5220 Fagan St · Chattanooga, TN 37410

$82,000

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 112 Days on market

Built 1955 Poor condition 9,147 sqft lot $110/sqft · 42% below area Est $141k · 42% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Appreciation +5.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Schools +0.6/10.0

Listing remarks MLS

This home needs a little TLC, but has great potential and is priced to sell! All one level living with mostly hardwood flooring inside. This home will make the perfect addition to your investment portfolio or a nice place to call home. Outside there is a covered porch, nice level yard, outbuilding, and driveway with carport for parking. Schedule a tour today!

Key facts

• Hardwood flooring
• Covered porch
• Level yard

Tags

• ONE LEVEL LIVING
• HARDWOOD FLOORING
• COVERED PORCH
• LEVEL YARD
• OUTBUILDING
• DRIVEWAY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $75k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.5% 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: East Lake Elementary (math 12% / reading 6%, grade F, #839 of 952 statewide, top 88%, 590 students, 0% FRL); East Lake Academy of Fine Arts (math 4% / reading 6%, grade F, #295 of 333 statewide, top 91%, 528 students, 0% FRL); The Howard School (math 3% / reading 8%, grade F, #309 of 332 statewide, top 93%, 1,485 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 (-25 pts) — the specific schools serving this property underperform the Hamilton County average; the district grade overstates school quality for this exact location.
• Market conditions: 104 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,133 units permitted in Hamilton County in 2024 (405 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($567 loan paydown + $1k 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 $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,620 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.29% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.20%
• DSCR: 1.81
• GRM: 6.4

CMA / ARV

• ARV (median comp): $140,617
• List price: $82,000
• Delta: -41.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
529 E 52nd St	0.13mi	2/1.0	792 (+6%)	5mo	$130,000	$164	79
5241 Lomnick St	0.07mi	2/1.0	816 (+10%)	3mo	$75,000	$92	78
5236 Lomnick St	0.08mi	3/1.0 (+1)	792 (+6%)	7mo	$125,000	$158	75
5201 Tanner St	0.16mi	2/1.0	792 (+6%)	10mo	$80,000	$101	74
5231 Usher Dr	0.08mi	3/1.0 (+1)	792 (+6%)	13mo	$149,900	$189	70
5228 Slayton Ave	0.31mi	2/1.0	804 (+8%)	4mo	$80,000	$100	69
425 E 52nd St E	0.10mi	3/1.0 (+1)	828 (+11%)	9mo	$100,000	$121	64
22 W 51st St	0.39mi	2/1.0	750 (+1%)	20mo	$110,000	$147	64
38 W 51st St	0.45mi	2/1.0	800 (+8%)	4mo	$195,000	$244	63
5233 Dorsey St	0.20mi	2/1.0	800 (+8%)	20mo	$205,000	$256	61

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: 21.0%
• Equity multiple: 2.09×
• Total profit: $25,032
• Equity at exit: $29,426

10-year hold

• IRR: 23.6%
• Equity multiple: 3.93×
• Total profit: $67,312
• Equity at exit: $40,237

Cash invested: $22,960 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 5 under contract
• Months of supply: 5.1 mo (19%/mo absorbed)
• Median asking: $111,948 ($128/sqft)
• Median days on market: 351 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +47.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 37410

• Home prices YoY: 0.6%
• Active inventory: 104
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,060 high
• Mortgage (P&I): −$430
• Tax from tax record: −$25 /mo · $296/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $348

Break-even live

Break-even rent $619

Max offer price $82,000

Occupancy floor 62%

Sensitivity live

Price	-10% $395	-5% $372	+0% $348	+5% $325	+10% $302
Rent	-10% $265	-5% $306	+0% $348	+5% $390	+10% $432
Rate	-1.0pp $390	-0.5pp $369	base $348	+0.5pp $327	+1.0pp $305

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: $20,500
• Closing costs: $2,460
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 W 50th St Unit 2 Chattanooga, TN	1.0	1.0	600	$995	$1.66	6d	1	0.64mi
1209 W 50th St Unit 6 Chattanooga, TN	1.0	1.0	524	$895	$1.71	119d	1	0.66mi
4914 Tennessee Ave Unit 3 Chattanooga, TN	1.0	1.0	532	$950	$1.79	6d	1	0.69mi
5113 Tennessee Ave Unit 58 Chattanooga, TN	1.0	1.0	700	$950	$1.36	119d	1	0.71mi
4521 Balcomb St Chattanooga, TN	1.0	1.0	534	$1,050	$1.97	119d	1	0.89mi
706 W 47th St Chattanooga, TN	2.0	1.0	680	$825	$1.21	119d	1	0.92mi
3716 Central Ave Unit 102 Chattanooga, TN	2.0	1.0	750	$1,249	$1.67	6d	1	1.21mi
3627 Dorris St Chattanooga, TN	2.0	1.0	714	$1,200	$1.68	6d	1	1.27mi
714 Henderson Ave Rossville, GA	2.0	1.0	735	$1,099	$1.50	6d	1	1.30mi
3605 Dorris St Chattanooga, TN	2.0	1.0	700	$825	$1.18	119d	1	1.32mi
3603 Dorris St Chattanooga, TN	2.0	1.0	700	$795	$1.14	6d	1	1.32mi
3603 Dorris St Chattanooga, TN	2.0	1.0	700	$825	$1.18	119d	1	1.32mi
1707 E 50th St Unit B Chattanooga, TN	2.0	1.0	560	$850	$1.52	6d	1	1.49mi
1707 E 50th St Unit A Chattanooga, TN	1.0	1.0	560	$800	$1.43	6d	1	1.49mi
1709 E 50th St Chattanooga, TN	1.0	1.0	526	$900	$1.71	6d	1	1.50mi

Property features AI

Exterior

• Parking: Detached parkingConcrete drivewayOn-street parkingCarport (1 space)1 covered parking space (total 1)
• Utilities: Public waterPublic sewerElectricity availableWater available
• Home design: Residential propertyThree or more levelsEntry level information not providedFacing direction not provided
• Construction: Other construction materialsMetal roofBlock foundationBuilt (existing)
• Exterior features: Back yard fencingLevel lotOther lot features

Interior

• Kitchen: RefrigeratorElectric rangeElectric oven
• Bedrooms: 2 bedrooms
• Flooring: Wood flooringLaminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: RefrigeratorElectric rangeElectric oven

Listing history 50 events

1. 2026-09-23
   days on market $82,000 Active 112 DOM
2. 2026-09-22
   days on market $82,000 Active 111 DOM
3. 2026-09-21
   days on market $82,000 Active 110 DOM
4. 2026-09-20
   days on market $82,000 Active 109 DOM
5. 2026-09-18
   days on market $82,000 Active 107 DOM
6. 2026-09-17
   days on market $82,000 Active 106 DOM
7. 2026-09-16
   days on market $82,000 Active 105 DOM
8. 2026-09-15
   days on market $82,000 Active 104 DOM
9. 2026-09-14
   days on market $82,000 Active 103 DOM
10. 2026-09-13
    days on market $82,000 Active 102 DOM
11. 2026-09-13
    days on market $82,000 Active 101 DOM
12. 2026-09-11
    days on market $82,000 Active 100 DOM
13. 2026-09-05
    days on market $82,000 Active 94 DOM
14. 2026-09-04
    days on market $82,000 Active 93 DOM
15. 2026-09-03
    days on market $82,000 Active 92 DOM
16. 2026-08-31
    days on market $82,000 Active 89 DOM
17. 2026-08-30
    days on market $82,000 Active 88 DOM
18. 2026-08-29
    days on market $82,000 Active 87 DOM
19. 2026-08-28
    days on market $82,000 Active 86 DOM
20. 2026-08-27
    days on market $82,000 Active 85 DOM
21. 2026-08-25
    days on market $82,000 Active 83 DOM
22. 2026-08-24
    days on market $82,000 Active 82 DOM
23. 2026-08-23
    days on market $82,000 Active 81 DOM
24. 2026-08-22
    days on market $82,000 Active 80 DOM
25. 2026-08-21
    days on market $82,000 Active 79 DOM
26. 2026-08-20
    days on market $82,000 Active 78 DOM
27. 2026-08-19
    days on market $82,000 Active 77 DOM
28. 2026-08-18
    days on market $82,000 Active 76 DOM
29. 2026-08-17
    days on market $82,000 Active 75 DOM
30. 2026-08-16
    days on market $82,000 Active 74 DOM
31. 2026-08-15
    days on market $82,000 Active 73 DOM
32. 2026-08-14
    days on market $82,000 Active 72 DOM
33. 2026-08-13
    days on market $82,000 Active 71 DOM
34. 2026-08-12
    days on market $82,000 Active 70 DOM
35. 2026-08-12
    status $82,000 Active 69 DOM
36. 2026-08-11
    days on market $82,000 Active Under Contract 69 DOM
37. 2026-08-10
    days on market $82,000 Active Under Contract 68 DOM
38. 2026-08-09
    days on market $82,000 Active Under Contract 67 DOM
39. 2026-08-08
    days on market $82,000 Active Under Contract 66 DOM
40. 2026-08-07
    days on market $82,000 Active Under Contract 65 DOM
41. 2026-08-06
    days on market $82,000 Active Under Contract 64 DOM
42. 2026-08-05
    days on market $82,000 Active Under Contract 63 DOM
43. 2026-08-04
    days on market $82,000 Active Under Contract 62 DOM
44. 2026-08-03
    days on market $82,000 Active Under Contract 61 DOM
45. 2026-07-31
    days on market $82,000 Active Under Contract 58 DOM
46. 2026-07-29
    statusdays on market $82,000 Active Under Contract 56 DOM
47. 2026-07-27
    days on market $82,000 Active 54 DOM
48. 2026-07-25
    days on market $82,000 Active 52 DOM
49. 2026-07-24
    days on market $82,000 Active 51 DOM
50. 2026-07-23
    days on market $82,000 Active 50 DOM

ⓘ 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: $296 · $25/mo
• Projected year-2 tax: $582 · $49/mo
• Expected delta: +$286/yr (+$24/mo · 96.7%)

ⓘ 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 ≥106°F today · 20 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: $12,716
• − Mortgage interest: −$4,593
• − Property taxes: −$296
• − Insurance: −$410
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$2,385
• Taxable income: $2,997
• Est. tax owed @ 24.0%: −$719
• After-tax cash flow: $3,460/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.

Condition & rehab AI · 9 photos

Poor 20/100 Extensive rehab Est. rehab $37,200–$66,960 screening

This home requires extensive repairs and maintenance, including a new roof, siding, and flooring, to become move-in ready. Significant value can be added through these improvements, making it a great investment opportunity.

Components & finishes AI

Roof metal · aged

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Significant rust and deterioration visible
• Major Windows (windows) — Windows appear to be old and possibly not sealed properly
• Major Electrical (electrical) — Exposed wiring and potential for outdated or unsafe electrical system
• Major Exterior (exterior) — Peeling paint and general wear on exterior siding
• Major Other — General state of disrepair and lack of maintenance

Repairs flagged

• Major roof — Severe damage and missing shingles
• Major exterior siding — Peeling paint and siding
• Major flooring — Worn hardwood flooring
• Major interior walls — Painted walls with visible damage
• Major landscaping — Overgrown and debris
• Major fencing — In poor condition

Value-add opportunities

• Both New roof — Critical safety and aesthetic improvement ↑
• Both New siding and paint — Enhances curb appeal and value ↑
• Both New flooring — Improves living space and value ↑
• Both Interior wall repairs and paint — Enhances interior and value ↑
• Both Landscaping and debris removal — Enhances curb appeal and value ↑
• Both Repair fencing — Enhances safety and value ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 6/100

Zoned Schools

Elementary Calvin Donaldson Environmental Science Academy F TN #848/952 Nat'l #39,883/41,679 Middle East Lake Academy Of Fine Arts F TN #295/333 Nat'l #13,819/14,009 High The Howard School F TN #309/332 Nat'l #16,860/17,239

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

B Composite livability gradescore 78/100

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 · 393,784 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: 2% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: Detached parkingConcrete drivewayOn-street parkingCarport (1 space)1 covered parking space (total 1)
• Utilities: Public waterPublic sewerElectricity availableWater available
• Home design: Residential propertyThree or more levelsEntry level information not providedFacing direction not provided
• Construction: Other construction materialsMetal roofBlock foundationBuilt (existing)
• Exterior features: Back yard fencingLevel lotOther lot features

Interior

• Kitchen: RefrigeratorElectric rangeElectric oven
• Bedrooms: 2 bedrooms
• Flooring: Wood flooringLaminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: RefrigeratorElectric rangeElectric oven

Price history

-0.7% since first listed

6 events — show timeline

• 2026-05-08 Listed $89,000 REALTRACS as Distributed by MLS Grid
• 2026-05-08 Listed $89,000 GCAR
• 2026-02-27 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-01-26 Price Changed $89,625 GCAR
• 2025-11-12 Price Changed $99,500 GCAR
• 2025-10-14 Listed $89,625 REALTRACS as Distributed by MLS Grid

Property tax history

+3.1%/yr

Latest (2025): $296 · +43.8% YoY. Source: county tax records.