2428 Campbell St · Chattanooga, TN 37406

$150,000

3 bd · 2.0 ba · 926 sqft · SingleFamily public records · 56 Days on market

Built 1940 0.50 ac lot Est $122k · 23% over

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Why this score? — see what drove the D 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 +19.7/30.0
• DSCR +6.2/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS SPECIAL!! Don't miss your opportunity to make this home into your perfect place. Has so many possibilities!

Key facts

• Constructed driveway
• New kitchen
• New bathroom

Tags

• FULL RENOVATION
• NEW ROOF
• NEW FLOORING
• NEW KITCHEN
• NEW BATHROOM
• CONSTRUCTED DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/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 $133k (11.3% below list).
• Recommended offer: $133k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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+, 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); Dalewood Middle School (math 7% / reading 7%, grade F, #278 of 333 statewide, top 85%, 258 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 56 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago; this cycle's ask has dropped $19k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $150k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,060 (11.3% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 7.69%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $122,232
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2605 Wilder St	0.28mi	2/1.0 (-1)	871 (-6%)	10mo	$115,000	$132	60
3301 Taylor St	0.60mi	2/1.0 (-1)	1,000 (+8%)	4mo	$205,000	$205	47
3201 Curtis St	0.70mi	2/1.0 (-1)	1,026 (+11%)	1mo	$80,000	$78	39
2313 Appling St	0.42mi	2/1.0 (-1)	840 (-9%)	23mo	$98,000	$117	36

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: -6.5%
• Equity multiple: 0.75×
• Total profit: $-10,311
• Equity at exit: $22,365

10-year hold

• IRR: 5.2%
• Equity multiple: 1.42×
• Total profit: $17,556
• Equity at exit: $12,969

Cash invested: $42,000 (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 37406

• Home prices YoY: -23.8%
• Rents YoY: 5.1%
• Active inventory: 127
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,331 high
• Mortgage (P&I): −$787
• Tax from tax record: −$27 /mo · $322/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $175

Break-even live

Break-even rent $1,109

Max offer price $150,000

Occupancy floor 82%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2512 Boone St Chattanooga, TN	3.0	1.0	1060	$1,150	$1.08	14d	1	0.21mi
2405 Harley St Chattanooga, TN	2.0	1.0	700	$1,199	$1.71	14d	1	0.24mi
2829 New Jersey Ave Chattanooga, TN	3.0	2.0	1120	$1,295	$1.16	14d	1	0.41mi
2400 Crutchfield St Chattanooga, TN	3.0	1.0	984	$1,200	$1.22	21d	1	0.55mi
2603 Dodson Ave Chattanooga, TN	4.0	1.0	1104	$1,250	$1.13	21d	1	0.56mi
2305 Glass St Chattanooga, TN	2.0	1.0	738	$1,050	$1.42	23d	1	0.57mi
2215 Allin St Unit A Chattanooga, TN	2.0	1.0	700	$899	$1.28	23d	1	0.67mi
1707 Arlington Ave Unit B Chattanooga, TN	2.0	1.0	760	$1,000	$1.32	23d	1	1.14mi
2113 Ocoee St Unit 2113 Chattanooga, TN	2.0	1.0	780	$950	$1.22	23d	1	1.22mi
1409 Bradt St Chattanooga, TN	3.0	1.0	960	$1,275	$1.33	23d	1	1.42mi
1754 Ocoee St Chattanooga, TN	3.0	1.5	1050	$1,250	$1.19	14d	1	1.43mi
1635 Dogwood Dr Chattanooga, TN	3.0	1.0	1024	$1,600	$1.56	14d	1	1.47mi
1237 Wheeler Ave Unit B Chattanooga, TN	2.0	1.0	845	$1,125	$1.33	23d	1	1.50mi

Listing history 38 events

1. 2026-06-18
   days on market $150,000 Active 56 DOM
2. 2026-06-17
   days on market $150,000 Active 55 DOM
3. 2026-06-16
   days on market $150,000 Active 54 DOM
4. 2026-06-15
   days on market $150,000 Active 53 DOM
5. 2026-06-14
   days on market $150,000 Active 51 DOM
6. 2026-06-10
   days on market $150,000 Active 48 DOM
7. 2026-06-09
   days on market $150,000 Active 47 DOM
8. 2026-06-08
   days on market $150,000 Active 46 DOM
9. 2026-06-07
   days on market $150,000 Active 45 DOM
10. 2026-06-05
    days on market $150,000 Active 42 DOM
11. 2026-06-03
    days on market $150,000 Active 41 DOM
12. 2026-06-02
    days on market $150,000 Active 40 DOM
13. 2026-06-01
    days on market $150,000 Active 39 DOM
14. 2026-05-31
    days on market $150,000 Active 38 DOM
15. 2026-05-30
    days on market $150,000 Active 37 DOM
16. 2026-04-27
    status Active
17. 2026-04-17
    status Pending
18. 2026-04-13
    listed $169,000 Active
19. 2024-09-25
    status Pending 117-char remark

    Show marketing remark (117 chars)

    INVESTORS SPECIAL!! Don't miss your opportunity to make this home into your perfect place. Has so many possibilities!

20. 2024-09-11
    soldstatus $65,000 Closed 117-char remark

    Show marketing remark (117 chars)

    INVESTORS SPECIAL!! Don't miss your opportunity to make this home into your perfect place. Has so many possibilities!

21. 2024-09-11
    soldstatus $65,000

    Show marketing remark (117 chars)

    INVESTORS SPECIAL!! Don't miss your opportunity to make this home into your perfect place. Has so many possibilities!

22. 2024-09-03
    status Pending 117-char remark

    Show marketing remark (117 chars)

    INVESTORS SPECIAL!! Don't miss your opportunity to make this home into your perfect place. Has so many possibilities!

23. 2024-08-13
    status Active 117-char remark

    Show marketing remark (117 chars)

    INVESTORS SPECIAL!! Don't miss your opportunity to make this home into your perfect place. Has so many possibilities!

24. 2024-05-24
    status Pending 117-char remark

    Show marketing remark (117 chars)

    INVESTORS SPECIAL!! Don't miss your opportunity to make this home into your perfect place. Has so many possibilities!

25. 2024-04-01
    status Active 117-char remark

    Show marketing remark (117 chars)

    INVESTORS SPECIAL!! Don't miss your opportunity to make this home into your perfect place. Has so many possibilities!

26. 2024-03-31
    historical 117-char remark

    Show marketing remark (117 chars)

    INVESTORS SPECIAL!! Don't miss your opportunity to make this home into your perfect place. Has so many possibilities!

27. 2024-03-29
    listed $70,000 Active 117-char remark

    Show marketing remark (117 chars)

    INVESTORS SPECIAL!! Don't miss your opportunity to make this home into your perfect place. Has so many possibilities!

28. 2021-09-04
    soldstatus $72,000 Closed 117-char remark

    Show marketing remark (117 chars)

    INVESTORS SPECIAL!! Don't miss your opportunity to make this home into your perfect place. Has so many possibilities!

29. 2021-09-04
    soldstatus $72,000

    Show marketing remark (117 chars)

    INVESTORS SPECIAL!! Don't miss your opportunity to make this home into your perfect place. Has so many possibilities!

30. 2021-08-27
    soldstatus $72,000
31. 2021-08-03
    listed $89,000 Active 117-char remark

    Show marketing remark (117 chars)

    INVESTORS SPECIAL!! Don't miss your opportunity to make this home into your perfect place. Has so many possibilities!

32. 2021-04-19
    soldstatus $43,000 Closed
33. 2021-02-24
    historical Active Under Contract
34. 2021-02-14
    price $45,000
35. 2021-02-06
    status Active
36. 2021-02-05
    historical Active Under Contract
37. 2021-01-28
    listed $49,900 Active
38. 2019-10-15
    soldstatus $57,500

ⓘ 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: $322 · $27/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: +$743/yr (+$62/mo · 231.0%)

ⓘ 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 6 d/yr ≥105°F today · 15 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: $15,967
• − Mortgage interest: −$8,402
• − Property taxes: −$322
• − Insurance: −$750
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$4,364
• Taxable loss: −$425
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $2,205/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

+193.9% since first listed

23 events — show timeline

• 2026-04-27 Relisted — GCAR
• 2026-04-17 Pending — GCAR
• 2026-04-13 Listed $169,000 GCAR
• 2024-09-25 Pending — GCAR
• 2024-09-11 Sold (Public Records) $65,000 Public Records
• 2024-09-11 Sold (MLS) $65,000 GCAR
• 2024-09-03 Pending — GCAR
• 2024-08-13 Relisted — GCAR
• 2024-05-24 Pending — GCAR
• 2024-04-01 Relisted — GCAR
• 2024-03-31 Delisted — GCAR
• 2024-03-29 Listed $70,000 GCAR
• 2021-09-04 Sold (MLS) $72,000 REALTRACS as Distributed by MLS Grid
• 2021-09-04 Sold (MLS) $72,000 GCAR
• 2021-08-27 Sold (Public Records) $72,000 Public Records
• 2021-08-03 Listed $89,000 GCAR
• 2021-04-19 Sold (MLS) $43,000 REALTRACS as Distributed by MLS Grid
• 2021-02-24 Contingent — REALTRACS as Distributed by MLS Grid
• 2021-02-14 Price Changed $45,000 REALTRACS as Distributed by MLS Grid
• 2021-02-06 Relisted — REALTRACS as Distributed by MLS Grid
• 2021-02-05 Contingent — REALTRACS as Distributed by MLS Grid
• 2021-01-28 Listed $49,900 REALTRACS as Distributed by MLS Grid
• 2019-10-15 Sold (Public Records) $57,500 Public Records

Property tax history

+4.5%/yr

Latest (2025): $322 · +67.7% YoY. Source: county tax records.