1701 Citico Ave · Chattanooga, TN 37404

$109,900

3 bd · 2.0 ba · 912 sqft · SingleFamily public records · 40 Days on market

Built 1950 2,953 sqft lot Est $128k · 14% under

---

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 +30.0/30.0
• ARV discount +13.8/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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

PROVEN INCOME PROPERTY. This income-producing asset is located near a major traffic artery with quick access to highways, UTC, hospitals, and downtown Chattanooga. Always a quick-to-lease rental. Most recent tenant paid $1,350 rent. PORTFOLIO SALE: Seller has several additional income properties for sale in Chattanooga and will offer a DISCOUNT in a package deal.

Key facts

• 2,953 sq ft lot
• Built 1950
• Listed 40 days

Tags

• QUICK ACCESS TO HIGHWAYS
• NEAR A MAJOR TRAFFIC ARTERY

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Residential property
• Construction: Frame construction with vinyl siding; Brick and stone foundation; Shingle roof (see remarks)
• Exterior features: Corner lot; No additional exterior features listed

Interior

• Kitchen: Refrigerator; Electric range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Refrigerator; Electric range
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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: Orchard Knob Elementary (math 12% / reading 2%, grade F, #863 of 952 statewide, top 92%, 477 students, 0% FRL); Orchard Knob Middle (math 5% / reading 6%, grade F, #291 of 333 statewide, top 88%, 334 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 7% at this address vs 31% district-wide (-24 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 flat; 167 active listings in the ZIP; 32 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k 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 40 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — 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 $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1950 — 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: 1.27% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.94%
• DSCR: 1.80
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $127,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1714 Citico Ave	0.08mi	3/2.0	972 (+7%)	11mo	$195,000	$201	76
1101 N Orchard Knob Ave	0.40mi	2/1.0 (-1)	900 (-1%)	20mo	$203,000	$226	54
1815 Carson Ave	0.17mi	3/1.0	1,042 (+14%)	13mo	$46,500	$45	53
904 Arlington Ave	0.59mi	2/1.0 (-1)	951 (+4%)	4mo	$32,000	$34	53
2011 Cooley St	0.48mi	2/1.0 (-1)	884 (-3%)	15mo	$80,000	$90	51
1710 Portland St	0.26mi	3/1.5	1,026 (+12%)	17mo	$140,000	$136	51
1814 Wilcox Blvd	0.61mi	2/1.0 (-1)	893 (-2%)	16mo	$125,000	$140	45
1906 Garfield St	0.40mi	3/2.0	1,035 (+14%)	18mo	$254,000	$245	43
2104 Blackford St	0.48mi	2/1.0 (-1)	1,044 (+14%)	15mo	$175,000	$168	32
1301 Arlington Ave	0.72mi	2/1.0 (-1)	825 (-10%)	11mo	$53,500	$65	32
41 Maude St	0.74mi	2/1.0 (-1)	825 (-10%)	16mo	$252,500	$306	27
1500 Bradt St	0.75mi	2/1.0 (-1)	780 (-14%)	11mo	$89,400	$115	23

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: 2.8%
• Equity multiple: 1.10×
• Total profit: $3,187
• Equity at exit: $16,386

10-year hold

• IRR: 9.4%
• Equity multiple: 1.63×
• Total profit: $19,311
• Equity at exit: $9,502

Cash invested: $30,772 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$576
• Tax from tax record: −$24 /mo · $282/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $394

Break-even live

Break-even rent $901

Max offer price $109,900

Occupancy floor 67%

Sensitivity live

Price	-10% $456	-5% $425	+0% $394	+5% $362	+10% $331
Rent	-10% $283	-5% $338	+0% $394	+5% $449	+10% $504
Rate	-1.0pp $449	-0.5pp $421	base $394	+0.5pp $365	+1.0pp $336

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 Carson Ave Chattanooga, TN	2.0	1.0	700	$950	$1.36	14d	1	0.12mi
709 N Holly St Chattanooga, TN	3.0	2.0	1092	$1,850	$1.69	14d	1	0.19mi
1714 Portland St Unit C Chattanooga, TN	2.0	1.0	700	$1,125	$1.61	24d	1	0.26mi
1001 N Hickory St Unit 2 Chattanooga, TN	2.0	1.0	776	$875	$1.13	24d	1	0.28mi
521 N Hawthorne St Unit A Chattanooga, TN	2.0	1.0	725	$850	$1.17	24d	1	0.29mi
1296 Preston St Chattanooga, TN	2.0	1.0	850	$950	$1.12	24d	1	0.30mi
2006 Milne St Chattanooga, TN	2.0	1.0	672	$995	$1.48	24d	1	0.32mi
2011 Milne St Unit b Chattanooga, TN	3.0	1.0	976	$1,345	$1.38	14d	1	0.35mi
2105 Rawlings St Chattanooga, TN	3.0	1.0	1064	$1,300	$1.22	14d	1	0.39mi
2004 Garfield St Unit 102 Chattanooga, TN	2.0	1.0	700	$1,400	$2.00	24d	1	0.44mi
1226 Sholar Ave Chattanooga, TN	2.0	1.0	799	$1,099	$1.38	14d	1	0.45mi
1228 Sholar Ave Chattanooga, TN	2.0	1.0	799	$1,199	$1.50	24d	1	0.46mi
1301 N Orchard Knob Ave Chattanooga, TN	2.0	1.0	864	$1,095	$1.27	24d	1	0.53mi
2305 Citico Ave Unit A Chattanooga, TN	2.0	1.0	748	$1,095	$1.46	14d	1	0.56mi
1310 Roanoke Ave Chattanooga, TN	2.0	1.0	792	$1,350	$1.70	24d	1	0.60mi
1409 Bradt St Chattanooga, TN	3.0	1.0	960	$1,275	$1.33	24d	1	0.73mi
950 Riverside Dr Chattanooga, TN	2.0	1.0–2.0	908	$2,309	$2.54	14d	22	0.73mi
1237 Wheeler Ave Unit B Chattanooga, TN	2.0	1.0	845	$1,125	$1.33	24d	1	0.76mi
2111 Oak St Chattanooga, TN	2.0	2.0	1100	$1,595	$1.45	14d	1	0.80mi
2009 McCallie Ave Chattanooga, TN	2.0	2.0	1000	$1,430	$1.43	14d	1	0.80mi
1754 Ocoee St Chattanooga, TN	3.0	1.5	1050	$1,250	$1.19	14d	1	0.83mi
1322 District Ln Chattanooga, TN	2.0	1.0–2.0	913	$2,324	$2.55	14d	25	0.84mi
2113 Ocoee St Unit 2113 Chattanooga, TN	2.0	1.0	780	$950	$1.22	24d	1	0.93mi
508 S Highland Park Ave Unit 104 Chattanooga, TN	2.0	1.0	750	$1,050	$1.40	24d	1	0.94mi
2003 Bailey Ave Unit 2009 304 Chattanooga, TN	2.0	1.0	750	$1,500	$2.00	24d	1	0.97mi
2709 Citico Ave Chattanooga, TN	2.0–3.0	1.0	1038	$1,400	$1.35	24d	1	0.98mi
949 Fortwood St Chattanooga, TN	1.0–2.0	1.0	700	$1,700	$2.43	14d	7	1.00mi
1707 Arlington Ave Unit B Chattanooga, TN	2.0	1.0	760	$1,000	$1.32	24d	1	1.01mi
513 Central Ave Chattanooga, TN	3.0	2.0	1000	$1,800	$1.80	24d	1	1.01mi
955 E 5th St Chattanooga, TN	2.0	1.0	776	$1,250	$1.61	24d	1	1.12mi
912 Oak St Apt 1 Chattanooga, TN	2.0	2.0	1000	$1,400	$1.40	24d	1	1.15mi
1812 E 13th St Unit B Chattanooga, TN	2.0	1.0	800	$1,065	$1.33	24d	1	1.41mi

Listing history 19 events

1. 2026-05-06
   status Pending
2. 2026-05-01
   price $109,900
3. 2026-04-16
   price $129,900
4. 2026-03-27
   listed $139,900 Active
5. 2025-10-02
   price $139,900
6. 2025-08-21
   price $148,900
7. 2025-07-28
   price $149,000
8. 2025-05-28
   price $159,000
9. 2025-05-16
   price $162,000
10. 2025-04-25
    soldstatus $1,520,000
11. 2024-05-23
    historical $1,350
12. 2024-05-08
    listed $1,350
13. 2022-03-16
    price $975
14. 2017-06-15
    soldstatus $30,000
15. 2007-03-06
    soldstatus $60,000
16. 2001-09-21
    listed $65,000
17. 2001-04-09
    soldstatus $15,000
18. 2001-04-07
    soldstatus $15,000
19. 2000-05-23
    listed $19,000

ⓘ 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: $282 · $24/mo
• Projected year-2 tax: $780 · $65/mo
• Expected delta: +$498/yr (+$41/mo · 176.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% 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: $16,795
• − Mortgage interest: −$6,156
• − Property taxes: −$282
• − Insurance: −$1,347
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$3,197
• Taxable income: $3,125
• Est. tax owed @ 24.0%: −$750
• After-tax cash flow: $3,973/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

+478.4% since first listed

19 events — show timeline

• 2026-05-06 Pending — GCAR
• 2026-05-01 Price Changed $109,900 GCAR
• 2026-04-16 Price Changed $129,900 GCAR
• 2026-03-27 Listed $139,900 GCAR
• 2025-10-02 Price Changed $139,900 GCAR
• 2025-08-21 Price Changed $148,900 GCAR
• 2025-07-28 Price Changed $149,000 GCAR
• 2025-05-28 Price Changed $159,000 GCAR
• 2025-05-16 Price Changed $162,000 GCAR
• 2025-04-25 Sold (Public Records) $1,520,000 Public Records
• 2024-05-23 Rental Removed $1,350 APPFOLIO
• 2024-05-08 Listed for Rent $1,350 APPFOLIO
• 2022-03-16 Price Changed $975 RENT.
• 2017-06-15 Sold (MLS) $30,000 GCAR
• 2007-03-06 Sold (Public Records) $60,000 Public Records
• 2001-09-21 Listed $65,000 RCAOR
• 2001-04-09 Sold (MLS) $15,000 GCAR
• 2001-04-07 Sold (Public Records) $15,000 Public Records
• 2000-05-23 Listed $19,000 GCAR

Property tax history

+0.6%/yr

Latest (2025): $282 · +36.8% YoY. Source: county tax records.