have a nice home!!

Key facts

• Expansive lot
• Large center island
• Large family room

Tags

• UPDATED OVERSIZED KITCHEN
• LARGE CENTER ISLAND
• OPEN DINING ROOM
• LARGE FAMILY ROOM
• COZY SUNKEN DEN
• EXPANSIVE LOT

Property features AI

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Septic tank; Electricity connected; Phone available; Water connected
• Home design: Single-family residence; One level
• Construction: Stone, stucco, and wood siding exterior; Asphalt roof; Block foundation; Built on one level
• Exterior features: Private entrance; Private yard; Back yard and front yard; Level, open, private lot; Storage; Outbuilding / shed

Interior

• Kitchen: Stainless steel appliances; Refrigerator; Free‑standing electric range; Dishwasher
• Bedrooms: Rooms total: 10
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Forced air; Wall furnace; Central air; Ceiling fans; Window units
• Interior features: Ceiling fans; Eat-in kitchen; Granite countertops; Kitchen island; Primary bedroom on main level
• Laundry & utility: Main level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $60 ($722/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (22.7% below list).
• Recommended offer: $224k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.9% in Hopewell — 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 70/100 on livability (#51 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: health & safety C-, 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: Snow Hill Elementary (math 48% / reading 39%, grade F, #184 of 952 statewide, top 19%, 657 students, 0% FRL); Hunter Middle School (math 40% / reading 35%, grade F, #54 of 333 statewide, top 16%, 738 students, 0% FRL); Central High School (math 8% / reading 32%, grade F, #183 of 332 statewide, top 59%, 749 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 (-0.8%/yr); 746 active listings in the ZIP; solid renter incomes; 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 $2k of loan paydown is wiped out by about $9k 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 114 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $290k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,179 (22.7% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. 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?
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: 0.77% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $422,472
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7409 Tiercel Dr	0.32mi	3/2.0	1,950 (+7%)	20mo	$387,000	$198	57
9802 Falcon Crest Dr	0.50mi	3/2.0	1,573 (-14%)	8mo	$365,000	$232	47
10060 Falcon Crest Dr	0.38mi	3/2.0	1,562 (-14%)	23mo	$385,000	$246	40

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: -17.9%
• Equity multiple: 0.39×
• Total profit: $-49,878
• Equity at exit: $43,240

10-year hold

• IRR: -16.1%
• Equity multiple: 0.21×
• Total profit: $-64,484
• Equity at exit: $25,074

Cash invested: $81,200 (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 37363

• Rents YoY: -0.8%
• Active inventory: 746
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,242 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $60

Break-even live

Break-even rent $2,166

Max offer price $290,000

Occupancy floor 92%

Sensitivity live

Price	-10% $224	-5% $142	+0% $60	+5% $-22	+10% $-104
Rent	-10% $-117	-5% $-28	+0% $60	+5% $149	+10% $237
Rate	-1.0pp $206	-0.5pp $134	base $60	+0.5pp $-15	+1.0pp $-91

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $290,000 Active 114 DOM
2. 2026-06-18
   days on market $290,000 Active 111 DOM
3. 2026-06-17
   days on market $290,000 Active 110 DOM
4. 2026-06-16
   days on market $290,000 Active 109 DOM
5. 2026-06-15
   days on market $290,000 Active 108 DOM
6. 2026-06-14
   days on market $290,000 Active 106 DOM
7. 2026-06-10
   days on market $290,000 Active 103 DOM
8. 2026-06-09
   days on market $290,000 Active 102 DOM
9. 2026-06-08
   days on market $290,000 Active 101 DOM
10. 2026-06-07
    days on market $290,000 Active 100 DOM
11. 2026-06-05
    days on market $290,000 Active 97 DOM
12. 2026-06-03
    days on market $290,000 Active 96 DOM
13. 2026-06-02
    days on market $290,000 Active 95 DOM
14. 2026-06-01
    days on market $290,000 Active 94 DOM
15. 2026-05-31
    days on market $290,000 Active 93 DOM
16. 2026-05-30
    days on market $290,000 Active 92 DOM
17. 2026-04-20
    price $290,000
18. 2026-02-27
    listed $310,000 Active
19. 2016-11-10
    soldstatus $100,000 226-char remark

    Show marketing remark (225 chars)

    1900 Sq ft home needs some work , 3 bed, nice kitchen, breakfast room, living room, family room, new carpet, new Heat and Air . Call agent for info on repairs needed. Handyman Special! A Little TLC and you have a nice home!!

20. 2016-11-10
    soldstatus $100,000 225-char remark

    Show marketing remark (225 chars)

    1900 Sq ft home needs some work , 3 bed, nice kitchen, breakfast room, living room, family room, new carpet, new Heat and Air . Call agent for info on repairs needed. Handyman Special! A Little TLC and you have a nice home!!

21. 2016-10-10
    soldstatus $100,000
22. 2016-10-10
    soldstatus $100,000
23. 2016-02-28
    listed $109,000

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $2,059 · $172/mo
• Expected delta: +$1,228/yr (+$102/mo · 147.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,901
• − Mortgage interest: −$16,245
• − Property taxes: −$831
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,152
• − Management: −$2,152
• − Depreciation: −$8,436
• Taxable loss: −$4,365
• Est. tax savings @ 24.0%: +$1,047
• After-tax cash flow: $1,769/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 — Hopewell

• Score: 70/100
• State rank: #51
• US rank: #7558

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hamilton County · 312,777 people
• Metro: Chattanooga, TN-GA
• Population (ZIP): 42,093
• Household income: $97,399
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 884.0

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 (79%)
• Race & ethnicity: White 79% Black 9% Hispanic / Latino 7% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 4% Italian 2% Romanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 5% German/W. Germanic 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: ▼ -140.23%
• Current HPI: 247.6005
• Rent YoY: ▼ -0.79%
• 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

+166.1% since first listed

7 events — show timeline

• 2026-04-20 Price Changed $290,000 GCAR
• 2026-02-27 Listed $310,000 GCAR
• 2016-11-10 Sold (MLS) $100,000 REALTRACS as Distributed by MLS Grid
• 2016-11-10 Sold (MLS) $100,000 GCAR
• 2016-10-10 Sold (MLS) $100,000 RCAOR
• 2016-10-10 Sold (MLS) $100,000 REALTRACS as Distributed by MLS Grid
• 2016-02-28 Listed $109,000 RCAOR

Property tax history

+1.5%/yr

Latest (2025): $831 · +10.3% YoY. Source: county tax records.