Bluffview Plan · Chattanooga, TN 37419

$222,900

2 bd · 2.5 ba · 1,127 sqft · Townhouse · 681 Days on market

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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 +13.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Intimate dining area
• Practical office
• Bedroom suites

Tags

• PRACTICAL OFFICE
• OPEN-CONCEPT LIVING AREA
• INTIMATE DINING AREA
• BEDROOM SUITES

Property features AI

Finance

• Financial info: List price $202,900

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: New construction single-family plan; Address: Bluffview Plan, Chattanooga, TN 37419
• Exterior features: Living area approximately 1,127

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan: Bluffview (new construction plan)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $223k.

Deal economics

• At list price, monthly cash flow is $19 ($232/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 $197k (11.4% below list).
• Recommended offer: $196k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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+, schools F, 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.
• Market conditions: 163 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $7k 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 681 days — a 12% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 681 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-34,861
• Equity at exit: $33,235

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-28,653
• Equity at exit: $19,272

Cash invested: $62,412 (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 37419

• Home prices YoY: -28.9%
• Active inventory: 163
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,974 high
• Mortgage (P&I): −$1,169
• Tax est. 1.5%: −$279 /mo · $3,344/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $19

Break-even live

Break-even rent $1,950

Max offer price $222,900

Occupancy floor 94%

Sensitivity live

Price	-10% $173	-5% $96	+0% $19	+5% $-58	+10% $-135
Rent	-10% $-137	-5% $-59	+0% $19	+5% $97	+10% $175
Rate	-1.0pp $132	-0.5pp $76	base $19	+0.5pp $-38	+1.0pp $-97

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: $55,725
• Closing costs: $6,687
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 Asbury Oak Ln Chattanooga, TN	3.0	3.5	1463	$2,299	$1.57	15d	1	0.02mi
4162 Tillie Cir Chattanooga, TN	2.0	2.5	1127	$1,699	$1.51	15d	1	0.03mi
4158 Tillie Cir Chattanooga, TN	3.0	3.5	1463	$2,149	$1.47	15d	1	0.03mi
3830 Kellys Ferry Rd Chattanooga, TN	3.0	1.5	1320	$1,995	$1.51	15d	1	0.75mi
28 Lilac Ave Chattanooga, TN	1.0	1.0	800	$900	$1.12	24d	1	1.28mi
3322 Parker Ln Unit A Chattanooga, TN	1.0	1.0	836	$950	$1.14	24d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $222,900 Active 681 DOM
2. 2026-06-17
   days on market $222,900 Active 680 DOM
3. 2026-06-16
   days on market $222,900 Active 679 DOM
4. 2026-06-15
   days on market $222,900 Active 678 DOM
5. 2026-06-14
   days on market $222,900 Active 676 DOM
6. 2026-06-10
   pricedays on market $222,900 Active 673 DOM
7. 2026-06-09
   days on market $212,900 Active 672 DOM
8. 2026-06-08
   days on market $212,900 Active 671 DOM
9. 2026-06-07
   days on market $212,900 Active 670 DOM
10. 2026-06-05
    pricedays on market $212,900 Active 667 DOM
11. 2026-06-03
    days on market $207,900 Active 666 DOM
12. 2026-06-02
    days on market $207,900 Active 665 DOM
13. 2026-06-01
    days on market $207,900 Active 664 DOM
14. 2026-05-31
    days on market $207,900 Active 663 DOM
15. 2026-05-30
    days on market $207,900 Active 662 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $23,692
• − Mortgage interest: −$12,486
• − Property taxes: −$3,344
• − Insurance: −$1,114
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$6,484
• Taxable loss: −$3,527
• Est. tax savings @ 24.0%: +$847
• After-tax cash flow: $1,078/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
• City population: 131,999
• Population (ZIP): 6,288

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Asian 5% Black 2%
• Common ancestry: Slovak 5% Serbian 3% Iranian 2%
• Foreign-born: 5% · China, Vietnam, South Korea
• Languages at home: 95% English-only · Vietnamese 2% Other Asian/Pacific 1% 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: ▼ -105.36%
• Current HPI: 258.6585
• Rent YoY: —
• Metro: —
• 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