1304 Duncan Ave · Chattanooga, TN 37404

$179,900

4 bd · 2.0 ba · 1,975 sqft · SingleFamily public records · 3 Days on market

Built 1920 6,098 sqft lot

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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
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a chance to bring history back to life. Absoultely stunning details are left in this full rehab opportunity. The hardwood framing will make a solid foundation for the rest of this home's life. New 30 year roof has been installed.

Key facts

• 30 year roof
• 6,098 sq ft lot
• Built 1920

Tags

• 30 YEAR ROOF

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water available
• Home design: Single-family residence; Residential property
• Construction: Shingle siding; Raised foundation; Built area above grade: 1,975
• Exterior features: Private yard; Chain link fencing; Fenced yard

Interior

• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Wood window frames; Two fireplaces

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• 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: Orchard Knob Elementary (math 12% / reading 2%, grade F, #863 of 952 statewide, top 92%, 477 students, 0% FRL); 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 (-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: Rents flat; 167 active listings in the ZIP; 26 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).
• At $2,204/mo this rent would consume 47% of the median local household income ($57k/yr) (locally 486% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Hamilton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1920 — 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: 10.76%
• Cash-on-cash: 15.95%
• DSCR: 1.71
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $400,925
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1407 Union Ave	0.18mi	3/2.5 (-1)	1,936 (-2%)	12mo	$367,500	$190	71
1712 Union Ave	0.41mi	3/2.0 (-1)	2,100 (+6%)	3mo	$420,000	$200	62
1804 Vine St	0.46mi	4/2.0	2,100 (+6%)	7mo	$250,000	$119	62
940 Fort Wood St	0.64mi	3/2.0 (-1)	2,004 (+2%)	4mo	$224,000	$112	59
807 Fairview Ave	0.65mi	4/2.5	1,876 (-5%)	13mo	$435,000	$232	48
2111 Kirby Ave	0.75mi	3/2.5 (-1)	2,090 (+6%)	1mo	$425,000	$203	48
1512 Anderson Ave	0.42mi	4/3.5	1,824 (-8%)	18mo	$440,000	$241	46
1714 Bennett Ave	0.58mi	3/2.0 (-1)	1,722 (-13%)	2mo	$428,000	$249	44
1600 Anderson Ave	0.44mi	3/2.5 (-1)	2,262 (+14%)	9mo	$585,000	$259	40
2008 Duncan Ave	0.61mi	3/2.0 (-1)	1,746 (-12%)	12mo	$350,000	$200	37
1708 E 14th St	0.72mi	4/2.0	2,212 (+12%)	13mo	$495,000	$224	36
906 S Highland Park Ave	0.37mi	3/2.5 (-1)	2,254 (+14%)	20mo	$375,000	$166	36

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

Projected returns pro-forma

-3.0% appreciation · 0.03% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.14×
• Total profit: $7,020
• Equity at exit: $26,824

10-year hold

• IRR: 10.5%
• Equity multiple: 1.71×
• Total profit: $35,992
• Equity at exit: $15,554

Cash invested: $50,372 (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 37404

• Home prices YoY: -30.6%
• Rents YoY: 0.0%
• Active inventory: 167
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,204 high
• Mortgage (P&I): −$943
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $669

Break-even live

Break-even rent $1,356

Max offer price $179,900

Occupancy floor 65%

Sensitivity live

Price	-10% $771	-5% $720	+0% $669	+5% $619	+10% $568
Rent	-10% $495	-5% $582	+0% $669	+5% $757	+10% $844
Rate	-1.0pp $760	-0.5pp $715	base $669	+0.5pp $623	+1.0pp $575

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1705 Bailey Ave Chattanooga, TN	3.0	2.0	1632	$1,850	$1.13	24d	1	0.36mi
226 N Hickory St Chattanooga, TN	3.0	2.0	1350	$1,895	$1.40	22d	1	0.43mi
1814 Duncan Ave Chattanooga, TN	3.0	2.0	2056	$2,500	$1.22	22d	1	0.47mi
756 Bespoke Way Chattanooga, TN	3.0	3.0	1510	$4,000	$2.65	14d	1	0.49mi
659 Bespoke WAY Chattanooga, TN	3.0	3.0	1564	$2,750	$1.76	24d	1	0.53mi
1906 Vine St Chattanooga, TN	3.0	2.5	1881	$2,200	$1.17	24d	1	0.56mi
1905 Ivy St Chattanooga, TN	4.0	3.0	1860	$2,495	$1.34	24d	1	0.59mi
2106 Duncan Ave Unit 102 Chattanooga, TN	3.0	2.5	1600	$2,295	$1.43	24d	1	0.70mi
808 E Martin Luther King Blvd Unit 808 Chattanooga, TN	4.0	2.0	2200	$2,675	$1.22	14d	1	0.76mi
2001 Garfield St Chattanooga, TN	4.0	2.0	1413	$1,700	$1.20	24d	1	0.78mi
1652 Mari Cir Chattanooga, TN	3.0	3.0	1700	$2,500	$1.47	24d	1	0.81mi
1800 S Holtzclaw Ave Chattanooga, TN	3.0	3.0	1500	$2,500	$1.67	24d	1	0.92mi
1816 S Holly St Chattanooga, TN	4.0	2.0	1415	$1,700	$1.20	14d	1	0.99mi
2425 Chamberlain Ave Chattanooga, TN	3.0	2.0	1422	$1,795	$1.26	24d	1	1.00mi
1908 Robbins St Chattanooga, TN	3.0	2.0	1783	$1,750	$0.98	14d	1	1.01mi
2420 Vine St Chattanooga, TN	3.0	1.0	1260	$1,800	$1.43	24d	1	1.06mi
630 E 17th St Chattanooga, TN	3.0	2.5	1604	$2,400	$1.50	24d	1	1.11mi
1348 Passenger St Chattanooga, TN	1.0–3.0	1.0–2.0	1073	$2,604	$2.43	14d	18	1.15mi
930 Douglas St Chattanooga, TN	2.0–4.0	2.0–4.0	1094	$1,099	$1.00	14d	44	1.19mi
2239 E 19th St Chattanooga, TN	4.0	2.0	1250	$2,090	$1.67	24d	1	1.28mi
2328 E 18th St Chattanooga, TN	3.0	2.5	1616	$2,095	$1.30	24d	1	1.30mi
2328 E 18th Street Pl Chattanooga, TN	3.0	2.5	1950	$1,995	$1.02	22d	1	1.30mi
2360 E 18th St Chattanooga, TN	3.0	2.5	1544	$2,095	$1.36	24d	1	1.30mi
2380 E 18th Street Pl Chattanooga, TN	3.0	2.5	1950	$1,895	$0.97	22d	1	1.32mi
2303 E 19th St Chattanooga, TN	3.0	2.5	1544	$1,995	$1.29	22d	1	1.34mi
2335 E 19th St Chattanooga, TN	3.0	2.5	1616	$1,995	$1.23	24d	1	1.35mi

Listing history 2 events

1. 2026-05-30
   status $179,900 Pending 3 DOM
2. 2026-05-22
   listed $179,900 Active

ⓘ 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: $638 · $53/mo
• Projected year-2 tax: $1,277 · $106/mo
• Expected delta: +$639/yr (+$53/mo · 100.2%)

ⓘ 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) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 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: $26,446
• − Mortgage interest: −$10,077
• − Property taxes: −$638
• − Insurance: −$900
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − Depreciation: −$5,233
• Taxable income: $5,366
• Est. tax owed @ 24.0%: −$1,288
• After-tax cash flow: $6,746/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): 14,737
• Household income: $56,637
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 486.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 38% White 38% Hispanic / Latino 21% Two or more races 11%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Romanian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 81% English-only · Spanish 18%

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: ▼ -139.43%
• Current HPI: 315.8539
• Rent YoY: ▬ 0.03%
• 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

1 event — show timeline

• 2026-05-22 Listed $179,900 GCAR

Property tax history

+2.6%/yr

Latest (2025): $638 · -11.1% YoY. Source: county tax records.