1914 Raulston St · Chattanooga, TN 37404

$109,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 35 Days on market

Built 1958 3,528 sqft lot

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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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• 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

Listing remarks

Welcome to 1914 Raulston Street, a well-appointed 2-bedroom, 1-bath home offering both comfort and versatility. Thoughtfully sized and easy to maintain, this property is an excellent option for first-time buyers, those looking to downsize, or investors seeking a strong addition to their portfolio. With its practical layout and broad appeal, this home presents a wonderful opportunity to suit a variety of needs.

Key facts

• 3,528 sq ft lot
• Built 1958
• Listed 34 days

Property features AI

Exterior

• Parking: Off-street parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family house; One story
• Construction: Built with other construction materials; Block foundation
• Exterior features: Deck; Patio; Porch; Fenced yard; Shingle roof; Level lot (approx. 44 x 88)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 4 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: Orchard Knob Elementary (math 12% / reading 2%, grade F, #863 of 952 statewide, top 92%, 477 students, 0% FRL); Orchard Knob Middle (math 5% / reading 6%, grade F, #291 of 333 statewide, top 88%, 334 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 flat; 167 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $754 of loan paydown is wiped out by about $3k 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 35 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $109k implies a 246% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.12% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.86%
• DSCR: 1.57
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $46,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1301 Arlington Ave	0.74mi	2/1.0	825 (+15%)	11mo	$53,500	$65	32

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 · 0.03% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.85×
• Total profit: $-4,624
• Equity at exit: $16,252

10-year hold

• IRR: 1.9%
• Equity multiple: 1.12×
• Total profit: $3,582
• Equity at exit: $9,424

Cash invested: $30,520 (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 37404

• Home prices YoY: -30.6%
• Rents YoY: 0.0%
• Active inventory: 167
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$572
• Tax from tax record: −$22 /mo · $260/yr
• Insurance: −$45
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $261

Break-even live

Break-even rent $893

Max offer price $109,000

Occupancy floor 74%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2004 Garfield St Unit 102 Chattanooga, TN	2.0	1.0	700	$1,400	$2.00	23d	1	0.15mi
521 N Hawthorne St Unit A Chattanooga, TN	2.0	1.0	725	$850	$1.17	23d	1	0.17mi
417 N Hawthorne St Unit 419 Chattanooga, TN	1.0	1.0	700	$950	$1.36	21d	1	0.18mi
417 N Hawthorne St Unit 417 Chattanooga, TN	1.0	1.0	550	$950	$1.73	23d	1	0.18mi
1800 Carson Ave Chattanooga, TN	2.0	1.0	700	$950	$1.36	14d	1	0.31mi
2016 Rawlings St Unit 2018 Chattanooga, TN	1.0	1.0	500	$975	$1.95	23d	1	0.33mi
2006 Milne St Chattanooga, TN	2.0	1.0	672	$995	$1.48	23d	1	0.37mi
2305 Citico Ave Unit A Chattanooga, TN	2.0	1.0	748	$1,095	$1.46	14d	1	0.40mi
2414 Shady Ln Unit B Chattanooga, TN	1.0	1.0	700	$1,500	$2.14	23d	1	0.50mi
1714 Portland St Unit C Chattanooga, TN	2.0	1.0	700	$1,125	$1.61	23d	1	0.51mi
2003 Bailey Ave Unit 2009 304 Chattanooga, TN	2.0	1.0	750	$1,500	$2.00	23d	1	0.73mi
2003 Bailey Ave Unit 2003 304 Chattanooga, TN	1.0	1.0	550	$1,150	$2.09	14d	1	0.73mi
2003 Bailey Ave Unit 2003 208 Chattanooga, TN	1.0	1.0	550	$1,150	$2.09	23d	1	0.73mi
2109 Bailey Ave Apt 203 Chattanooga, TN	1.0	1.0	504	$1,000	$1.98	14d	1	0.75mi
508 S Highland Park Ave Unit 104 Chattanooga, TN	2.0	1.0	750	$1,050	$1.40	23d	1	0.81mi
2104 Union Ave Chattanooga, TN	1.0	1.0	408	$950	$2.33	23d	1	0.84mi
73 Shallowford Rd Chattanooga, TN	1.0	1.0	541	$1,190	$2.20	23d	1	0.93mi
73 Shallowford Rd Chattanooga, TN	1.0	1.0	541	$1,190	$2.20	14d	1	0.93mi
950 Riverside Dr Chattanooga, TN	2.0	1.0–2.0	908	$2,309	$2.54	14d	22	0.99mi
1075 S Watkins St Chattanooga, TN	1.0	1.0	771	$1,300	$1.69	14d	1	1.07mi
1322 District Ln Chattanooga, TN	2.0	1.0–2.0	913	$2,324	$2.55	14d	25	1.09mi
949 Fortwood St Chattanooga, TN	1.0–2.0	1.0	700	$1,700	$2.43	14d	7	1.12mi
3309 Pinewood Ter Chattanooga, TN	1.0	1.0	600	$1,093	$1.82	23d	1	1.38mi
1703 S Lyerly St Chattanooga, TN	2.0	1.0	700	$1,199	$1.71	14d	1	1.49mi

Listing history 3 events

1. 2026-05-05
   price $109,000
2. 2026-04-22
   listed $115,000 Active
3. 1999-06-30
   soldstatus $31,500

ⓘ 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: $260 · $22/mo
• Projected year-2 tax: $774 · $64/mo
• Expected delta: +$514/yr (+$43/mo · 198.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 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: $14,669
• − Mortgage interest: −$6,106
• − Property taxes: −$260
• − Insurance: −$1,342
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$3,171
• Taxable income: $1,443
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $2,781/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): 14,737
• Household income: $56,637
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 486.0

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 0.67)
• Race & ethnicity: Black 38% White 38% Hispanic / Latino 21% Two or more races 11%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Romanian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 81% English-only · Spanish 18%

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: ▼ -139.43%
• Current HPI: 315.8539
• Rent YoY: ▬ 0.03%
• 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

+246.0% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $109,000 GCAR
• 2026-04-22 Listed $115,000 GCAR
• 1999-06-30 Sold (Public Records) $31,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $260 · +25.4% YoY. Source: county tax records.