1400 Dodson Ave · Chattanooga, TN 37406

$179,900

3 bd · 2.0 ba · 2,256 sqft · SingleFamily public records · 3 Days on market

Built 1920 0.25 ac lot ↓ 10% 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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 MLS

FOR SALE AS IS- VALUE-ADD INVESTMENT OPPORTUNITY: Rare opportunity to acquire a value-add investment property with built-in income potential. This 4-bedroom, 3 bath home with approximately 2259 sq ft is already seperately metered for two units andoffers the potential to be reconfigured into a 5-bedroom residence OR a 3-unit rental, making it an ideal project for investors seeking strong returns. The main level features 2 bedrooms, 2 baths, 2 separate living areas, a formal dining room and a den, allowing flexible reconfiguration and additional bedroom or unit potential. The attached upper-level suite includes two bedrooms, one bathroom, a living room and laundry hookups, making it well suited for a long-term rental, short-term rental or a mother in law suite. Additional highlights include a crawl space foundation, onsite covered parking and a charming covered front porch with stone accents-adding curb appeal that enhances resale or rental value. While the property requires renovation, it represents a true value-add opportunity with multiple exit strategies; renovate and resell, hold as a multi-unit rental, or convert into a 3-unit income producing asset. Buyer to verify all information.

Key facts

• Covered front porch
• In-law suite
• Flexible layout

Tags

• COVERED FRONT PORCH
• STONE ACCENTS
• ONSITE COVERED PARKING
• FLEXIBLE LAYOUT
• SEPARATE LIVING SPACES
• IN-LAW SUITE

Property features AI

Exterior

• Parking: Has carport (1 space); Driveway; Off-street paved parking; Kitchen-level parking
• Security: Security system
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Phone available
• Home design: Multi-family residence; Two levels; Residential single family residence
• Construction: Stone and wood siding exterior; Block foundation; Shingle roof; Built as multi-family (structure type)
• Exterior features: Private yard; Rain gutters; Covered front porch

Interior

• Kitchen: Refrigerator; Oven; Electric range; Water heater
• Bedrooms: 1 room total
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace heating; Window unit cooling
• Interior features: Bookcases; In-law floorplan; Bay windows; Blinds
• Laundry & utility: Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.9% 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: 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; 6 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).
• At $2,062/mo this rent would consume 55% of the median local household income ($45k/yr) (locally 759% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 5.1% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1920 — 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: 1.15% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.19%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $90,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1515 N Chamberlain Ave	0.26mi	4/1.0 (+1)	2,013 (-11%)	23mo	$80,000	$40	42

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-26
• Equity at exit: $26,824

10-year hold

• IRR: 11.7%
• Equity multiple: 2.01×
• Total profit: $51,102
• Equity at exit: $15,554

Cash invested: $50,372 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,062 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $386

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 76%

Sensitivity live

Price	-10% $510	-5% $448	+0% $386	+5% $324	+10% $262
Rent	-10% $223	-5% $304	+0% $386	+5% $467	+10% $549
Rate	-1.0pp $477	-0.5pp $432	base $386	+0.5pp $339	+1.0pp $292

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1908 Robbins St Chattanooga, TN	3.0	2.0	1783	$1,750	$0.98	14d	1	0.57mi
2009 Taylor St Chattanooga, TN	3.0	1.5	1800	$1,950	$1.08	24d	1	0.61mi
1905 Ivy St Chattanooga, TN	4.0	3.0	1860	$2,495	$1.34	24d	1	1.15mi
1906 Vine St Chattanooga, TN	3.0	2.5	1881	$2,200	$1.17	24d	1	1.24mi
2106 Duncan Ave Unit 102 Chattanooga, TN	3.0	2.5	1600	$2,295	$1.43	24d	1	1.41mi
1814 Duncan Ave Chattanooga, TN	3.0	2.0	2056	$2,500	$1.22	21d	1	1.43mi

Listing history 12 events

1. 2026-05-21
   status Pending
2. 2026-05-17
   listed $179,900 Active
3. 2026-04-01
   historical 1219-char remark

   Show marketing remark (1219 chars)

   FOR SALE AS IS- VALUE-ADD INVESTMENT OPPORTUNITY: Rare opportunity to acquire a value-add investment property with built-in income potential. This 4-bedroom, 3 bath home with approximately 2259 sq ft is already seperately metered for two units andoffers the potential to be reconfigured into a 5-bedroom residence OR a 3-unit rental, making it an ideal project for investors seeking strong returns. The main level features 2 bedrooms, 2 baths, 2 separate living areas, a formal dining room and a den, allowing flexible reconfiguration and additional bedroom or unit potential. The attached upper-level suite includes two bedrooms, one bathroom, a living room and laundry hookups, making it well suited for a long-term rental, short-term rental or a mother in law suite. Additional highlights include a crawl space foundation, onsite covered parking and a charming covered front porch with stone accents-adding curb appeal that enhances resale or rental value. While the property requires renovation, it represents a true value-add opportunity with multiple exit strategies; renovate and resell, hold as a multi-unit rental, or convert into a 3-unit income producing asset. Buyer to verify all information.

4. 2026-02-19
   status Active 1219-char remark

   Show marketing remark (1219 chars)

   FOR SALE AS IS- VALUE-ADD INVESTMENT OPPORTUNITY: Rare opportunity to acquire a value-add investment property with built-in income potential. This 4-bedroom, 3 bath home with approximately 2259 sq ft is already seperately metered for two units andoffers the potential to be reconfigured into a 5-bedroom residence OR a 3-unit rental, making it an ideal project for investors seeking strong returns. The main level features 2 bedrooms, 2 baths, 2 separate living areas, a formal dining room and a den, allowing flexible reconfiguration and additional bedroom or unit potential. The attached upper-level suite includes two bedrooms, one bathroom, a living room and laundry hookups, making it well suited for a long-term rental, short-term rental or a mother in law suite. Additional highlights include a crawl space foundation, onsite covered parking and a charming covered front porch with stone accents-adding curb appeal that enhances resale or rental value. While the property requires renovation, it represents a true value-add opportunity with multiple exit strategies; renovate and resell, hold as a multi-unit rental, or convert into a 3-unit income producing asset. Buyer to verify all information.

5. 2026-02-05
   historical Active Under Contract 1219-char remark

   Show marketing remark (1219 chars)

   FOR SALE AS IS- VALUE-ADD INVESTMENT OPPORTUNITY: Rare opportunity to acquire a value-add investment property with built-in income potential. This 4-bedroom, 3 bath home with approximately 2259 sq ft is already seperately metered for two units andoffers the potential to be reconfigured into a 5-bedroom residence OR a 3-unit rental, making it an ideal project for investors seeking strong returns. The main level features 2 bedrooms, 2 baths, 2 separate living areas, a formal dining room and a den, allowing flexible reconfiguration and additional bedroom or unit potential. The attached upper-level suite includes two bedrooms, one bathroom, a living room and laundry hookups, making it well suited for a long-term rental, short-term rental or a mother in law suite. Additional highlights include a crawl space foundation, onsite covered parking and a charming covered front porch with stone accents-adding curb appeal that enhances resale or rental value. While the property requires renovation, it represents a true value-add opportunity with multiple exit strategies; renovate and resell, hold as a multi-unit rental, or convert into a 3-unit income producing asset. Buyer to verify all information.

6. 2026-02-05
   status Active 1219-char remark

   Show marketing remark (1219 chars)

   FOR SALE AS IS- VALUE-ADD INVESTMENT OPPORTUNITY: Rare opportunity to acquire a value-add investment property with built-in income potential. This 4-bedroom, 3 bath home with approximately 2259 sq ft is already seperately metered for two units andoffers the potential to be reconfigured into a 5-bedroom residence OR a 3-unit rental, making it an ideal project for investors seeking strong returns. The main level features 2 bedrooms, 2 baths, 2 separate living areas, a formal dining room and a den, allowing flexible reconfiguration and additional bedroom or unit potential. The attached upper-level suite includes two bedrooms, one bathroom, a living room and laundry hookups, making it well suited for a long-term rental, short-term rental or a mother in law suite. Additional highlights include a crawl space foundation, onsite covered parking and a charming covered front porch with stone accents-adding curb appeal that enhances resale or rental value. While the property requires renovation, it represents a true value-add opportunity with multiple exit strategies; renovate and resell, hold as a multi-unit rental, or convert into a 3-unit income producing asset. Buyer to verify all information.

7. 2026-02-04
   listed $198,000 1219-char remark

   Show marketing remark (1219 chars)

   FOR SALE AS IS- VALUE-ADD INVESTMENT OPPORTUNITY: Rare opportunity to acquire a value-add investment property with built-in income potential. This 4-bedroom, 3 bath home with approximately 2259 sq ft is already seperately metered for two units andoffers the potential to be reconfigured into a 5-bedroom residence OR a 3-unit rental, making it an ideal project for investors seeking strong returns. The main level features 2 bedrooms, 2 baths, 2 separate living areas, a formal dining room and a den, allowing flexible reconfiguration and additional bedroom or unit potential. The attached upper-level suite includes two bedrooms, one bathroom, a living room and laundry hookups, making it well suited for a long-term rental, short-term rental or a mother in law suite. Additional highlights include a crawl space foundation, onsite covered parking and a charming covered front porch with stone accents-adding curb appeal that enhances resale or rental value. While the property requires renovation, it represents a true value-add opportunity with multiple exit strategies; renovate and resell, hold as a multi-unit rental, or convert into a 3-unit income producing asset. Buyer to verify all information.

8. 2026-02-04
   historical 1219-char remark

   Show marketing remark (1219 chars)

   FOR SALE AS IS- VALUE-ADD INVESTMENT OPPORTUNITY: Rare opportunity to acquire a value-add investment property with built-in income potential. This 4-bedroom, 3 bath home with approximately 2259 sq ft is already seperately metered for two units andoffers the potential to be reconfigured into a 5-bedroom residence OR a 3-unit rental, making it an ideal project for investors seeking strong returns. The main level features 2 bedrooms, 2 baths, 2 separate living areas, a formal dining room and a den, allowing flexible reconfiguration and additional bedroom or unit potential. The attached upper-level suite includes two bedrooms, one bathroom, a living room and laundry hookups, making it well suited for a long-term rental, short-term rental or a mother in law suite. Additional highlights include a crawl space foundation, onsite covered parking and a charming covered front porch with stone accents-adding curb appeal that enhances resale or rental value. While the property requires renovation, it represents a true value-add opportunity with multiple exit strategies; renovate and resell, hold as a multi-unit rental, or convert into a 3-unit income producing asset. Buyer to verify all information.

9. 2026-01-19
   price $198,000
10. 2026-01-01
    historical
11. 2026-01-01
    listed $199,900
12. 2025-10-17
    price $199,900

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 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: $24,747
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − Depreciation: −$5,233
• Taxable income: $1,879
• Est. tax owed @ 24.0%: −$451
• After-tax cash flow: $4,180/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

-10.0% since first listed

12 events — show timeline

• 2026-05-21 Pending — GCAR
• 2026-05-17 Listed $179,900 GCAR
• 2026-04-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-02-19 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-02-05 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-02-05 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-02-04 Listed $198,000 REALTRACS as Distributed by MLS Grid
• 2026-02-04 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-01-19 Price Changed $198,000 GCAR
• 2026-01-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-01-01 Listed $199,900 REALTRACS as Distributed by MLS Grid
• 2025-10-17 Price Changed $199,900 GCAR

Property tax history

-2.6%/yr

Latest (2025): $359 · -5.8% YoY. Source: county tax records.