3713 Seminary St #99 · Chattanooga, TN 37410

$69,900

2 bd · 1.0 ba · 1,080 sqft · SingleFamily · 1 Days on market

Built 1945 6,969 sqft lot Est $129k · 46% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.7/10.0
• Livability +3.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great opportunity for investors. Located in downtown Chattanooga. Property sold ''AS IS''. Buyer to verify all info. * * * Do not enter property as the seller is not sure of its condition.

Key facts

• 6,969 sq ft lot
• Built 1945

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 13.5% 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 Middle (math 5% / reading 6%, grade F, #291 of 333 statewide, top 88%, 334 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 6% at this address vs 31% district-wide (-26 pts) — the specific schools serving this property underperform the Hamilton County average; the district grade overstates school quality for this exact location.
• Market conditions: 61 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,133 units permitted in Hamilton County in 2024 (405 in 5+ unit buildings).
• At $1,143/mo this rent would consume 48% of the median local household income ($29k/yr) (locally 406% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $1k of equity ($483 loan paydown + $932 appreciation (1.3% local appreciation)).
• Hamilton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1945 — 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 $69,900

Questions for the listing agent

1. Built in 1945 — 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: 1.64% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.77%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $128,520
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3828 Highland Ave	0.41mi	2/1.0	1,050 (-3%)	15mo	$125,000	$119	64
4101 Fagan St	0.26mi	2/1.0	1,176 (+9%)	16mo	$89,600	$76	60
4028 Kirkland Ave	0.39mi	3/2.0 (+1)	1,044 (-3%)	13mo	$229,000	$219	56
909 W 39th St	0.73mi	3/1.5 (+1)	1,032 (-4%)	8mo	$60,000	$58	45
2907 E Crescent Cir	0.69mi	3/2.0 (+1)	1,147 (+6%)	8mo	$297,000	$259	42
4213 Grand Ave	0.69mi	3/2.0 (+1)	1,021 (-6%)	13mo	$65,000	$64	39

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

Projected returns pro-forma

1.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.28×
• Total profit: $25,047
• Equity at exit: $25,084

10-year hold

• IRR: 27.0%
• Equity multiple: 4.35×
• Total profit: $65,623
• Equity at exit: $34,299

Cash invested: $19,572 (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 37410

• Home prices YoY: 0.6%
• Active inventory: 61
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,143 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $354

Break-even live

Break-even rent $696

Max offer price $69,900

Occupancy floor 64%

Sensitivity live

Price	-10% $402	-5% $378	+0% $354	+5% $330	+10% $306
Rent	-10% $263	-5% $309	+0% $354	+5% $399	+10% $444
Rate	-1.0pp $389	-0.5pp $372	base $354	+0.5pp $336	+1.0pp $317

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3713 Dorris St Chattanooga, TN	3.0	1.0	974	$1,025	$1.05	14d	1	0.15mi
3605 Dorris St Chattanooga, TN	2.0	1.0	700	$825	$1.18	24d	1	0.19mi
3603 Dorris St Chattanooga, TN	2.0	1.0	700	$825	$1.18	24d	1	0.19mi
4129 Quinn Adams St Unit 2 Chattanooga, TN	2.0	1.0	856	$1,050	$1.23	24d	1	0.27mi
4113 Dorris St Apt B Chattanooga, TN	2.0	1.0	750	$950	$1.27	24d	1	0.28mi
4020 Kirkland Ave Chattanooga, TN	3.0	1.0	1326	$785	$0.59	24d	1	0.38mi
3818 Chandler Ave Chattanooga, TN	2.0	1.5	900	$1,450	$1.61	14d	1	0.48mi
3609 Carl White Pl Chattanooga, TN	2.0	1.0	1100	$799	$0.73	24d	1	0.83mi
4905 Central Ave Chattanooga, TN	2.0–3.0	2.0	1169	$556	$0.48	14d	2	0.92mi
1133 Bexley Sq Chattanooga, TN	3.0	1.0–2.0	913	$2,134	$2.34	14d	22	1.04mi
5200 Fagan St Chattanooga, TN	3.0	1.0	816	$1,350	$1.65	24d	1	1.11mi
3635 6th Ave Unit 3639 Chattanooga, TN	3.0	2.0	1300	$1,450	$1.12	14d	1	1.20mi
3627 6th Ave Unit 3627 Chattanooga, TN	3.0	2.0	1300	$1,350	$1.04	24d	1	1.20mi
5238 Dorsey St Unit A Chattanooga, TN	2.0	1.0	839	$950	$1.13	24d	1	1.28mi
4101 Alabama Ave Unit D Chattanooga, TN	1.0	1.0	800	$800	$1.00	24d	1	1.30mi
3155 Saint Elmo Ave #10 Chattanooga, TN	2.0	2.0	1350	$1,899	$1.41	24d	1	1.36mi
3059 Saint Elmo Ave Chattanooga, TN	1.0	2.0	1104	$1,450	$1.31	24d	1	1.42mi
5113 Tennessee Ave Unit 58 Chattanooga, TN	1.0	1.0	700	$950	$1.36	24d	1	1.47mi
2605 Carr St Apt A Chattanooga, TN	2.0	1.0	850	$1,600	$1.88	24d	1	1.49mi

Listing history 3 events

1. 2024-09-25
   status Pending
2. 2022-05-04
   historical
3. 2022-04-07
   listed $69,900 Active

ⓘ 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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 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: $13,722
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$1,147
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$2,033
• Taxable income: $3,382
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $3,434/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): 4,129
• Household income: $28,708
• Rent vs Own: 79.9% rent · 20.1% own
• Severe rent burden: 406.0

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 Black (81%)
• Race & ethnicity: Black 81% Two or more races 10% White 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Scotch-Irish 1%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▲ 1.33%
• Current HPI: 228.3522
• Rent YoY: —
• 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

3 events — show timeline

• 2024-09-25 Pending — GCAR
• 2022-05-04 Delisted — GCAR
• 2022-04-07 Listed $69,900 GCAR