3938 Arkwright St · Chattanooga, TN 37351

$176,000

3 bd · 1.0 ba · 1,305 sqft · SingleFamily public records · 29 Days on market

Built 1930 3,484 sqft lot Est $318k · 45% 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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +8.0/10.0
• 1% rule +6.8/10.0
• Livability +3.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This Lupton City ranch home with rocking chair front porch at 3938 Arkwright is in live in condition but could use a good bit of updating. This is a great starter home or addition to a portfolio. Check it out and get it nailed down.

Key facts

• 3,484 sq ft lot
• Built 1930
• Listed 29 days

Property features AI

Finance

• Other: Located in the Lupton City subdivision

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available; Cable connected; Phone connected; Water connected
• Home design: Single-family house
• Construction: Vinyl siding; Block and pier (pillar/post/pier) foundation
• Exterior features: Covered porch; Porch; Full chain-link fence; Level lot; Lot dimensions approximately 58 x 77.2 feet; Lot about 0.08 acres

Interior

• Kitchen: Free-standing electric range; Water heater (located in kitchen area or utility)
• Bathrooms: One full bathroom
• Heating & cooling: Window air conditioning units; Heating noted in remarks
• Interior features: Decorative fireplace; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $173k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: Rivermont Elementary (math 22% / reading 42%, grade F, #369 of 952 statewide, top 42%, 379 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: 5 active listings in the ZIP; 5 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

• In year one you build about $12k of equity ($1k loan paydown + $10k appreciation (6.0% local appreciation)).
• Hamilton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,360 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.80%
• DSCR: 1.61
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $318,420
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3860 Fairfax Dr	0.26mi	2/2.0 (-1)	1,300 (-0%)	17mo	$264,600	$204	64
1265 Johnston Ter	0.28mi	3/2.0	1,400 (+7%)	11mo	$280,000	$200	62
3364 Crompton St	0.43mi	2/2.0 (-1)	1,342 (+3%)	7mo	$315,000	$235	60
3879 Azalean Dr	0.27mi	3/1.0	1,216 (-7%)	23mo	$305,000	$251	57
3434 Whitney St	0.32mi	2/2.0 (-1)	1,224 (-6%)	12mo	$299,000	$244	56
3363 Crompton St	0.46mi	2/2.0 (-1)	1,350 (+3%)	15mo	$355,000	$263	51
3902 Azalean Dr	0.31mi	3/1.5	1,468 (+12%)	14mo	$268,000	$183	51
3908 Forest Highland Cir	0.73mi	3/2.0	1,247 (-4%)	13mo	$345,000	$277	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.67×
• Total profit: $82,130
• Equity at exit: $110,072

10-year hold

• IRR: 23.9%
• Equity multiple: 5.40×
• Total profit: $216,733
• Equity at exit: $199,121

Cash invested: $49,280 (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 37351

• Home prices YoY: 1.4%
• Active inventory: 5
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,074 high
• Mortgage (P&I): −$923
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $500

Break-even live

Break-even rent $1,441

Max offer price $176,000

Occupancy floor 71%

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: $44,000
• Closing costs: $5,280
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1438 Ely Rd Hixson, TN	3.0	2.5	1600	$2,500	$1.56	23d	1	1.25mi
1206 Cranbrook Dr Hixson, TN	3.0	1.5	1045	$1,973	$1.89	23d	1	1.31mi
945 Brynwood Ter Chattanooga, TN	3.0	2.0	1184	$2,000	$1.69	23d	1	1.35mi
3230 Social Cir Chattanooga, TN	3.0	2.5	1852	$2,250	$1.21	23d	1	1.40mi
801 Ely Rd Hixson, TN	3.0	2.0	1323	$1,700	$1.28	21d	1	1.44mi

Listing history 20 events

1. 2026-06-18
   days on market $176,000 Active 29 DOM
2. 2026-06-18
   price $176,000 Active 28 DOM
3. 2026-06-17
   days on market $181,000 Active 28 DOM
4. 2026-06-16
   days on market $181,000 Active 27 DOM
5. 2026-06-15
   days on market $181,000 Active 26 DOM
6. 2026-06-14
   days on market $181,000 Active 24 DOM
7. 2026-06-10
   days on market $181,000 Active 21 DOM
8. 2026-06-09
   days on market $181,000 Active 20 DOM
9. 2026-06-08
   days on market $181,000 Active 19 DOM
10. 2026-06-07
    days on market $181,000 Active 18 DOM
11. 2026-06-05
    days on market $181,000 Active 15 DOM
12. 2026-06-03
    days on market $181,000 Active 14 DOM
13. 2026-06-03
    price $181,000 Active 13 DOM
14. 2026-06-02
    days on market $189,000 Active 13 DOM
15. 2026-06-01
    days on market $189,000 Active 12 DOM
16. 2026-05-31
    days on market $189,000 Active 11 DOM
17. 2026-05-30
    days on market $189,000 Active 10 DOM
18. 2026-05-19
    listed $189,000 Active
19. 2026-04-28
    soldstatus $150,000
20. 2023-10-11
    soldstatus $48,958

ⓘ 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: $903 · $75/mo
• Projected year-2 tax: $1,250 · $104/mo
• Expected delta: +$346/yr (+$29/mo · 38.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,886
• − Mortgage interest: −$9,859
• − Property taxes: −$903
• − Insurance: −$1,678
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − Depreciation: −$5,120
• Taxable income: $3,345
• Est. tax owed @ 24.0%: −$803
• After-tax cash flow: $5,201/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
• City population: 131,999
• Population (ZIP): 295

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 (82%)
• Race & ethnicity: White 82% Asian 7% Native American 6% Hispanic / Latino 4%
• Common ancestry: Romanian 22% American 3%
• Foreign-born: 7% · China
• Languages at home: 91% English-only · Spanish 9%

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: ▲ 5.95%
• Current HPI: 444.0612
• Rent YoY: —
• Metro: —
• 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

+286.0% since first listed

3 events — show timeline

• 2026-05-19 Listed $189,000 GCAR
• 2026-04-28 Sold (Public Records) $150,000 Public Records
• 2023-10-11 Sold (Public Records) $48,958 Public Records

Property tax history

+5.9%/yr

Latest (2025): $903 · +74.2% YoY. Source: county tax records.