8957 Dayton Pike Unit B

Soddy-Daisy, TN 37379

$107,400C+

2 bd · 1.0 ba · 1,185 sqft · Built 1980 · SingleFamily · Pending · 137 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,400/mo
• Mortgage (P&I): −$563
• Tax + insurance: −$179
• HOA: −$0
• Vac / Maint / Mgmt: −$294
• Net cashflow: $364/mo
• Annual: $4,365/yr
• Cap rate: 10.36%
• Cash-on-cash: 14.51%
• DSCR: 1.65
• 1% rule: 1.30%
• Cash to close: $30,072

Investor read

• This is a 2-bed/1.0-bath single-family listed at $107k. Condition is rated poor.
• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).
• It's been on market 137 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $743 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Daisy Elementary (math 52% / reading 32%, grade F, #191 of 952 statewide, top 22%, 381 students, 0% FRL); Soddy Daisy Middle School (math 34% / reading 26%, grade F, #98 of 333 statewide, top 32%, 465 students, 0% FRL); Soddy Daisy High School (math 12% / reading 52%, grade F, #56 of 332 statewide, top 20%, 1,085 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: 341 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,133 units permitted in Hamilton County in 2024 (405 in 5+ unit buildings).
• 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 + 3.0% rent growth), your $30k cash investment doubles in ~9 years — after that, you're playing with house money.
• Climate carrying-cost: extreme-heat days projected 9→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
• Cap rate 10.4% vs local median 2.0% in Soddy-Daisy — 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.

Questions for listing agent

• It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Major: roof — Shingles are visibly damaged
• Major: exterior siding — Siding is peeling and damaged
• Major: flooring — Hardwood floors are worn and damaged
• Major: interior walls — Paint is peeling and walls show signs of wear
• Major: bathroom fixtures — Fixtures appear old and worn
• Major: kitchen cabinets — Cabinets and countertops show signs of wear