2509 Orear St · Chattanooga, TN 37406

$125,000

2 bd · 1.0 ba · 1,078 sqft · SingleFamily public records · 120 Days on market

Built 1927 4,250 sqft lot Est $210k · 41% under ↓ 30% since listing

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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 +20.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• 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

Three bedroom , one bath ranch home with eat in kitchen. A great investment opportunity. Long term tenant.

Key facts

• 4,250 sq ft lot
• Built 1927
• Listed 120 days

Property features AI

Finance

• Other: Lot has a backyard; Near public transit; Paved city street with public maintenance; Lot dimensions approximately 50 x 85 (0.1 acre)
• HOA & community: No community features listed

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One story
• Construction: Block construction; Block foundation; Built with shingle roof
• Exterior features: No notable exterior features listed; No patio or porch; No fencing; Shingle roof

Interior

• Kitchen: Refrigerator; Free-standing electric range; Free-standing electric oven
• Flooring: Linoleum; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen
• Laundry & utility: Shared laundry in a common area

🏷️ Possibly a rental listed for sale. The $125,000 price doesn't fit this home's estimated sale value (~$210,210) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 21 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 34% 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 $864 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

• It's been on market 120 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood 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 $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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. 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 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: 1.03% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $210,210
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3201 Curtis St	0.58mi	2/1.0	1,026 (-5%)	1mo	$80,000	$78	64
3301 Taylor St	0.62mi	2/1.0	1,000 (-7%)	4mo	$205,000	$205	56
2709 Glass St	0.35mi	3/1.0 (+1)	1,235 (+15%)	3mo	$90,000	$73	51
2208 Taylor St	0.26mi	3/2.0 (+1)	1,230 (+14%)	12mo	$241,800	$197	45
2206 Taylor St	0.26mi	3/2.0 (+1)	1,230 (+14%)	12mo	$240,000	$195	45
3012 N Chamberlain Ave	0.44mi	3/2.0 (+1)	1,232 (+14%)	19mo	$219,900	$178	31

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 · 5.13% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.78×
• Total profit: $-7,632
• Equity at exit: $18,638

10-year hold

• IRR: 6.3%
• Equity multiple: 1.52×
• Total profit: $18,116
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $154

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 83%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2305 Glass St Chattanooga, TN	2.0	1.0	738	$1,050	$1.42	23d	1	0.13mi
2400 Crutchfield St Chattanooga, TN	3.0	1.0	984	$1,200	$1.22	21d	1	0.21mi
2405 Harley St Chattanooga, TN	2.0	1.0	700	$1,199	$1.71	14d	1	0.26mi
2512 Boone St Chattanooga, TN	3.0	1.0	1060	$1,150	$1.08	14d	1	0.29mi
3118 Noa St Chattanooga, TN	3.0	2.5	1350	$1,599	$1.18	14d	1	0.57mi
3207 Curtis St Chattanooga, TN	3.0	1.0	1128	$1,375	$1.22	23d	1	0.64mi
2215 Allin St Unit A Chattanooga, TN	2.0	1.0	700	$899	$1.28	23d	1	0.74mi
1707 Arlington Ave Unit B Chattanooga, TN	2.0	1.0	760	$1,000	$1.32	23d	1	0.82mi
1706 Wheeler Ave Chattanooga, TN	3.0	1.0	1317	$1,625	$1.23	23d	1	0.83mi
2113 Ocoee St Unit 2113 Chattanooga, TN	2.0	1.0	780	$950	$1.22	23d	1	0.85mi
2829 New Jersey Ave Chattanooga, TN	3.0	2.0	1120	$1,295	$1.16	14d	1	0.86mi
1601 Arlington Ave Chattanooga, TN	3.0	1.0	1416	$1,650	$1.17	14d	1	0.93mi
2009 Camden St Chattanooga, TN	3.0	1.5	1148	$1,450	$1.26	23d	1	0.97mi
1754 Ocoee St Chattanooga, TN	3.0	1.5	1050	$1,250	$1.19	14d	1	1.00mi
1409 Bradt St Chattanooga, TN	3.0	1.0	960	$1,275	$1.33	23d	1	1.05mi
2323 Green Forest Dr Chattanooga, TN	2.0	2.5	1404	$1,750	$1.25	14d	1	1.09mi
1310 Roanoke Ave Chattanooga, TN	2.0	1.0	792	$1,350	$1.70	23d	1	1.17mi
1237 Wheeler Ave Unit B Chattanooga, TN	2.0	1.0	845	$1,125	$1.33	23d	1	1.21mi
1301 N Orchard Knob Ave Chattanooga, TN	2.0	1.0	864	$1,095	$1.27	23d	1	1.24mi
1228 Sholar Ave Chattanooga, TN	2.0	1.0	799	$1,199	$1.50	23d	1	1.37mi
1226 Sholar Ave Chattanooga, TN	2.0	1.0	799	$1,099	$1.38	14d	1	1.38mi

Listing history 21 events

1. 2026-06-18
   days on market $125,000 Active 120 DOM
2. 2026-06-17
   days on market $125,000 Active 119 DOM
3. 2026-06-16
   days on market $125,000 Active 118 DOM
4. 2026-06-15
   days on market $125,000 Active 117 DOM
5. 2026-06-14
   days on market $125,000 Active 115 DOM
6. 2026-06-10
   days on market $125,000 Active 112 DOM
7. 2026-06-09
   days on market $125,000 Active 111 DOM
8. 2026-06-08
   days on market $125,000 Active 110 DOM
9. 2026-06-07
   days on market $125,000 Active 109 DOM
10. 2026-06-05
    days on market $125,000 Active 106 DOM
11. 2026-06-03
    days on market $125,000 Active 105 DOM
12. 2026-06-02
    days on market $125,000 Active 104 DOM
13. 2026-06-01
    days on market $125,000 Active 103 DOM
14. 2026-05-31
    days on market $125,000 Active 102 DOM
15. 2026-05-30
    days on market $125,000 Active 101 DOM
16. 2026-04-07
    price $125,000
17. 2026-02-18
    listed $130,000 Active
18. 2013-07-15
    soldstatus $3,727,608
19. 2011-05-02
    soldstatus $300,900
20. 2007-02-06
    soldstatus $52,000
21. 2006-12-22
    soldstatus $178,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 64% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 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: $15,456
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$3,636
• Taxable loss: −$156
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $1,881/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

-29.8% since first listed

6 events — show timeline

• 2026-04-07 Price Changed $125,000 GCAR
• 2026-02-18 Listed $130,000 GCAR
• 2013-07-15 Sold (Public Records) $3,727,608 Public Records
• 2011-05-02 Sold (Public Records) $300,900 Public Records
• 2007-02-06 Sold (Public Records) $52,000 Public Records
• 2006-12-22 Sold (Public Records) $178,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $235 · +6.7% YoY. Source: county tax records.