4907 17th Ave · Chattanooga, TN 37407

$76,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 3 Days on market

Built 1930 1.00 ac 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Key facts

• 1 acre lot
• Built 1930
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Cap rate 13.7% 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.
• 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.
• Market conditions: 40 active listings in the ZIP; 18 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 $525 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $76k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,000

Questions for the listing agent

1. Built in 1930 — 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: 1.53% ✓
• Cap rate: 13.69%
• Cash-on-cash: 26.41%
• DSCR: 2.18
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $152,880
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2806 E 46th St	0.39mi	1/1.0 (-1)	798 (-5%)	3mo	$50,000	$63	66
106 Beech St	0.66mi	2/1.0	848 (+1%)	11mo	$45,000	$53	58
3214 E 46th St	0.11mi	3/1.5 (+1)	908 (+8%)	22mo	$199,000	$219	56
3417 Land St	0.57mi	2/1.0	900 (+7%)	10mo	$257,000	$286	52
1611 E 50th St	0.51mi	2/1.0	784 (-7%)	19mo	$104,000	$133	49
137 Hogan Rd	0.67mi	2/1.0	932 (+11%)	16mo	$173,000	$186	37
400 Richmond Avenue Ave	0.54mi	2/1.0	950 (+13%)	21mo	$74,000	$78	35
129 Summitt St	0.73mi	2/1.5	960 (+14%)	9mo	$175,000	$182	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 1.82×
• Total profit: $17,490
• Equity at exit: $11,332

10-year hold

• IRR: 28.4%
• Equity multiple: 3.52×
• Total profit: $53,533
• Equity at exit: $6,571

Cash invested: $21,280 (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 37407

• Home prices YoY: -8.1%
• Active inventory: 40
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,164 high
• Mortgage (P&I): −$399
• Tax from tax record: −$21 /mo · $254/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $468

Break-even live

Break-even rent $571

Max offer price $76,000

Occupancy floor 55%

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 Chickamauga Ave Unit A Rossville, GA	2.0	1.0	900	$1,099	$1.22	23d	1	0.64mi
819 Asterwood Dr Unit B Rossville, GA	2.0	2.0	975	$1,445	$1.48	14d	1	0.80mi
515 W Gordon Ave Rossville, GA	2.0	1.0	906	$999	$1.10	44d	1	0.82mi
2904 E 37th St Chattanooga, TN	1.0	1.0	800	$850	$1.06	23d	1	0.84mi
1591 Park City Rd Apt E15 Rossville, GA	2.0	1.0	1050	$1,145	$1.09	23d	1	0.90mi
505 Flegal Ave Rossville, GA	2.0	1.0	768	$1,050	$1.37	23d	1	0.92mi
3380 Shadowlawn Dr Unit 2 Chattanooga, TN	2.0	2.0	629	$1,323	$2.10	14d	1	1.00mi
3392 Shadowlawn Dr Unit A East Ridge, TN	1.0	1.0	800	$1,003	$1.25	14d	1	1.01mi
304 Cherry St Rossville, GA	2.0	1.0	982	$1,675	$1.71	44d	1	1.05mi
340 Alpine Dr Rossville, GA	2.0	1.0	836	$1,275	$1.53	14d	1	1.12mi
3414 Betty Ln Chattanooga, TN	2.0	1.5	1117	$1,295	$1.16	23d	1	1.16mi
804 Henderson Ave Rossville, GA	2.0	1.0	948	$1,025	$1.08	14d	1	1.17mi
3114 14th Ave Apt A Chattanooga, TN	1.0	1.0	800	$950	$1.19	23d	1	1.19mi
3403 Gail Dr Chattanooga, TN	2.0	1.5	1000	$1,425	$1.43	14d	1	1.22mi
817 Henderson Ave Rossville, GA	2.0	1.0	844	$1,150	$1.36	14d	1	1.23mi
3308 Roadrunner Trl Chattanooga, TN	2.0	2.0	1000	$1,323	$1.32	23d	1	1.25mi
1106 Carline Rd Apt B Rossville, GA	2.0	1.5	877	$1,095	$1.25	21d	1	1.28mi
1106 Carline Rd Rossville, GA	2.0	1.5	1012	$1,095	$1.08	14d	1	1.28mi

Listing history 4 events

1. 2026-05-30
   status $76,000 Pending 3 DOM
2. 2026-04-04
   status Pending
3. 2026-04-03
   listed $76,000 Active
4. 2008-08-27
   soldstatus $45,000

ⓘ 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: $254 · $21/mo
• Projected year-2 tax: $540 · $45/mo
• Expected delta: +$286/yr (+$24/mo · 112.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 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: $13,971
• − Mortgage interest: −$4,257
• − Property taxes: −$254
• − Insurance: −$380
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$2,211
• Taxable income: $4,634
• Est. tax owed @ 24.0%: −$1,112
• After-tax cash flow: $4,509/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
• City population: 131,999
• Population (ZIP): 10,164

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 0.68)
• Race & ethnicity: Hispanic / Latino 43% White 29% Black 22% Two or more races 14%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 27% · Canada
• Languages at home: 52% English-only · Spanish 43% Arabic 3%

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: ▼ -18.82%
• Current HPI: 212.4869
• Rent YoY: —
• Metro: —
• 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

+68.9% since first listed

3 events — show timeline

• 2026-04-04 Pending — Knoxville MLS
• 2026-04-03 Listed $76,000 Knoxville MLS
• 2008-08-27 Sold (Public Records) $45,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $254 · +34.3% YoY. Source: county tax records.