6117 Pythian Rd · Harrison, TN 37341

$299,000

2 bd · 1.5 ba · 1,596 sqft · SingleFamily public records · 48 Days on market

Built 1959 0.50 ac lot Est $298k · at est.

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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 +21.1/30.0
• ARV discount +7.4/15.0
• DSCR +6.7/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Classic brick ranch home set on a spacious, level lot. This house offers timeless character with hardwood floors, custom cabinetry, and abundant built-in storage. The kitchen features granite countertops and a gas range, while the rear deck overlooks a private, peaceful backyard. An attached garage adds flexibility for parking, storage, or a workshop. Ideally located just minutes from Booker T. Washington State Park and the lake, with easy access to Highway 58 dining and shopping, and only 20 minutes to downtown Chattanooga. Book your showing today! (Information is deemed reliable but not guaranteed. Buyer should verify any information of concern, including but not limited to schools and square footage)

Key facts

• Custom cabinetry
• Brick ranch home
• Granite countertops

Tags

• BRICK RANCH HOME
• HARDWOOD FLOORS
• CUSTOM CABINETRY
• BUILT-IN STORAGE
• GRANITE COUNTERTOPS
• GAS RANGE

Property features AI

Exterior

• Parking: Attached garage (1 car); Driveway parking; Covered parking (1 space)
• Utilities: Public water; Septic tank sewer; Electricity available; Water available
• Home design: Single-family residence; Residential property; Three or more levels
• Construction: Wood siding; Asphalt roof; Block foundation; Existing (year built not specified)
• Exterior features: Level lot; Lot dimensions approximately 127.2 x 225; 0.5-acre lot

Interior

• Kitchen: Microwave; Gas range; Dishwasher
• Bedrooms: 2 bedrooms
• Flooring: Wood flooring; Other flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Fireplace in the family room; Microwave; Gas range; Dishwasher

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (7.5% below list).
• Recommended offer: $277k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 4.3% in Harrison — 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 65/100 on livability (#139 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: amenities F, commute F, health & safety 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: Harrison Elementary (math 20% / reading 19%, grade F, #654 of 952 statewide, top 72%, 1,013 students, 0% FRL); Central High School (math 8% / reading 32%, grade F, #183 of 332 statewide, top 59%, 749 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.
• Market conditions: 124 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2k of loan paydown is wiped out by about $9k 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 48 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $55k; list at $299k implies a 444% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $276,537 (7.5% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.92% ✗
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $298,452
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6039 Porter Dr	0.21mi	3/2.5 (+1)	1,748 (+10%)	2mo	$366,500	$210	64
6202 Marmons Dr	0.49mi	3/2.0 (+1)	1,456 (-9%)	10mo	$314,900	$216	47
6903 Deerwood Dr	0.66mi	3/2.0 (+1)	1,718 (+8%)	15mo	$321,000	$187	37
5703 Hillcrest Dr	0.64mi	3/1.5 (+1)	1,500 (-6%)	23mo	$263,000	$175	36
9109 Villagewood Dr	0.62mi	3/2.5 (+1)	1,743 (+9%)	19mo	$317,000	$182	30
5800 Old Fort Ln	0.62mi	3/2.5 (+1)	1,768 (+11%)	19mo	$270,000	$153	28

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-21,323
• Equity at exit: $44,582

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $15,950
• Equity at exit: $25,852

Cash invested: $83,720 (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 37341

• Active inventory: 124
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,765 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$64 /mo · $766/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $428

Break-even live

Break-even rent $2,223

Max offer price $299,000

Occupancy floor 80%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6748 Harbor Ter Chattanooga, TN	3.0	2.5	1961	$2,350	$1.20	13d	1	1.21mi
6969 Mercedes Ln Ooltewah, TN	3.0	2.5	2100	$4,000	$1.90	23d	1	1.36mi
8941 N Hickory Valley Rd Chattanooga, TN	3.0	1.5	1200	$2,000	$1.67	23d	1	1.40mi

Listing history 22 events

1. 2026-06-18
   days on market $299,000 Active 48 DOM
2. 2026-06-17
   days on market $299,000 Active 47 DOM
3. 2026-06-16
   days on market $299,000 Active 46 DOM
4. 2026-06-15
   days on market $299,000 Active 45 DOM
5. 2026-06-14
   days on market $299,000 Active 43 DOM
6. 2026-06-10
   days on market $299,000 Active 40 DOM
7. 2026-06-09
   days on market $299,000 Active 39 DOM
8. 2026-06-08
   days on market $299,000 Active 38 DOM
9. 2026-06-07
   days on market $299,000 Active 37 DOM
10. 2026-06-05
    pricedays on market $299,000 Active 34 DOM
11. 2026-06-03
    days on market $310,000 Active 33 DOM
12. 2026-06-02
    days on market $310,000 Active 32 DOM
13. 2026-06-01
    days on market $310,000 Active 31 DOM
14. 2026-05-31
    days on market $310,000 Active 30 DOM
15. 2026-05-30
    days on market $310,000 Active 29 DOM
16. 2026-05-01
    listed $310,000 Active

    Show marketing remark (712 chars)

    Classic brick ranch home set on a spacious, level lot. This house offers timeless character with hardwood floors, custom cabinetry, and abundant built-in storage. The kitchen features granite countertops and a gas range, while the rear deck overlooks a private, peaceful backyard. An attached garage adds flexibility for parking, storage, or a workshop. Ideally located just minutes from Booker T. Washington State Park and the lake, with easy access to Highway 58 dining and shopping, and only 20 minutes to downtown Chattanooga. Book your showing today! (Information is deemed reliable but not guaranteed. Buyer should verify any information of concern, including but not limited to schools and square footage)

17. 2026-05-01
    listed $310,000 Active 712-char remark

    Show marketing remark (712 chars)

    Classic brick ranch home set on a spacious, level lot. This house offers timeless character with hardwood floors, custom cabinetry, and abundant built-in storage. The kitchen features granite countertops and a gas range, while the rear deck overlooks a private, peaceful backyard. An attached garage adds flexibility for parking, storage, or a workshop. Ideally located just minutes from Booker T. Washington State Park and the lake, with easy access to Highway 58 dining and shopping, and only 20 minutes to downtown Chattanooga. Book your showing today! (Information is deemed reliable but not guaranteed. Buyer should verify any information of concern, including but not limited to schools and square footage)

18. 2025-10-28
    price $330,000
19. 2025-10-05
    price $338,000
20. 2025-08-01
    price $345,000
21. 1993-04-30
    soldstatus $55,000
22. 1993-03-02
    soldstatus $49,600

ⓘ 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: $766 · $64/mo
• Projected year-2 tax: $2,123 · $177/mo
• Expected delta: +$1,357/yr (+$113/mo · 177.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,184
• − Mortgage interest: −$16,749
• − Property taxes: −$766
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,655
• − Management: −$2,655
• − Depreciation: −$8,698
• Taxable income: $167
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $5,099/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 — Harrison

• Score: 65/100
• State rank: #139
• US rank: #12687

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment B+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrison, TN
• Population (ZIP): 14,966

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 White (75%)
• Race & ethnicity: White 75% Black 13% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Italian 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 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: ▼ -261.59%
• Current HPI: 275.5006
• 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

+525.0% since first listed

7 events — show timeline

• 2026-05-01 Listed $310,000 REALTRACS as Distributed by MLS Grid
• 2026-05-01 Listed $310,000 GCAR
• 2025-10-28 Price Changed $330,000 GCAR
• 2025-10-05 Price Changed $338,000 GCAR
• 2025-08-01 Price Changed $345,000 GCAR
• 1993-04-30 Sold (Public Records) $55,000 Public Records
• 1993-03-02 Sold (Public Records) $49,600 Public Records

Property tax history

+0.6%/yr

Latest (2025): $766 · +1.8% YoY. Source: county tax records.