1510 E 16th St · Chattanooga, TN 37404

$180,000

3 bd · 1.0 ba · 1,267 sqft · SingleFamily public records · 38 Days on market

Built 1910 6,969 sqft lot Est $271k · 34% under

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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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• 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

Listing remarks MLS

Investor or renovation opportunity at 1510 E 16th Street! This property is being sold AS-IS and is priced to reflect the work needed. The main home offers 3 bedrooms and 1 bathroom * * , plus a separate detached building currently rented as an efficiency apartment, which does not have a bathroom once reapaired can be good cash flow. Appliances and shed do not convey. Conveniently located just minutes from Chattanooga's vibrant downtown, dining, entertainment, and attractions. With vision and updates, this property could be a great addition to an investment portfolio or a value-add primary residence. Needs a 2-hour notice, best to show after 1 pm.

Key facts

• Efficiency apartment
• 6,969 sq ft lot
• Built 1910

Tags

• SEPARATE DETACHED BUILDING
• EFFICIENCY APARTMENT

Property features AI

Exterior

• Parking: Detached parking (gravel)
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; Three or more levels; Residential property
• Construction: Vinyl siding; Block foundation; Existing (previously built)
• Exterior features: Lot approximately 0.16 acres (49 x 145); Gravel and on-street parking areas

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: East Side Elementary (math 27% / reading 18%, grade F, #596 of 952 statewide, top 63%, 551 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 flat; 167 active listings in the ZIP; 40 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).
• This rent runs 43% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• 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 38 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.13% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.66%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $271,138
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1510 E 13th St	0.20mi	3/2.0	1,290 (+2%)	12mo	$339,000	$263	74
1713 S Orchard Knob Ave	0.33mi	3/1.0	1,182 (-7%)	2mo	$65,000	$55	71
1706 E 14th St	0.24mi	3/2.0	1,320 (+4%)	12mo	$250,000	$189	68
1612 Vance Ave	0.47mi	3/1.0	1,350 (+7%)	14mo	$189,000	$140	55
1805 S Willow St	0.51mi	3/2.0	1,385 (+9%)	7mo	$296,900	$214	51
1000 S Beech St	0.56mi	2/2.0 (-1)	1,187 (-6%)	5mo	$275,000	$232	50
1005 S Hickory St	0.40mi	3/2.0	1,084 (-14%)	15mo	$220,000	$203	41
1204 S Lyerly St	0.74mi	3/2.0	1,441 (+14%)	18mo	$350,000	$243	24

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 · 0.03% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.68×
• Total profit: $-16,068
• Equity at exit: $26,839

10-year hold

• IRR: -4.2%
• Equity multiple: 0.76×
• Total profit: $-12,157
• Equity at exit: $15,563

Cash invested: $50,400 (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 37404

• Home prices YoY: -30.6%
• Rents YoY: 0.0%
• Active inventory: 167
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,035 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $297

Break-even live

Break-even rent $1,659

Max offer price $180,000

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1652 Mari Cir Chattanooga, TN	3.0	3.0	1700	$2,500	$1.47	23d	1	0.07mi
1816 S Holly St Chattanooga, TN	4.0	2.0	1415	$1,700	$1.20	13d	1	0.21mi
1800 S Holtzclaw Ave Chattanooga, TN	3.0	3.0	1500	$2,500	$1.67	23d	1	0.22mi
1603 Fagan St #202 Chattanooga, TN	2.0	2.0	1048	$1,875	$1.79	23d	1	0.60mi
1603 Fagan St Chattanooga, TN	2.0	2.0	1048	$1,895	$1.81	23d	1	0.60mi
1609 Fagan St #105 Chattanooga, TN	2.0	1.5	1200	$1,750	$1.46	23d	1	0.61mi
1615 Fagan St Chattanooga, TN	2.0	2.5	1173	$2,600	$2.22	13d	1	0.63mi
901 E Main St Chattanooga, TN	2.0	1.0	710	$1,290	$1.82	13d	1	0.65mi
900 E Main St Chattanooga, TN	1.0–2.0	1.0–2.0	752	$1,845	$2.45	21d	16	0.66mi
1705 Bailey Ave Chattanooga, TN	3.0	2.0	1632	$1,850	$1.13	23d	1	0.68mi
2239 E 19th St Chattanooga, TN	4.0	2.0	1250	$2,090	$1.67	23d	1	0.72mi
2001 S Lyerly St Chattanooga, TN	2.0–3.0	2.0	1080	$1,385	$1.28	13d	6	0.74mi
2322 E 18th Street Pl Chattanooga, TN	2.0	2.5	1340	$1,595	$1.19	21d	1	0.76mi
2341 E 18th St Chattanooga, TN	2.0	2.5	1316	$1,725	$1.31	23d	1	0.77mi
2328 E 18th St Chattanooga, TN	3.0	2.5	1616	$2,095	$1.30	23d	1	0.77mi
2347 E 18th St Chattanooga, TN	2.0	2.5	1340	$1,695	$1.26	23d	1	0.77mi
2303 E 19th St Chattanooga, TN	3.0	2.5	1544	$1,995	$1.29	21d	1	0.78mi
2360 E 18th St Chattanooga, TN	3.0	2.5	1544	$2,095	$1.36	23d	1	0.78mi
2318 E Main St Chattanooga, TN	2.0	2.0	1000	$1,515	$1.51	13d	1	0.78mi
2335 E 19th St Chattanooga, TN	3.0	2.5	1616	$1,995	$1.23	23d	1	0.79mi
2100 Rossville Ave Chattanooga, TN	1.0–2.0	1.0–2.0	1140	$2,199	$1.93	13d	13	0.80mi
1809 Cotton Way Chattanooga, TN	2.0	2.5	1412	$2,295	$1.63	23d	1	0.84mi
630 E 17th St Chattanooga, TN	3.0	2.5	1604	$2,400	$1.50	23d	1	0.89mi
2106 Duncan Ave Unit 102 Chattanooga, TN	3.0	2.5	1600	$2,295	$1.43	23d	1	0.92mi
2009 McCallie Ave Chattanooga, TN	2.0	2.0	1000	$1,430	$1.43	13d	1	0.96mi
1818 Dodds Ave Chattanooga, TN	2.0	1.0	1036	$1,099	$1.06	13d	1	1.01mi
2612 E 19th St Chattanooga, TN	2.0	1.0	900	$1,150	$1.28	23d	1	1.04mi
226 N Hickory St Chattanooga, TN	3.0	2.0	1350	$1,895	$1.40	21d	1	1.05mi
2111 Oak St Chattanooga, TN	2.0	2.0	1100	$1,595	$1.45	13d	1	1.06mi
756 Bespoke Way Chattanooga, TN	3.0	3.0	1510	$4,000	$2.65	13d	1	1.07mi
1905 Ivy St Chattanooga, TN	4.0	3.0	1860	$2,495	$1.34	23d	1	1.09mi
2425 Chamberlain Ave Chattanooga, TN	3.0	2.0	1422	$1,795	$1.26	23d	1	1.10mi
659 Bespoke WAY Chattanooga, TN	3.0	3.0	1564	$2,750	$1.76	23d	1	1.11mi
912 Oak St Apt 1 Chattanooga, TN	2.0	2.0	1000	$1,400	$1.40	23d	1	1.16mi
1362 Passenger St Unit 5008 Chattanooga, TN	2.0	2.0	1255	$2,475	$1.97	13d	1	1.16mi
1362 Passenger St Unit 3008 Chattanooga, TN	2.0	2.0	1255	$2,119	$1.69	13d	1	1.16mi
1348 Passenger St Chattanooga, TN	1.0–3.0	1.0–2.0	1073	$2,604	$2.43	13d	18	1.19mi
1711 Read Ave Unit A Chattanooga, TN	3.0	1.5	1010	$1,700	$1.68	21d	1	1.23mi
513 Central Ave Chattanooga, TN	3.0	2.0	1000	$1,800	$1.80	23d	1	1.24mi
2417 13th Ave Chattanooga, TN	2.0	1.0	950	$1,150	$1.21	23d	1	1.25mi

Listing history 19 events

1. 2026-06-18
   days on market $180,000 Active 38 DOM
2. 2026-06-17
   days on market $180,000 Active 37 DOM
3. 2026-06-16
   days on market $180,000 Active 36 DOM
4. 2026-06-15
   days on market $180,000 Active 35 DOM
5. 2026-06-14
   days on market $180,000 Active 33 DOM
6. 2026-06-10
   days on market $180,000 Active 30 DOM
7. 2026-06-09
   days on market $180,000 Active 29 DOM
8. 2026-06-08
   days on market $180,000 Active 28 DOM
9. 2026-06-07
   days on market $180,000 Active 27 DOM
10. 2026-06-05
    days on market $180,000 Active 24 DOM
11. 2026-06-03
    days on market $180,000 Active 23 DOM
12. 2026-06-02
    days on market $180,000 Active 22 DOM
13. 2026-06-01
    days on market $180,000 Active 21 DOM
14. 2026-05-31
    days on market $180,000 Active 20 DOM
15. 2026-05-30
    days on market $180,000 Active 19 DOM
16. 2026-05-11
    listed $180,000 Active
17. 2026-05-07
    listed $180,000 Active 655-char remark

    Show marketing remark (655 chars)

    Investor or renovation opportunity at 1510 E 16th Street! This property is being sold AS-IS and is priced to reflect the work needed. The main home offers 3 bedrooms and 1 bathroom * * , plus a separate detached building currently rented as an efficiency apartment, which does not have a bathroom once reapaired can be good cash flow. Appliances and shed do not convey. Conveniently located just minutes from Chattanooga's vibrant downtown, dining, entertainment, and attractions. With vision and updates, this property could be a great addition to an investment portfolio or a value-add primary residence. Needs a 2-hour notice, best to show after 1 pm.

18. 2026-04-20
    listed $180,000 Active 672-char remark

    Show marketing remark (672 chars)

    Investor or renovation opportunity at 1510 E 16th Street! This property is being sold AS-IS and is priced to reflect the work needed. The main home offers 3 bedrooms and 1 bathroom**, plus a separate detached building currently rented as an efficiency apartment it does not have a bathroom. providing excellent income potential or flexible living space. Conveniently located just minutes from Chattanooga’s vibrant downtown, dining, entertainment, and attractions. With vision and updates, this property could be a great addition to an investment portfolio or a value-add primary residence. Needs 2 hour notice best to show after 1 pm. Pictures will be posted soon.

19. 2026-04-16
    historical $180,000 672-char remark

    Show marketing remark (672 chars)

    Investor or renovation opportunity at 1510 E 16th Street! This property is being sold AS-IS and is priced to reflect the work needed. The main home offers 3 bedrooms and 1 bathroom**, plus a separate detached building currently rented as an efficiency apartment it does not have a bathroom. providing excellent income potential or flexible living space. Conveniently located just minutes from Chattanooga’s vibrant downtown, dining, entertainment, and attractions. With vision and updates, this property could be a great addition to an investment portfolio or a value-add primary residence. Needs 2 hour notice best to show after 1 pm. Pictures will be posted soon.

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 93% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 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: $24,421
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$1,697
• − Repairs & maintenance: −$1,954
• − Management: −$1,954
• − Depreciation: −$5,236
• Taxable income: $797
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $3,376/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): 14,737
• Household income: $56,637
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 486.0

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 0.67)
• Race & ethnicity: Black 38% White 38% Hispanic / Latino 21% Two or more races 11%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Romanian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 81% English-only · Spanish 18%

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: ▼ -139.43%
• Current HPI: 315.8539
• Rent YoY: ▬ 0.03%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-11 Listed $180,000 REALTRACS as Distributed by MLS Grid
• 2026-05-07 Listed $180,000 GCAR
• 2026-04-20 Listed $180,000 REALTRACS as Distributed by MLS Grid
• 2026-04-16 Coming Soon $180,000 REALTRACS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2025): $322 · +80.0% YoY. Source: county tax records.