5417 Mccahill Rd · Chattanooga, TN 37415

$79,000

2 bd · 2.5 ba · 320 sqft · SingleFamily public records · 15 Days on market

Built 1992 0.44 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PROPERTY SOLD AS-IS...Cash or private bank finance may be the only way to purchase. Buyer to verify school zone.

Key facts

• Storage room
• Outbuilding
• Double carport

Tags

• COVERED FRONT PORCHES
• METAL ROOFS
• STORAGE ROOM
• OUTBUILDING
• DOUBLE CARPORT

Property features AI

Exterior

• Parking: Carport with 2 spaces; Driveway
• Utilities: Electricity connected; Water connected; Septic tank
• Home design: Single-family residence; One story; Fixer condition
• Construction: Metal siding and wood siding; Block foundation; Metal roof; Built on crawl space
• Exterior features: Covered front porch; Outbuilding; Additional storage

Interior

• Kitchen: Electric range
• Bedrooms: 9 total rooms (bedroom count not specified)
• Flooring: Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air; Electric cooling
• Interior features: Eat-in kitchen; Storage
• Laundry & utility: Water connected

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: Alpine Crest Elementary (math 52% / reading 37%, grade F, #164 of 952 statewide, top 19%, 319 students, 0% FRL); Red Bank Middle School (math 14% / reading 13%, grade F, #236 of 333 statewide, top 71%, 535 students, 0% FRL); Red Bank High School (math 8% / reading 37%, grade F, #156 of 332 statewide, top 49%, 824 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 (-2.9%/yr); 183 active listings in the ZIP; 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 $546 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $26k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $79k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,815 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.37% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.79%
• DSCR: 1.93
• GRM: 6.1

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: 5.1%
• Equity multiple: 1.19×
• Total profit: $4,211
• Equity at exit: $11,779

10-year hold

• IRR: 11.6%
• Equity multiple: 1.79×
• Total profit: $17,414
• Equity at exit: $6,830

Cash invested: $22,120 (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 37415

• Rents YoY: -2.9%
• Active inventory: 183
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,085 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$27 /mo · $321/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $317

Break-even live

Break-even rent $684

Max offer price $79,000

Occupancy floor 66%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $79,000 Active 15 DOM
2. 2026-06-17
   days on market $79,000 Active 14 DOM
3. 2026-06-16
   days on market $79,000 Active 13 DOM
4. 2026-06-15
   days on market $79,000 Active 12 DOM
5. 2026-06-14
   days on market $79,000 Active 10 DOM
6. 2026-06-10
   days on market $79,000 Active 7 DOM
7. 2026-06-09
   days on market $79,000 Active 6 DOM
8. 2026-06-08
   days on market $79,000 Active 5 DOM
9. 2026-06-07
   days on market $79,000 Active 4 DOM
10. 2026-06-03
    days on marketlisting id $79,000 Active 1 DOM
11. 2026-06-02
    pricedays on market $79,000 Active 29 DOM
12. 2026-06-01
    days on market $89,900 Active 28 DOM
13. 2026-05-31
    days on market $89,900 Active 27 DOM
14. 2026-05-30
    days on market $89,900 Active 26 DOM
15. 2026-05-14
    price $89,900
16. 2026-05-04
    listed $105,000 Active
17. 2026-03-05
    soldstatus $45,000
18. 2012-09-28
    soldstatus $18,500 112-char remark

    Show marketing remark (112 chars)

    PROPERTY SOLD AS-IS...Cash or private bank finance may be the only way to purchase. Buyer to verify school zone.

19. 2009-05-14
    listed $32,000

ⓘ 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: $321 · $27/mo
• Projected year-2 tax: $561 · $47/mo
• Expected delta: +$240/yr (+$20/mo · 74.6%)

ⓘ 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 (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥104°F today · 23 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,022
• − Mortgage interest: −$4,425
• − Property taxes: −$321
• − Insurance: −$1,192
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$2,298
• Taxable income: $2,701
• Est. tax owed @ 24.0%: −$648
• After-tax cash flow: $3,154/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): 24,181
• Household income: $70,972
• Rent vs Own: 42.5% rent · 57.5% own
• Severe rent burden: 882.0

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: Predominantly White (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Tagalog/Filipino 1% French/Haitian/Cajun 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: ▼ -229.83%
• Current HPI: 272.075
• Rent YoY: ▼ -2.85%
• 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

+180.9% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $89,900 GCAR
• 2026-05-04 Listed $105,000 GCAR
• 2026-03-05 Sold (Public Records) $45,000 Public Records
• 2012-09-28 Sold (MLS) $18,500 GCAR
• 2009-05-14 Listed $32,000 RCAOR

Property tax history

+0.1%/yr

Latest (2025): $321 · -0.6% YoY. Source: county tax records.