2512 E 04th St · Chattanooga, TN 37404

$250,000

3 bd · 1.5 ba · 2,120 sqft · SingleFamily public records · 171 Days on market

Built 1920 7,000 sqft lot Est $430k · 42% under

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Why this score? — see what drove the C- 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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Release your imagination and restore this charming 1.5-story, approx. 1920 built home into the special jewel it was meant to be. Located in the heart of Glenwood, this 3-bedroom, 1.5-bath residence is filled with character and timeless details. Step into the open foyer and continue into a welcoming living room where a classic fireplace serves as the focal point. An arched doorway leads into the formal dining room, perfect for gatherings and entertaining. Just off the kitchen, you'll find the ever-so-charming breakfast nook—yes, it's still here—adding warmth and nostalgia to everyday meals. The kitchen offers abundant cabinetry and multiple cooktops, providing a solid foundation

Key facts

• Breakfast nook
• Multiple cooktops
• Formal dining room

Tags

• OPEN FOYER
• CLASSIC FIREPLACE
• FORMAL DINING ROOM
• BREAKFAST NOOK
• ABUNDANT CABINETRY
• MULTIPLE COOKTOPS

Property features AI

Exterior

• Parking: 2-car garage; Driveway; Off-street parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available; Water available; Sewer available
• Home design: Single family house; One and one half stories; Fixer condition
• Construction: Stone construction; Asphalt shingle roof; Permanent foundation; Built as a house (year built not provided)
• Exterior features: Private yard; Rain gutters; Deck; Porch; Side porch; Back yard; Level lot; Concrete road frontage on a city street; Publicly maintained road

Interior

• Kitchen: Free‑standing refrigerator; Free‑standing electric range; Cooktop
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Storage; Wood window frames; Living room fireplace
• Laundry & utility: Main-level laundry room with washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $167 ($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 $207k (17.3% below list).
• Recommended offer: $207k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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; 172 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 44% 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 $2k of loan paydown is wiped out by about $8k 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 171 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; list at $250k implies a 578% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $206,778 (17.3% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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: 0.83% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.87%
• DSCR: 1.13
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $430,360
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2411 Shady Ln	0.21mi	3/2.5	2,000 (-6%)	5mo	$379,900	$190	72
2111 Kirby Ave	0.72mi	3/2.5	2,090 (-1%)	1mo	$425,000	$203	59
1804 Vine St	0.72mi	4/2.0 (+1)	2,100 (-1%)	7mo	$250,000	$119	52
409 Derby St	0.26mi	3/2.0	1,852 (-13%)	16mo	$215,000	$116	51
3107 Colyar Dr	0.44mi	4/3.0 (+1)	2,268 (+7%)	7mo	$983,100	$433	51
2506 Union Ave	0.56mi	3/2.5	1,875 (-12%)	15mo	$450,000	$240	38
3117 Colyar Dr	0.47mi	3/2.5	2,429 (+15%)	23mo	$715,000	$294	30

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: -14.8%
• Equity multiple: 0.49×
• Total profit: $-35,996
• Equity at exit: $37,276

10-year hold

• IRR: -11.1%
• Equity multiple: 0.41×
• Total profit: $-41,369
• Equity at exit: $21,615

Cash invested: $70,000 (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 37404

• Home prices YoY: -30.6%
• Rents YoY: 0.0%
• Active inventory: 172
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,068 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $167

Break-even live

Break-even rent $1,856

Max offer price $250,000

Occupancy floor 87%

Sensitivity live

Price	-10% $309	-5% $238	+0% $167	+5% $96	+10% $26
Rent	-10% $4	-5% $85	+0% $167	+5% $249	+10% $330
Rate	-1.0pp $293	-0.5pp $231	base $167	+0.5pp $102	+1.0pp $36

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2425 Chamberlain Ave Chattanooga, TN	3.0	2.0	1422	$1,795	$1.26	25d	1	0.44mi
210 Buena Vista Dr Unit 4 Chattanooga, TN	2.0	1.5	1500	$1,495	$1.00	25d	1	0.55mi
2106 Duncan Ave Unit 102 Chattanooga, TN	3.0	2.5	1600	$2,295	$1.43	25d	1	0.58mi
2001 Garfield St Chattanooga, TN	4.0	2.0	1413	$1,700	$1.20	25d	1	0.58mi
1905 Ivy St Chattanooga, TN	4.0	3.0	1860	$2,495	$1.34	25d	1	0.63mi
111 N Seminole Dr Chattanooga, TN	4.0	2.0	1500	$2,200	$1.47	25d	1	0.63mi
1906 Vine St Chattanooga, TN	3.0	2.5	1881	$2,200	$1.17	25d	1	0.64mi
1814 Duncan Ave Chattanooga, TN	3.0	2.0	2056	$2,500	$1.22	23d	1	0.77mi
1908 Robbins St Chattanooga, TN	3.0	2.0	1783	$1,750	$0.98	15d	1	0.80mi
1705 Bailey Ave Chattanooga, TN	3.0	2.0	1632	$1,850	$1.13	25d	1	0.93mi
409 Booth Rd Chattanooga, TN	3.0	2.0	1530	$1,695	$1.11	25d	1	1.04mi
1516 Union Ave Chattanooga, TN	4.0	3.0	2800	$3,800	$1.36	25d	1	1.08mi
3518 Ridgeside Rd Chattanooga, TN	4.0	2.0	1409	$1,375	$0.98	25d	1	1.12mi
1809 Cotton Way Chattanooga, TN	2.0	2.5	1412	$2,295	$1.63	25d	1	1.19mi
1601 Arlington Ave Chattanooga, TN	3.0	1.0	1416	$1,650	$1.17	15d	1	1.25mi
2380 E 18th Street Pl Chattanooga, TN	3.0	2.5	1950	$1,895	$0.97	23d	1	1.30mi
2360 E 18th St Chattanooga, TN	3.0	2.5	1544	$2,095	$1.36	25d	1	1.31mi
2328 E 18th Street Pl Chattanooga, TN	3.0	2.5	1950	$1,995	$1.02	23d	1	1.32mi
2328 E 18th St Chattanooga, TN	3.0	2.5	1616	$2,095	$1.30	25d	1	1.32mi
3617 Monte Vista Dr Chattanooga, TN	3.0	2.0	1628	$1,823	$1.12	15d	1	1.37mi
2335 E 19th St Chattanooga, TN	3.0	2.5	1616	$1,995	$1.23	25d	1	1.38mi
2303 E 19th St Chattanooga, TN	3.0	2.5	1544	$1,995	$1.29	23d	1	1.38mi
1652 Mari Cir Chattanooga, TN	3.0	3.0	1700	$2,500	$1.47	25d	1	1.46mi
3229 Westonia Dr Chattanooga, TN	4.0	2.0	2130	$2,695	$1.27	25d	1	1.48mi

Listing history 19 events

1. 2026-06-22
   days on market $250,000 Active 171 DOM
2. 2026-06-18
   days on market $250,000 Active 168 DOM
3. 2026-06-17
   days on market $250,000 Active 167 DOM
4. 2026-06-16
   days on market $250,000 Active 166 DOM
5. 2026-06-15
   days on market $250,000 Active 165 DOM
6. 2026-06-14
   days on market $250,000 Active 163 DOM
7. 2026-06-10
   days on market $250,000 Active 160 DOM
8. 2026-06-09
   days on market $250,000 Active 159 DOM
9. 2026-06-08
   days on market $250,000 Active 158 DOM
10. 2026-06-07
    days on market $250,000 Active 157 DOM
11. 2026-06-05
    days on market $250,000 Active 154 DOM
12. 2026-06-03
    days on market $250,000 Active 153 DOM
13. 2026-06-02
    days on market $250,000 Active 152 DOM
14. 2026-06-01
    days on market $250,000 Active 151 DOM
15. 2026-05-31
    days on market $250,000 Active 150 DOM
16. 2026-05-30
    days on market $250,000 Active 149 DOM
17. 2026-04-02
    price $250,000
18. 2026-01-01
    listed $325,000 Active
19. 1986-02-12
    soldstatus $36,900

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $1,775 · $148/mo
• Expected delta: +$1,160/yr (+$97/mo · 188.8%)

ⓘ 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 1/10 Low
• 🌡 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: $24,813
• − Mortgage interest: −$14,004
• − Property taxes: −$615
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − Depreciation: −$7,273
• Taxable loss: −$2,298
• Est. tax savings @ 24.0%: +$552
• After-tax cash flow: $2,557/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

+577.5% since first listed

3 events — show timeline

• 2026-04-02 Price Changed $250,000 GCAR
• 2026-01-01 Listed $325,000 GCAR
• 1986-02-12 Sold (Public Records) $36,900 Public Records

Property tax history

+0.8%/yr

Latest (2025): $615 · -31.6% YoY. Source: county tax records.