6405 Sea Haven Dr · Chattanooga, TN 37343

$346,500

4 bd · 3.0 ba · 2,390 sqft · SingleFamily public records · 97 Days on market

Built 1979 0.79 ac lot Est $402k · 14% under $43/mo HOA · 2% of rent

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Why this score? — see what drove the D+ 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 +14.7/30.0
• ARV discount +13.7/15.0
• DSCR +4.5/10.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

R-HARBOR MASTER, L-SANDDUNES, R-SEAHAVEN. VERY LARGE LOT RANCH OVER FULL BASEMENT, FORMAL DINING ROOMW/ FRENCH DOORS TO DECK 3BDR, 2FULL BATHS ON MAIN LEVEL. 2 FIREPLS REC ROOM DOWN W/ BDR & BA. LOTS OF HOUSE HERE SQ/FT. FROM TAX RECORDS.

Key facts

• Pickleball courts
• Private dock
• Tennis courts

Tags

• COMMUNITY SWIMMING POOL
• TENNIS COURTS
• PICKLEBALL COURTS
• PRIVATE DOCK
• BOAT RAMP
• LAKE ACCESS

Property features AI

Finance

• Other: Subdivision: Hidden Harbor #10; Directions available
• HOA & community: Homeowners association with annual fee; Association amenities: boat dock, picnic area, pool, tennis courts; Association fee collected annually

Exterior

• Parking: Attached garage facing side; 2-car garage; Basement access to garage
• Utilities: Public water; Septic tank sewer; Electricity connected; Natural gas connected; Cable available; Water connected
• Home design: Single-family residence; One level
• Construction: Wood siding; Shingle roof; Block foundation; Built on one level
• Exterior features: Deck; Dock; Community pool; Community tennis courts

Interior

• Kitchen: Refrigerator; Free-standing electric range; Dishwasher; Water heater
• Flooring: Carpet; Parquet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Cathedral ceilings; Finished full basement; 12 total rooms; Living room fireplace
• Laundry & utility: Laundry room in basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $346k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (19.4% below list).
• Recommended offer: $279k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Mcconnell Elementary (math 46% / reading 40%, grade F, #187 of 952 statewide, top 20%, 457 students, 0% FRL); Loftis Middle School (math 48% / reading 37%, grade D-, #33 of 333 statewide, top 10%, 593 students, 0% FRL); Hixson High School (math 22% / reading 32%, grade F, #104 of 332 statewide, top 33%, 935 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: Rents rising (+2.4%/yr); 466 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,133 units permitted in Hamilton County in 2024 (405 in 5+ unit buildings).
• This rent runs 41% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• It's been on market 97 days — a 9% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y ago; this cycle's ask has dropped $38k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $142k; list at $346k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $279,236 (19.4% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.81% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $401,520
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6416 Sea Haven Dr	0.09mi	3/3.5 (-1)	2,339 (-2%)	2mo	$435,000	$186	83
1938 Rock Bluff Rd	0.44mi	4/3.0	2,520 (+5%)	22mo	$345,000	$137	52
6500 Shallowmar Ln	0.38mi	5/3.0 (+1)	2,550 (+7%)	21mo	$352,775	$138	48
6415 Lake Meadows Dr	0.50mi	4/2.5	2,068 (-14%)	11mo	$390,000	$189	43
6327 Ridge Lake Rd	0.74mi	4/2.5	2,515 (+5%)	18mo	$420,000	$167	40
1745 Hidden Harbor Rd	0.73mi	4/2.5	2,537 (+6%)	24mo	$427,450	$168	34

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 · 2.41% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-52,359
• Equity at exit: $51,664

10-year hold

• IRR: -7.6%
• Equity multiple: 0.53×
• Total profit: $-45,629
• Equity at exit: $29,959

Cash invested: $97,020 (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 37343

• Rents YoY: 2.4%
• Active inventory: 466
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,792 medium
• Mortgage (P&I): −$1,817
• Tax from tax record: −$114 /mo · $1,370/yr
• Insurance: −$144
• HOA: −$43
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $87

Break-even live

Break-even rent $2,682

Max offer price $346,500

Occupancy floor 92%

Sensitivity live

Price	-10% $284	-5% $185	+0% $87	+5% $-11	+10% $-109
Rent	-10% $-133	-5% $-23	+0% $87	+5% $198	+10% $308
Rate	-1.0pp $262	-0.5pp $175	base $87	+0.5pp $-2	+1.0pp $-94

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: $86,625
• Closing costs: $10,395
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6351 Sea Haven Dr Hixson, TN	4.0	2.5	2386	$3,050	$1.28	25d	1	0.13mi
1307 Greenbrook Ln Hixson, TN	3.0	2.0	1848	$1,850	$1.00	25d	1	1.44mi

HOA detail

• Monthly dues: $43 · $516/yr

Listing history 24 events

1. 2026-06-22
   days on market $346,500 Active 97 DOM
2. 2026-06-18
   days on market $346,500 Active 94 DOM
3. 2026-06-17
   days on market $346,500 Active 93 DOM
4. 2026-06-16
   days on market $346,500 Active 92 DOM
5. 2026-06-15
   days on market $346,500 Active 91 DOM
6. 2026-06-14
   days on market $346,500 Active 89 DOM
7. 2026-06-10
   days on market $346,500 Active 86 DOM
8. 2026-06-09
   days on market $346,500 Active 85 DOM
9. 2026-06-08
   days on market $346,500 Active 84 DOM
10. 2026-06-07
    days on market $346,500 Active 83 DOM
11. 2026-06-05
    days on market $346,500 Active 80 DOM
12. 2026-06-03
    days on market $346,500 Active 79 DOM
13. 2026-06-02
    days on market $346,500 Active 78 DOM
14. 2026-06-01
    days on market $346,500 Active 77 DOM
15. 2026-05-31
    days on market $346,500 Active 76 DOM
16. 2026-05-30
    days on market $346,500 Active 75 DOM
17. 2026-05-15
    price $346,500
18. 2026-04-16
    price $365,750
19. 2026-03-15
    listed $385,000 Active
20. 2004-01-12
    soldstatus $142,000
21. 2001-11-27
    soldstatus $129,900 244-char remark

    Show marketing remark (244 chars)

    R-HARBOR MASTER, L-SANDDUNES, R-SEAHAVEN. VERY LARGE LOT RANCH OVER FULL BASEMENT, FORMAL DINING ROOMW/ FRENCH DOORS TO DECK 3BDR, 2FULL BATHS ON MAIN LEVEL. 2 FIREPLS REC ROOM DOWN W/ BDR & BA. LOTS OF HOUSE HERE SQ/FT. FROM TAX RECORDS.

22. 2001-11-27
    soldstatus $129,900

    Show marketing remark (244 chars)

    R-HARBOR MASTER, L-SANDDUNES, R-SEAHAVEN. VERY LARGE LOT RANCH OVER FULL BASEMENT, FORMAL DINING ROOMW/ FRENCH DOORS TO DECK 3BDR, 2FULL BATHS ON MAIN LEVEL. 2 FIREPLS REC ROOM DOWN W/ BDR & BA. LOTS OF HOUSE HERE SQ/FT. FROM TAX RECORDS.

23. 2001-09-23
    listed $129,900 244-char remark

    Show marketing remark (244 chars)

    R-HARBOR MASTER, L-SANDDUNES, R-SEAHAVEN. VERY LARGE LOT RANCH OVER FULL BASEMENT, FORMAL DINING ROOMW/ FRENCH DOORS TO DECK 3BDR, 2FULL BATHS ON MAIN LEVEL. 2 FIREPLS REC ROOM DOWN W/ BDR & BA. LOTS OF HOUSE HERE SQ/FT. FROM TAX RECORDS.

24. 1998-07-07
    listed $127,900

ⓘ 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: $1,370 · $114/mo
• Projected year-2 tax: $2,460 · $205/mo
• Expected delta: +$1,090/yr (+$91/mo · 79.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 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: $33,508
• − Mortgage interest: −$19,409
• − Property taxes: −$1,370
• − Insurance: −$1,732
• − Repairs & maintenance: −$2,681
• − Management: −$2,681
• − HOA: −$516
• − Depreciation: −$10,080
• Taxable loss: −$4,961
• Est. tax savings @ 24.0%: +$1,191
• After-tax cash flow: $2,239/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

• County: Hamilton County · 312,777 people
• City population: 131,999
• Metro: Chattanooga, TN-GA
• Population (ZIP): 45,101
• Household income: $82,227
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 1152.0

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 White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 7% Two or more races 6% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, Vietnam, South Korea
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1% Chinese 1%

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: ▼ -324.61%
• Current HPI: 260.3778
• Rent YoY: ▲ 2.41%
• 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

+170.9% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $346,500 GCAR
• 2026-04-16 Price Changed $365,750 GCAR
• 2026-03-15 Listed $385,000 GCAR
• 2004-01-12 Sold (Public Records) $142,000 Public Records
• 2001-11-27 Sold (Public Records) $129,900 Public Records
• 2001-11-27 Sold (MLS) $129,900 GCAR
• 2001-09-23 Listed $129,900 GCAR
• 1998-07-07 Listed $127,900 RCAOR

Property tax history

+2.4%/yr

Latest (2025): $1,370 · +17.9% YoY. Source: county tax records.