2103 Blackford St · Chattanooga, TN 37404

$74,900

3 bd · 1.0 ba · 1,034 sqft · SingleFamily public records · 19 Days on market

Built 1930 3,920 sqft lot Est $141k · 47% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

This charming home offers flexible living with 2 bedrooms plus a potential 3rd bedroom or office space. Situated on a level city lot, the property features several past updates including updated flooring and replacement windows. While the home does need some repairs and finishing touches, it offers great potential for an investor, first-time buyer, or anyone looking to add their personal touch. Convenient city location with plenty of opportunity to make this property your own -- all at an excellent value of just $74,900! (The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments. )

Key facts

• Office space
• Updated flooring
• Replacement windows

Tags

• UPDATED FLOORING
• REPLACEMENT WINDOWS
• POTENTIAL 3RD BEDROOM
• OFFICE SPACE

Property features AI

Finance

• Financial info: $1,329 annual tax (per provided data)

Exterior

• Parking: Detached parking; On-street parking
• Utilities: Public water available; Public sewer; Water service available
• Home design: Single-family residence; Residential property; Three or more levels; Existing structure
• Construction: Vinyl siding
• Exterior features: Level lot; Other lot features; Lot approximately 0.09 acres (approx. 40 x 93)

Interior

• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vinyl flooring; Crawl space or no basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.0% 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); Brainerd High School (math 2% / reading 12%, grade F, #294 of 332 statewide, top 91%, 635 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 7% at this address vs 31% district-wide (-24 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; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago 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: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $73,776 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.03% ✓
• Cap rate: 17.99%
• Cash-on-cash: 41.76%
• DSCR: 2.86
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $140,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2104 Blackford St	0.04mi	2/1.0 (-1)	1,044 (+1%)	15mo	$175,000	$168	79
1903 Raulston St	0.18mi	3/1.0	1,075 (+4%)	15mo	$110,000	$102	73
1815 Carson Ave	0.40mi	3/1.0	1,042 (+1%)	13mo	$46,500	$45	69
2011 Robbins St	0.33mi	3/1.5	1,120 (+8%)	9mo	$196,000	$175	62
1714 Citico Ave	0.35mi	3/2.0	972 (-6%)	11mo	$195,000	$201	61
904 Arlington Ave	0.48mi	2/1.0 (-1)	951 (-8%)	4mo	$32,000	$34	56
2202 Duncan Ave	0.60mi	3/2.0	1,100 (+6%)	2mo	$300,000	$273	56
1710 Portland St	0.62mi	3/1.5	1,026 (-1%)	17mo	$140,000	$136	53
1704 Walker Ave	0.36mi	3/2.0	1,144 (+11%)	13mo	$130,000	$114	50
2013 Walker Ave	0.21mi	4/2.0 (+1)	1,175 (+14%)	14mo	$250,000	$213	47
1108 Wheeler Ave	0.63mi	3/1.0	1,146 (+11%)	8mo	$152,000	$133	46
2011 Cooley St	0.63mi	2/1.0 (-1)	884 (-14%)	15mo	$80,000	$90	29

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: 30.5%
• Equity multiple: 2.23×
• Total profit: $25,732
• Equity at exit: $11,168

10-year hold

• IRR: 36.0%
• Equity multiple: 3.85×
• Total profit: $59,875
• Equity at exit: $6,476

Cash invested: $20,972 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,522 high
• Mortgage (P&I): −$393
• Tax from tax record: −$49 /mo · $585/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $663

Break-even live

Break-even rent $682

Max offer price $74,900

Occupancy floor 51%

Sensitivity live

Price	-10% $706	-5% $685	+0% $663	+5% $642	+10% $621
Rent	-10% $543	-5% $603	+0% $663	+5% $723	+10% $784
Rate	-1.0pp $701	-0.5pp $682	base $663	+0.5pp $644	+1.0pp $624

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2001 Garfield St Chattanooga, TN	4.0	2.0	1413	$1,700	$1.20	24d	1	0.12mi
2004 Garfield St Unit 102 Chattanooga, TN	2.0	1.0	700	$1,400	$2.00	24d	1	0.13mi
521 N Hawthorne St Unit A Chattanooga, TN	2.0	1.0	725	$850	$1.17	24d	1	0.29mi
2305 Citico Ave Unit A Chattanooga, TN	2.0	1.0	748	$1,095	$1.46	14d	1	0.31mi
2105 Rawlings St Chattanooga, TN	3.0	1.0	1064	$1,300	$1.22	14d	1	0.36mi
1800 Carson Ave Chattanooga, TN	2.0	1.0	700	$950	$1.36	14d	1	0.39mi
2011 Milne St Unit b Chattanooga, TN	3.0	1.0	976	$1,345	$1.38	14d	1	0.43mi
226 N Hickory St Chattanooga, TN	3.0	2.0	1350	$1,895	$1.40	21d	1	0.46mi
2111 Oak St Chattanooga, TN	2.0	2.0	1100	$1,595	$1.45	14d	1	0.47mi
2009 McCallie Ave Chattanooga, TN	2.0	2.0	1000	$1,430	$1.43	14d	1	0.52mi
709 N Holly St Chattanooga, TN	3.0	2.0	1092	$1,850	$1.69	14d	1	0.53mi
2420 Vine St Chattanooga, TN	3.0	1.0	1260	$1,800	$1.43	24d	1	0.57mi
1714 Portland St Unit C Chattanooga, TN	2.0	1.0	700	$1,125	$1.61	24d	1	0.59mi
1001 N Hickory St Unit 2 Chattanooga, TN	2.0	1.0	776	$875	$1.13	24d	1	0.63mi
1296 Preston St Chattanooga, TN	2.0	1.0	850	$950	$1.12	24d	1	0.66mi
2709 Citico Ave Chattanooga, TN	2.0–3.0	1.0	1038	$1,400	$1.35	24d	1	0.70mi
2003 Bailey Ave Unit 2009 304 Chattanooga, TN	2.0	1.0	750	$1,500	$2.00	24d	1	0.71mi
2425 Chamberlain Ave Chattanooga, TN	3.0	2.0	1422	$1,795	$1.26	24d	1	0.73mi
1237 Wheeler Ave Unit B Chattanooga, TN	2.0	1.0	845	$1,125	$1.33	24d	1	0.73mi
1301 N Orchard Knob Ave Chattanooga, TN	2.0	1.0	864	$1,095	$1.27	24d	1	0.76mi
1310 Roanoke Ave Chattanooga, TN	2.0	1.0	792	$1,350	$1.70	24d	1	0.78mi
1226 Sholar Ave Chattanooga, TN	2.0	1.0	799	$1,099	$1.38	14d	1	0.78mi
1228 Sholar Ave Chattanooga, TN	2.0	1.0	799	$1,199	$1.50	24d	1	0.79mi
508 S Highland Park Ave Unit 104 Chattanooga, TN	2.0	1.0	750	$1,050	$1.40	24d	1	0.87mi
1409 Bradt St Chattanooga, TN	3.0	1.0	960	$1,275	$1.33	24d	1	0.90mi
2009 Camden St Chattanooga, TN	3.0	1.5	1148	$1,450	$1.26	24d	1	0.98mi
1601 Arlington Ave Chattanooga, TN	3.0	1.0	1416	$1,650	$1.17	14d	1	0.99mi
2113 Ocoee St Unit 2113 Chattanooga, TN	2.0	1.0	780	$950	$1.22	24d	1	1.07mi
210 Buena Vista Dr Unit 4 Chattanooga, TN	2.0	1.5	1500	$1,495	$1.00	24d	1	1.08mi
1754 Ocoee St Chattanooga, TN	3.0	1.5	1050	$1,250	$1.19	14d	1	1.10mi
1707 Arlington Ave Unit B Chattanooga, TN	2.0	1.0	760	$1,000	$1.32	24d	1	1.10mi
1706 Wheeler Ave Chattanooga, TN	3.0	1.0	1317	$1,625	$1.23	24d	1	1.11mi
950 Riverside Dr Chattanooga, TN	2.0	1.0–2.0	908	$2,309	$2.54	14d	22	1.12mi
111 N Seminole Dr Chattanooga, TN	4.0	2.0	1500	$2,200	$1.47	24d	1	1.16mi
3301 Pinewood Ave Chattanooga, TN	2.0	1.0	900	$1,094	$1.22	24d	3	1.17mi
1812 E 13th St Unit B Chattanooga, TN	2.0	1.0	800	$1,065	$1.33	24d	1	1.19mi
1322 District Ln Chattanooga, TN	2.0	1.0–2.0	913	$2,324	$2.55	14d	25	1.22mi
949 Fortwood St Chattanooga, TN	1.0–2.0	1.0	700	$1,700	$2.43	14d	7	1.24mi
513 Central Ave Chattanooga, TN	3.0	2.0	1000	$1,800	$1.80	24d	1	1.24mi
2318 E Main St Chattanooga, TN	2.0	2.0	1000	$1,515	$1.51	14d	1	1.32mi

Listing history 20 events

1. 2026-06-02
   status $74,900 Pending 19 DOM
2. 2026-06-01
   days on market $74,900 Active 19 DOM
3. 2026-05-31
   days on market $74,900 Active 18 DOM
4. 2026-05-30
   days on market $74,900 Active 17 DOM
5. 2026-05-13
   listed $74,900 Active

   Show marketing remark (665 chars)

   This charming home offers flexible living with 2 bedrooms plus a potential 3rd bedroom or office space. Situated on a level city lot, the property features several past updates including updated flooring and replacement windows. While the home does need some repairs and finishing touches, it offers great potential for an investor, first-time buyer, or anyone looking to add their personal touch. Convenient city location with plenty of opportunity to make this property your own -- all at an excellent value of just $74,900! (The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments. )

6. 2026-05-13
   listed $74,900 Active 665-char remark

   Show marketing remark (665 chars)

   This charming home offers flexible living with 2 bedrooms plus a potential 3rd bedroom or office space. Situated on a level city lot, the property features several past updates including updated flooring and replacement windows. While the home does need some repairs and finishing touches, it offers great potential for an investor, first-time buyer, or anyone looking to add their personal touch. Convenient city location with plenty of opportunity to make this property your own -- all at an excellent value of just $74,900! (The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments. )

7. 2026-02-25
   price $74,900
8. 2026-02-05
   price $85,000
9. 2026-01-07
   price $100,000
10. 2024-07-01
    soldstatus $145,000
11. 2024-06-28
    historical Contingent
12. 2024-06-28
    soldstatus $145,000 Closed
13. 2024-06-28
    soldstatus $145,000
14. 2024-06-14
    status Active
15. 2024-04-02
    status Pending
16. 2024-03-25
    status Active
17. 2024-02-13
    historical Contingent
18. 2023-10-31
    listed $140,000 Active
19. 2019-05-14
    soldstatus $55,000
20. 2007-10-01
    soldstatus $15,900

ⓘ 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: $585 · $49/mo
• Projected year-2 tax: $585 · $49/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 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: $18,266
• − Mortgage interest: −$4,196
• − Property taxes: −$585
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$2,179
• Taxable income: $7,213
• Est. tax owed @ 24.0%: −$1,731
• After-tax cash flow: $6,229/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

+371.1% since first listed

16 events — show timeline

• 2026-05-13 Listed $74,900 REALTRACS as Distributed by MLS Grid
• 2026-05-13 Listed $74,900 GCAR
• 2026-02-25 Price Changed $74,900 GCAR
• 2026-02-05 Price Changed $85,000 GCAR
• 2026-01-07 Price Changed $100,000 GCAR
• 2024-07-01 Sold (Public Records) $145,000 Public Records
• 2024-06-28 Contingent — GCAR
• 2024-06-28 Sold (MLS) $145,000 REALTRACS as Distributed by MLS Grid
• 2024-06-28 Sold (MLS) $145,000 GCAR
• 2024-06-14 Relisted — GCAR
• 2024-04-02 Pending — GCAR
• 2024-03-25 Relisted — GCAR
• 2024-02-13 Contingent — GCAR
• 2023-10-31 Listed $140,000 GCAR
• 2019-05-14 Sold (Public Records) $55,000 Public Records
• 2007-10-01 Sold (Public Records) $15,900 Public Records

Property tax history

+10.9%/yr

Latest (2025): $585 · +85.7% YoY. Source: county tax records.