1317 Vance Rd · Chattanooga, TN 37421

$199,900

3 bd · 2.0 ba · 750 sqft · SingleFamily public records · 86 Days on market

Built 1946 0.29 ac lot

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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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Livability +3.9/5.0
• 1% rule +2.8/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bed 2 Bath home is conveniently located in East Brainerd minutes away from Interstate 75, Highway 153, Hamilton Place Mall and Downtown Chattanooga. The bright Sun Porch on the front of the home allows tons of natural light and a great spot for that morning coffee. As you enter the home you enter into the spacious Living Room, to the right you will see one of the main bedrooms, A large eat-in Kitchen with closets that could be a pantry, a linen closet or a clothes closet. A short hall off the Kitchen is a hall Bath and a small Bedroom. Behind the Kitchen is an addition with a Bedroom, full Bath (including washer and dryer hookups) and another Sun Porch to the side. This back area wou

Key facts

• Extra-wide driveway
• Extra-long driveway
• Sun porch

Tags

• SUN PORCH
• EAT-IN KITCHEN
• FINISHED OUTBUILDING
• EXTRA-LONG DRIVEWAY
• EXTRA-WIDE DRIVEWAY
• PRIMARY SUITE

Property features AI

Exterior

• Parking: Driveway (unpaved)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One story; House
• Construction: Vinyl siding; Metal roof; Concrete perimeter foundation; Built as a house (residential)
• Exterior features: Covered front porch; Glass-enclosed porch; Side porch; Porch (other/see remarks); Shed(s); Front yard; Level lot; Paved, publicly maintained road

Interior

• Kitchen: Refrigerator; Electric range; Dishwasher; Electric water heater
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Wood window frames; Smoke detector(s); Laundry room; 7 total rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $48 ($580/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 $157k (21.6% below list).
• Recommended offer: $157k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: East Brainerd Elementary (math 39% / reading 35%, grade F, #272 of 952 statewide, top 31%, 1,215 students, 0% FRL); Ooltewah Middle School (math 20% / reading 21%, grade F, #194 of 333 statewide, top 59%, 519 students, 0% FRL); Ooltewah High School (math 9% / reading 39%, grade F, #144 of 332 statewide, top 43%, 1,266 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: Rents soft (-1.0%/yr); 577 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $6k 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 86 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $79k; list at $200k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $156,634 (21.6% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.39×
• Total profit: $-34,000
• Equity at exit: $29,806

10-year hold

• IRR: -15.8%
• Equity multiple: 0.22×
• Total profit: $-43,768
• Equity at exit: $17,284

Cash invested: $55,972 (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 37421

• Rents YoY: -1.0%
• Active inventory: 577
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$58 /mo · $690/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $48

Break-even live

Break-even rent $1,505

Max offer price $199,900

Occupancy floor 92%

Sensitivity live

Price	-10% $161	-5% $105	+0% $48	+5% $-8	+10% $-65
Rent	-10% $-75	-5% $-14	+0% $48	+5% $110	+10% $172
Rate	-1.0pp $149	-0.5pp $99	base $48	+0.5pp $-3	+1.0pp $-56

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6388 Dellridge Pl Chattanooga, TN	1.0–3.0	1.0–2.0	1232	$2,000	$1.62	23d	43	0.32mi
6574 E Brainerd Rd Chattanooga, TN	2.0	1.0	736	$1,393	$1.89	15d	33	0.43mi
1507 Hickory Valley Rd Chattanooga, TN	1.0–3.0	1.0–2.0	927	$1,590	$1.71	15d	33	0.43mi
1521 Hickory Valley Rd Chattanooga, TN	3.0	1.0–2.0	862	$1,571	$1.82	15d	11	0.50mi
6920 Northside Dr Unit A Chattanooga, TN	2.0	2.0	1100	$1,275	$1.16	15d	1	0.90mi
6920 Northside Dr Chattanooga, TN	2.0	2.0	1100	$1,300	$1.18	25d	1	0.90mi
1701 N Concord Rd Chattanooga, TN	1.0–2.0	1.0–2.0	932	$1,375	$1.47	15d	6	0.96mi
6303 Walden Ave Chattanooga, TN	3.0	1.5	942	$1,395	$1.48	25d	1	1.15mi
1806 Dixon St Chattanooga, TN	2.0	1.0	865	$1,375	$1.59	15d	1	1.16mi
124 Fawn Dr Chattanooga, TN	2.0	1.0	720	$1,095	$1.52	25d	1	1.19mi
52 Frawley Rd Chattanooga, TN	2.0	1.0	720	$1,250	$1.74	25d	1	1.21mi
52 Frawley Rd Chattanooga, TN	2.0	1.0	720	$1,250	$1.74	15d	1	1.21mi
6876 Beulah Dr East Ridge, TN	2.0	1.5	1110	$1,205	$1.09	15d	1	1.40mi
7301 E Brainerd Rd Chattanooga, TN	1.0–3.0	1.0–2.5	1066	$1,769	$1.66	15d	11	1.41mi

Listing history 20 events

1. 2026-06-22
   days on market $199,900 Active 86 DOM
2. 2026-06-18
   days on market $199,900 Active 83 DOM
3. 2026-06-17
   days on market $199,900 Active 82 DOM
4. 2026-06-16
   days on market $199,900 Active 81 DOM
5. 2026-06-15
   days on market $199,900 Active 80 DOM
6. 2026-06-14
   days on market $199,900 Active 78 DOM
7. 2026-06-10
   days on market $199,900 Active 75 DOM
8. 2026-06-09
   days on market $199,900 Active 74 DOM
9. 2026-06-08
   days on market $199,900 Active 73 DOM
10. 2026-06-07
    days on market $199,900 Active 72 DOM
11. 2026-06-05
    days on market $199,900 Active 69 DOM
12. 2026-06-03
    days on market $199,900 Active 68 DOM
13. 2026-06-02
    days on market $199,900 Active 67 DOM
14. 2026-06-01
    days on market $199,900 Active 66 DOM
15. 2026-06-01
    status $199,900 Active 65 DOM
16. 2026-05-05
    price $199,900
17. 2026-03-28
    price $215,000
18. 2026-03-21
    listed $232,000 Active
19. 2011-02-17
    soldstatus $78,990
20. 1987-04-24
    soldstatus $22,650

ⓘ 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: $690 · $58/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$729/yr (+$61/mo · 105.7%)

ⓘ 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 6/10 Major 7 d/yr ≥105°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,796
• − Mortgage interest: −$11,198
• − Property taxes: −$690
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$5,815
• Taxable loss: −$2,914
• Est. tax savings @ 24.0%: +$699
• After-tax cash flow: $1,279/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): 52,985
• Household income: $82,517
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1975.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Black 23% Hispanic / Latino 8% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Slovak 2% Serbian 2%
• Foreign-born: 9% · Canada, South Korea, Vietnam
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Other Asian/Pacific 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: ▼ -316.60%
• Current HPI: 237.6897
• Rent YoY: ▼ -1.04%
• 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

+782.6% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $199,900 GCAR
• 2026-03-28 Price Changed $215,000 GCAR
• 2026-03-21 Listed $232,000 GCAR
• 2011-02-17 Sold (Public Records) $78,990 Public Records
• 1987-04-24 Sold (Public Records) $22,650 Public Records

Property tax history

+2.4%/yr

Latest (2025): $690 · +27.7% YoY. Source: county tax records.