5300 Slayton Ave · Chattanooga, TN 37416

$90,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 1 Days on market

Built 1963 7,230 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent property to add to your rental portfolio, and a fit for other various investment strategies as well. Ideal location close to St Elmo and Southside, with a strong rental market. Property sold AS-IS

Key facts

• 7,230 sq ft lot
• Built 1963

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; Residential property; Located in the Arlington subdivision
• Construction: Block foundation; Block construction; Vinyl siding
• Exterior features: Front covered porch; Porch; Fenced yard; Shingle roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Electric cooling
• Interior features: Ceiling fans; Central air conditioning; Electric cooling

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 13.1% 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: East Lake Academy of Fine Arts (math 4% / reading 6%, grade F, #295 of 333 statewide, top 91%, 528 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 5% at this address vs 31% district-wide (-26 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 soft (-0.2%/yr); 99 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $622 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $14k; list at $90k implies a 567% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1963 — 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: 1.47% ✓
• Cap rate: 13.09%
• Cash-on-cash: 24.28%
• DSCR: 2.08
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $267,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Arlington Ter	0.29mi	3/1.0	960 (-5%)	14mo	$92,000	$96	67
112 Arlington Ter	0.26mi	3/1.0	960 (-5%)	16mo	$185,000	$193	67
5007 Florida Ave	0.51mi	2/1.0 (-1)	1,000 (-1%)	10mo	$300,000	$300	61
4508 Balcomb St	0.69mi	3/1.0	1,039 (+3%)	6mo	$259,900	$250	58
409 E 52nd St	0.31mi	4/2.0 (+1)	1,122 (+11%)	2mo	$80,000	$71	56
1402 W 53rd St	0.47mi	2/2.0 (-1)	1,062 (+5%)	5mo	$279,000	$263	56
4913 Virginia Ave	0.62mi	2/1.0 (-1)	1,044 (+4%)	8mo	$290,000	$278	54
914 Walker Rd	0.63mi	2/1.0 (-1)	1,104 (+10%)	2mo	$189,000	$171	48
4529 Balcomb St	0.68mi	3/1.0	1,068 (+6%)	16mo	$282,500	$265	45
5501 Beulah Ave	0.55mi	2/2.0 (-1)	1,124 (+12%)	1mo	$410,000	$365	45
1503 W 54th St	0.54mi	2/1.0 (-1)	936 (-7%)	18mo	$270,000	$288	42
5401 Saint Elmo Ave	0.63mi	2/2.0 (-1)	952 (-6%)	13mo	$329,000	$346	41

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: 14.4%
• Equity multiple: 1.55×
• Total profit: $13,983
• Equity at exit: $13,419

10-year hold

• IRR: 20.9%
• Equity multiple: 2.54×
• Total profit: $38,890
• Equity at exit: $7,782

Cash invested: $25,200 (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 37416

• Home prices YoY: -30.5%
• Rents YoY: -0.2%
• Active inventory: 99
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,321 high
• Mortgage (P&I): −$472
• Tax from tax record: −$24 /mo · $291/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $510

Break-even live

Break-even rent $676

Max offer price $90,000

Occupancy floor 56%

Sensitivity live

Price	-10% $561	-5% $535	+0% $510	+5% $484	+10% $459
Rent	-10% $405	-5% $458	+0% $510	+5% $562	+10% $614
Rate	-1.0pp $555	-0.5pp $533	base $510	+0.5pp $487	+1.0pp $463

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5238 Dorsey St Unit A Chattanooga, TN	2.0	1.0	839	$950	$1.13	24d	1	0.11mi
5505 Central Ave Chattanooga, TN	3.0	2.0	1050	$1,725	$1.64	22d	1	0.18mi
5200 Fagan St Chattanooga, TN	3.0	1.0	816	$1,350	$1.65	24d	1	0.33mi
4905 Central Ave Chattanooga, TN	2.0–3.0	2.0	1169	$637	$0.54	14d	2	0.44mi
1007 Glentana St Lot 62 Rossville, GA	2.0	2.0	840	$35,995	$42.85	44d	1	0.93mi
4113 Dorris St Apt B Chattanooga, TN	2.0	1.0	750	$950	$1.27	24d	1	1.06mi
4129 Quinn Adams St Unit 2 Chattanooga, TN	2.0	1.0	856	$1,050	$1.23	24d	1	1.06mi
4020 Kirkland Ave Chattanooga, TN	3.0	1.0	1326	$785	$0.59	24d	1	1.12mi
3818 Chandler Ave Chattanooga, TN	2.0	1.5	900	$1,450	$1.61	14d	1	1.21mi
3713 Dorris St Chattanooga, TN	3.0	1.0	974	$1,025	$1.05	14d	1	1.32mi
3605 Dorris St Chattanooga, TN	2.0	1.0	700	$825	$1.18	24d	1	1.42mi
3603 Dorris St Chattanooga, TN	2.0	1.0	700	$825	$1.18	24d	1	1.43mi
515 W Gordon Ave Rossville, GA	2.0	1.0	906	$999	$1.10	44d	1	1.44mi
505 Flegal Ave Rossville, GA	2.0	1.0	768	$1,050	$1.37	24d	1	1.48mi

Listing history 2 events

1. 2026-06-14
   remarks 206-char remark
2. 2026-06-14
   listed $90,000 Pending 1 DOM

ⓘ 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: $291 · $24/mo
• Projected year-2 tax: $639 · $53/mo
• Expected delta: +$348/yr (+$29/mo · 119.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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: $15,852
• − Mortgage interest: −$5,041
• − Property taxes: −$291
• − Insurance: −$450
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$2,618
• Taxable income: $4,915
• Est. tax owed @ 24.0%: −$1,180
• After-tax cash flow: $4,939/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): 13,919
• Household income: $70,705
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 480.0

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 0.59)
• Race & ethnicity: White 47% Black 43% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Hispanic 4% Italian 3% Slovak 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 5% 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: ▼ -112.99%
• Current HPI: 257.5129
• Rent YoY: ▼ -0.22%
• 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

+566.7% since first listed

3 events — show timeline

• 2026-06-12 Pending — GCAR
• 2026-06-11 Listed $90,000 GCAR
• 1989-10-06 Sold (Public Records) $13,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $291 · +11.8% YoY. Source: county tax records.