2480 Graysville Rd · Chattanooga, TN 30736

$200,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 31 Days on market

Built 2014

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 2480 Graysville Rd! This 2 bed 1 bath cutie lives large with 1344 square feet and just under an acre of land. The home is situated on a LARGE LEVEL lot where another home could easily be built on the other half. Inside you will find an open floor plan including the living, dining and kitchen. 2 generous size bedrooms, a full bath and dedicated laundry room complete the interior. Outside features a large, flat yard and detached garage/workshop. This is a manufactured home on a permanent foundation and would make a fantastic starter home or investment property. Schedule your showing today!

Key facts

• Gravel parking
• Cabinet space
• Paved driveway

Tags

• PAVED DRIVEWAY
• GRAVEL PARKING
• PARKING FOR CAMPER TRAILER
• 30 AMP SERVICE HOOKUP
• LARGE KITCHEN
• CABINET SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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+, schools F, crime F.
• Catoosa County (suburban): math 36% / reading 41% proficiency, ranked #49 of 174 in GA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.8%/yr); 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 848 units permitted in Catoosa County in 2024 (256 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Catoosa County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $160k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.00% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.84% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.04×
• Total profit: $2,055
• Equity at exit: $29,821

10-year hold

• IRR: 13.7%
• Equity multiple: 2.27×
• Total profit: $71,239
• Equity at exit: $17,292

Cash invested: $56,000 (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 30736

• Home prices YoY: -21.9%
• Rents YoY: 6.8%
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,004 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$34 /mo · $410/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $416

Break-even live

Break-even rent $1,476

Max offer price $200,000

Occupancy floor 74%

Sensitivity live

Price	-10% $530	-5% $473	+0% $416	+5% $132	+10% $62
Rent	-10% $258	-5% $337	+0% $416	+5% $496	+10% $575
Rate	-1.0pp $517	-0.5pp $467	base $416	+0.5pp $365	+1.0pp $312

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Gentry Rd Ringgold, GA	3.0	2.5	1510	$2,350	$1.56	14d	1	0.32mi
834 Kay Cir Chattanooga, TN	3.0	2.0	1800	$2,300	$1.28	14d	1	0.62mi
916 Julian Rd Chattanooga, TN	3.0	2.5	1673	$2,045	$1.22	14d	1	0.97mi
1130 Maple Tree Ln Chattanooga, TN	3.0	2.0	1408	$1,750	$1.24	14d	1	1.32mi
169 Duke Ln Ringgold, GA	2.0	2.0	1271	$1,900	$1.49	14d	1	1.33mi
165 Duke Ln Ringgold, GA	2.0	2.0	1264	$1,850	$1.46	44d	1	1.34mi

Listing history 19 events

1. 2026-06-15
   days on market $200,000 Active 31 DOM
2. 2026-06-14
   days on market $200,000 Active 29 DOM
3. 2026-06-10
   days on market $200,000 Active 26 DOM
4. 2026-06-09
   days on market $200,000 Active 25 DOM
5. 2026-06-08
   days on market $200,000 Active 24 DOM
6. 2026-06-07
   days on market $200,000 Active 23 DOM
7. 2026-06-03
   days on market $200,000 Active 19 DOM
8. 2026-06-02
   days on market $200,000 Active 18 DOM
9. 2026-06-01
   days on market $200,000 Active 17 DOM
10. 2026-05-31
    days on market $200,000 Active 16 DOM
11. 2026-05-30
    days on market $200,000 Active 15 DOM
12. 2026-05-16
    listed $200,000 Active 789-char remark
13. 2022-07-25
    soldstatus $160,000
14. 2022-07-19
    soldstatus $160,000 Closed 610-char remark

    Show marketing remark (610 chars)

    Welcome home to 2480 Graysville Rd! This 2 bed 1 bath cutie lives large with 1344 square feet and just under an acre of land. The home is situated on a LARGE LEVEL lot where another home could easily be built on the other half. Inside you will find an open floor plan including the living, dining and kitchen. 2 generous size bedrooms, a full bath and dedicated laundry room complete the interior. Outside features a large, flat yard and detached garage/workshop. This is a manufactured home on a permanent foundation and would make a fantastic starter home or investment property. Schedule your showing today!

15. 2022-07-19
    soldstatus $160,000

    Show marketing remark (610 chars)

    Welcome home to 2480 Graysville Rd! This 2 bed 1 bath cutie lives large with 1344 square feet and just under an acre of land. The home is situated on a LARGE LEVEL lot where another home could easily be built on the other half. Inside you will find an open floor plan including the living, dining and kitchen. 2 generous size bedrooms, a full bath and dedicated laundry room complete the interior. Outside features a large, flat yard and detached garage/workshop. This is a manufactured home on a permanent foundation and would make a fantastic starter home or investment property. Schedule your showing today!

16. 2022-07-01
    historical Contingent 610-char remark

    Show marketing remark (610 chars)

    Welcome home to 2480 Graysville Rd! This 2 bed 1 bath cutie lives large with 1344 square feet and just under an acre of land. The home is situated on a LARGE LEVEL lot where another home could easily be built on the other half. Inside you will find an open floor plan including the living, dining and kitchen. 2 generous size bedrooms, a full bath and dedicated laundry room complete the interior. Outside features a large, flat yard and detached garage/workshop. This is a manufactured home on a permanent foundation and would make a fantastic starter home or investment property. Schedule your showing today!

17. 2022-07-01
    status Pending 610-char remark

    Show marketing remark (610 chars)

    Welcome home to 2480 Graysville Rd! This 2 bed 1 bath cutie lives large with 1344 square feet and just under an acre of land. The home is situated on a LARGE LEVEL lot where another home could easily be built on the other half. Inside you will find an open floor plan including the living, dining and kitchen. 2 generous size bedrooms, a full bath and dedicated laundry room complete the interior. Outside features a large, flat yard and detached garage/workshop. This is a manufactured home on a permanent foundation and would make a fantastic starter home or investment property. Schedule your showing today!

18. 2022-06-24
    listed $169,000 Active 610-char remark

    Show marketing remark (610 chars)

    Welcome home to 2480 Graysville Rd! This 2 bed 1 bath cutie lives large with 1344 square feet and just under an acre of land. The home is situated on a LARGE LEVEL lot where another home could easily be built on the other half. Inside you will find an open floor plan including the living, dining and kitchen. 2 generous size bedrooms, a full bath and dedicated laundry room complete the interior. Outside features a large, flat yard and detached garage/workshop. This is a manufactured home on a permanent foundation and would make a fantastic starter home or investment property. Schedule your showing today!

19. 2013-10-04
    soldstatus $48,300

ⓘ 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: $410 · $34/mo
• Projected year-2 tax: $1,420 · $118/mo
• Expected delta: +$1,010/yr (+$84/mo · 246.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 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: $24,042
• − Mortgage interest: −$11,203
• − Property taxes: −$410
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$5,818
• Taxable income: $1,765
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $4,574/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: Catoosa County
• NCES district ID: 1300930
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,913
• Composite: 33.13/100
• National rank: #5558
• State rank: #49 of 174 in GA

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

• County: Catoosa County
• City population: 131,999
• Metro: Chattanooga, TN-GA
• Population (ZIP): 44,499
• Household income: $83,821
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 559.0

Population outlook (Catoosa County) Hauer SSP2

• Today (2025): 70,112 people
• By 2030: 71,621 · +2.2%
• By 2040: 73,595 · +5.0%
• By 2050: 73,921 · +5.4%
• By 2075: 72,135 · +2.9%
• By 2100: 65,979 · -5.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 3% Black 2% Asian 1%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Catoosa

• 2024 margin: Solid R (+55.5) · D 22.0% · R 77.5%
• 2008→2024 swing: -5.7pp toward R · 2008: -49.8pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+56.0 2016: R+60.7 2012: R+52.8 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.42%
• Current HPI: 251.8824
• Rent YoY: ▲ 6.84%
• 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

+231.3% since first listed

7 events — show timeline

• 2022-07-25 Sold (Public Records) $160,000 Public Records
• 2022-07-19 Sold (MLS) $160,000 REALTRACS as Distributed by MLS Grid
• 2022-07-19 Sold (MLS) $160,000 GCAR
• 2022-07-01 Contingent — GCAR
• 2022-07-01 Pending — GCAR
• 2022-06-24 Listed $169,000 GCAR
• 2013-10-04 Sold (Public Records) $48,300 Public Records

Property tax history

+3.1%/yr

Latest (2025): $410 · -4.2% YoY. Source: county tax records.