5220 Fagan St · Chattanooga, TN 37410

$89,000

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 15 Days on market

Built 1955 9,147 sqft lot Est $109k · 19% under

---

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 +7.3/10.0
• 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

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

Property features AI

Finance

• Other: Subdivision: Piney Woods #1

Exterior

• Parking: Has a carport (1 space); Parking on concrete driveway, off-street and on-street parking available
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available; Phone available
• Home design: Single-family house; One story
• Construction: Shingle siding; Block foundation; Metal roof; Originally constructed as a house
• Exterior features: Back and front yard fencing (chain link); Outbuilding on the property; Level, rectangular lot; Asphalt road frontage on a city street, publicly maintained

Interior

• Kitchen: Refrigerator; Free‑standing electric range; Free‑standing electric oven
• Bedrooms: Total of 5 rooms (bedrooms and living spaces combined)
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Rain gutters; Covered porch
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: East Lake Academy of Fine Arts (math 4% / reading 6%, grade F, #295 of 333 statewide, top 91%, 528 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 5% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• In year one you build about $2k of equity ($615 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.23% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.09%
• DSCR: 1.72
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $109,368
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5231 Usher Dr	0.08mi	3/1.0 (+1)	792 (+6%)	10mo	$149,900	$189	72
5228 Slayton Ave	0.31mi	2/1.0	804 (+8%)	1mo	$80,000	$100	72
22 W 51st St	0.39mi	2/1.0	750 (+1%)	17mo	$110,000	$147	67
425 E 52nd St E	0.10mi	3/1.0 (+1)	828 (+11%)	6mo	$100,000	$121	66
5233 Dorsey St	0.20mi	2/1.0	800 (+8%)	17mo	$205,000	$256	64

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: 18.8%
• Equity multiple: 1.98×
• Total profit: $24,372
• Equity at exit: $31,938

10-year hold

• IRR: 21.6%
• Equity multiple: 3.69×
• Total profit: $67,018
• Equity at exit: $43,672

Cash invested: $24,920 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,092 high
• Mortgage (P&I): −$467
• Tax from tax record: −$25 /mo · $296/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $334

Break-even live

Break-even rent $669

Max offer price $89,000

Occupancy floor 64%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 W 50th St Unit 2 Chattanooga, TN	1.0	1.0	600	$1,025	$1.71	14d	1	0.64mi
1209 W 50th St Unit 6 Chattanooga, TN	1.0	1.0	524	$895	$1.71	23d	1	0.66mi
5113 Tennessee Ave Unit 58 Chattanooga, TN	1.0	1.0	700	$950	$1.36	23d	1	0.71mi
4521 Balcomb St Chattanooga, TN	1.0	1.0	534	$1,050	$1.97	23d	1	0.89mi
706 W 47th St Chattanooga, TN	2.0	1.0	680	$825	$1.21	23d	1	0.92mi
4113 Dorris St Apt B Chattanooga, TN	2.0	1.0	750	$950	$1.27	23d	1	0.95mi
3605 Dorris St Chattanooga, TN	2.0	1.0	700	$825	$1.18	23d	1	1.32mi
3603 Dorris St Chattanooga, TN	2.0	1.0	700	$825	$1.18	23d	1	1.32mi

Listing history 19 events

1. 2026-06-18
   days on market $89,000 Active 15 DOM
2. 2026-06-17
   days on market $89,000 Active 14 DOM
3. 2026-06-16
   days on market $89,000 Active 13 DOM
4. 2026-06-15
   days on market $89,000 Active 12 DOM
5. 2026-06-14
   days on market $89,000 Active 10 DOM
6. 2026-06-10
   days on market $89,000 Active 7 DOM
7. 2026-06-09
   days on market $89,000 Active 6 DOM
8. 2026-06-08
   days on market $89,000 Active 5 DOM
9. 2026-06-07
   days on market $89,000 Active 4 DOM
10. 2026-06-03
    days on marketlisting id $89,000 Active 1 DOM
11. 2026-06-02
    days on market $89,000 Active 25 DOM
12. 2026-06-01
    days on market $89,000 Active 24 DOM
13. 2026-05-31
    days on market $89,000 Active 23 DOM
14. 2026-05-30
    days on market $89,000 Active 22 DOM
15. 2026-05-08
    listed $89,000 Active
16. 2026-02-27
    historical
17. 2026-01-26
    price $89,625
18. 2025-11-12
    price $99,500
19. 2025-10-14
    listed $89,625

ⓘ 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: $632 · $53/mo
• Expected delta: +$336/yr (+$28/mo · 113.5%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 42% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $13,103
• − Mortgage interest: −$4,985
• − Property taxes: −$296
• − Insurance: −$445
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$2,589
• Taxable income: $2,691
• Est. tax owed @ 24.0%: −$646
• After-tax cash flow: $3,364/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

-0.7% since first listed

5 events — show timeline

• 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.