TRU Delight Plan · Chattanooga, TN 30741

$52,000

2 bd · 2.0 ba · 820 sqft · SingleFamily · 605 Days on market

Excellent condition

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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 +7.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Rent growth +4.4/5.0
• Livability +3.9/5.0
• 1% rule +2.4/10.0
• Schools +2.3/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Glentana manufactured housing community is in Rossville, GA, a revitalizing mill town 5 miles south of Chattanooga across the state line. Glentana offers residents close access to the Chattanooga job market but the affordability of a small town. The community is in the Chattanooga Valley at the base of Lookout Mountain. Glentana residents enjoy beautiful mountain views and all the natural beauty that the area has to offer. Glentana is served with a full-time, onsite property and sales manager. DRE# 8642853181

Key facts

• Listed 605 days

Tags

• MANUFACTURED HOUSING COMMUNITY
• REVITALIZING MILL TOWN
• AFFORDABILITY OF A SMALL TOWN
• CHATTANOOGA VALLEY LOCATION
• BASE OF LOOKOUT MOUNTAIN
• BEAUTIFUL MOUNTAIN VIEWS

🏗️ New construction. The $52,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $164,983.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $52k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-601 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $46k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.0% 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.
• Walker County (rural): math 25% / reading 29% proficiency, ranked #114 of 174 in GA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.4%/yr); 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 347 units permitted in Walker County in 2024 (24 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 $5k of value loss. Plan a longer hold.
• Walker County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 605 days — a 12% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,760 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 605 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.74% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.54%
• DSCR: 0.80
• GRM: 11.3

CMA / ARV

• ARV (median comp): $164,983
• List price: $52,000
• Delta: -68.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 Lee Ave	0.72mi	2/1.5	815 (-1%)	11mo	$149,000	$183	54
801 Lee Ave	0.72mi	2/1.0	856 (+4%)	2mo	$160,000	$187	53
519 W Gordon Ave	0.72mi	2/1.0	841 (+3%)	12mo	$165,000	$196	48
712 Henderson Ave	0.61mi	2/1.0	928 (+13%)	2mo	$135,000	$145	44
602 Carden Ave	0.63mi	2/1.0	880 (+7%)	16mo	$193,000	$219	41
215 Spruce St	0.74mi	2/1.0	776 (-5%)	17mo	$77,000	$99	38
824 Henderson Ave	0.70mi	2/1.0	750 (-8%)	20mo	$155,000	$207	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 · 7.44% rent growth · sell at horizon

5-year hold

• IRR: -38.7%
• Equity multiple: -0.28×
• Total profit: $-59,056
• Equity at exit: $24,600

10-year hold

• IRR: -26.5%
• Equity multiple: -0.60×
• Total profit: $-73,960
• Equity at exit: $14,265

Cash invested: $46,195 (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 30741

• Home prices YoY: -30.7%
• Rents YoY: 7.4%
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-601

Break-even live

Break-even rent $1,983

Max offer price $77,956

Occupancy floor —

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: $41,246
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1007 Glentana St Lot 62 Rossville, GA	2.0	2.0	840	$35,995	$42.85	43d	1	0.04mi
817 Henderson Ave Rossville, GA	2.0	1.0	844	$1,150	$1.36	13d	1	0.63mi
804 Henderson Ave Rossville, GA	2.0	1.0	948	$1,025	$1.08	13d	1	0.63mi
505 Flegal Ave Rossville, GA	2.0	1.0	768	$1,050	$1.37	23d	1	0.63mi
304 Cherry St Rossville, GA	2.0	1.0	982	$1,675	$1.71	43d	1	0.72mi
515 W Gordon Ave Rossville, GA	2.0	1.0	906	$999	$1.10	43d	1	0.72mi
1422 Wilson Rd Rossville, GA	2.0	1.0	885	$1,050	$1.19	43d	1	0.81mi
1422 Wilson Rd Rossville, GA	2.0	1.0	885	$1,050	$1.19	23d	1	0.81mi
5200 Fagan St Chattanooga, TN	3.0	1.0	816	$1,350	$1.65	23d	1	0.81mi
5238 Dorsey St Unit A Chattanooga, TN	2.0	1.0	839	$950	$1.13	23d	1	0.88mi
5505 Central Ave Chattanooga, TN	3.0	2.0	1050	$1,725	$1.64	21d	1	0.92mi
108 Suggs St Rossville, GA	2.0	1.0	900	$1,525	$1.69	13d	1	0.95mi
706 Roberta Dr Unit D Rossville, GA	2.0	1.0	950	$1,099	$1.16	23d	1	1.00mi
1512 Wilson Rd Rossville, GA	3.0	1.5	1100	$1,295	$1.18	23d	1	1.05mi
1512 Wilson Rd Rossville, GA	3.0	1.5	1100	$1,250	$1.14	13d	1	1.05mi
4905 Central Ave Chattanooga, TN	2.0–3.0	2.0	1169	$556	$0.48	13d	2	1.21mi
107 Stegall St Rossville, GA	2.0	1.5	986	$1,149	$1.17	13d	1	1.27mi
1205 W 50th St Unit 2 Chattanooga, TN	1.0	1.0	600	$1,025	$1.71	13d	1	1.37mi
5113 Tennessee Ave Unit 58 Chattanooga, TN	1.0	1.0	700	$950	$1.36	23d	1	1.40mi
1591 Park City Rd Apt E15 Rossville, GA	2.0	1.0	1050	$1,145	$1.09	23d	1	1.44mi
4129 Quinn Adams St Unit 2 Chattanooga, TN	2.0	1.0	856	$1,050	$1.23	23d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $52,000 Active 605 DOM
2. 2026-06-17
   days on market $52,000 Active 604 DOM
3. 2026-06-16
   days on market $52,000 Active 603 DOM
4. 2026-06-15
   days on market $52,000 Active 602 DOM
5. 2026-06-14
   days on market $52,000 Active 600 DOM
6. 2026-06-13
   days on market $52,000 Active 599 DOM
7. 2026-06-10
   days on market $52,000 Active 597 DOM
8. 2026-06-09
   days on market $52,000 Active 596 DOM
9. 2026-06-08
   days on market $52,000 Active 595 DOM
10. 2026-06-07
    days on market $52,000 Active 594 DOM
11. 2026-06-05
    days on market $52,000 Active 591 DOM
12. 2026-06-03
    days on market $52,000 Active 590 DOM
13. 2026-06-02
    days on market $52,000 Active 589 DOM
14. 2026-06-01
    days on market $52,000 Active 588 DOM
15. 2026-05-31
    days on market $52,000 Active 587 DOM
16. 2026-05-30
    days on market $52,000 Active 586 DOM
17. 2024-10-21
    listed $52,000 Active 518-char remark

    Show marketing remark (518 chars)

    The Glentana manufactured housing community is in Rossville, GA, a revitalizing mill town 5 miles south of Chattanooga across the state line. Glentana offers residents close access to the Chattanooga job market but the affordability of a small town. The community is in the Chattanooga Valley at the base of Lookout Mountain. Glentana residents enjoy beautiful mountain views and all the natural beauty that the area has to offer. Glentana is served with a full-time, onsite property and sales manager. DRE# 8642853181

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $14,662
• − Mortgage interest: −$9,242
• − Property taxes: −$2,475
• − Insurance: −$5,943
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$4,800
• Taxable loss: −$10,143
• Est. tax savings @ 24.0%: +$2,434
• After-tax cash flow: $-4,783/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with a modern and well-maintained interior and exterior. It is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Walker County
• NCES district ID: 1305370
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $39,889
• Composite: 22.74/100
• National rank: #8035
• State rank: #114 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: Walker County
• City population: 131,999
• Metro: Chattanooga, TN-GA
• Population (ZIP): 30,041
• Household income: $58,834
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 834.0

Population outlook (Walker County) Hauer SSP2

• Today (2025): 66,050 people
• By 2030: 64,305 · -2.6%
• By 2040: 60,127 · -9.0%
• By 2050: 55,551 · -15.9%
• By 2075: 44,886 · -32.0%
• By 2100: 34,015 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 5% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Iranian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+59.3) · D 20.1% · R 79.4%
• 2008→2024 swing: -12.5pp toward R · 2008: -46.8pp · 2024: -59.3pp
• All cycles: 2024: R+59.3 2020: R+59.3 2016: R+61.5 2012: R+50.2 2008: R+46.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.05%
• Current HPI: 267.0047
• Rent YoY: ▲ 7.44%
• 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

1 event — show timeline

• 2024-10-21 Listed $52,000 Zillow