413 Sioux Trl · Chattanooga, TN 37411

$79,900

1 bd · 1.0 ba · 712 sqft · SingleFamily public records · 1 Days on market

Built 1920 3,528 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
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on the side of Missionary Ridge is this cozy 1 bedroom 1 bathroom home - with a little TLC it makes an affordable investment property or home! Approximately 15 years ago, it was gutted down to the studs and plaster was removed and replaced with drywall as well as updates to electrical and plumbing. Roof, gutters, hot water heater and dishwasher are approximately 2 years old. HVAC is approximately 12 years old. House is being sold as is.

Key facts

• Updates to plumbing
• 3,528 sq ft lot
• Built 1920

Tags

• GUTTED DOWN TO THE STUDS
• UPDATES TO ELECTRICAL
• UPDATES TO PLUMBING
• ROOF APPROXIMATELY 2 YEARS OLD

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Single-family residence; One story; Fixer condition
• Construction: Stone foundation; Stone, wood siding and other exterior materials; Asphalt shingle roof; Built with traditional construction materials
• Exterior features: Rain gutters; Gentle sloping lot; City street frontage; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric range and oven; Refrigerator
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air (electric)
• Interior features: Dishwasher; Electric range and oven; Refrigerator; Electric water heater; Crawl space
• Laundry & utility: Laundry closet on the main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 12.1% 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 Ridge Elementary (math 22% / reading 18%, grade F, #644 of 952 statewide, top 68%, 996 students, 0% FRL); Dalewood Middle School (math 7% / reading 7%, grade F, #278 of 333 statewide, top 85%, 258 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 11% at this address vs 31% district-wide (-20 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; 127 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $552 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 + 0.7% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

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: 1.40% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.91%
• DSCR: 1.93
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.42×
• Total profit: $9,373
• Equity at exit: $11,913

10-year hold

• IRR: 18.1%
• Equity multiple: 2.35×
• Total profit: $30,281
• Equity at exit: $6,908

Cash invested: $22,372 (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 37411

• Rents YoY: 0.7%
• Active inventory: 127
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,117 high
• Mortgage (P&I): −$419
• Tax from tax record: −$40 /mo · $478/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $390

Break-even live

Break-even rent $623

Max offer price $79,900

Occupancy floor 60%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3245 Idlewild Dr Unit 2 Chattanooga, TN	1.0	1.0	722	$1,200	$1.66	23d	1	0.20mi
3301 Navajo Dr Unit 5 Chattanooga, TN	1.0	1.0	500	$850	$1.70	23d	1	0.43mi
400 Alice Dr Unit A Chattanooga, TN	1.0	1.0	700	$999	$1.43	13d	1	0.54mi
12 Bellflower Cir Unit 2 Chattanooga, TN	1.0	1.0	565	$985	$1.74	23d	1	0.65mi
102 S Germantown Rd Unit A Chattanooga, TN	2.0	1.5	500	$1,475	$2.95	13d	1	0.68mi
34 Woodlawn Dr Unit 4 Chattanooga, TN	1.0	1.0	650	$1,000	$1.54	23d	1	0.69mi
3309 Pinewood Ter Chattanooga, TN	1.0	1.0	600	$1,093	$1.82	23d	1	0.70mi
3222 Gleason Dr Chattanooga, TN	1.0	1.0	664	$955	$1.44	23d	2	0.70mi
3222 Gleason Dr Chattanooga, TN	1.0–2.0	1.0–2.0	817	$930	$1.14	13d	4	0.70mi
1075 S Watkins St Chattanooga, TN	1.0	1.0	771	$1,300	$1.69	13d	1	0.75mi
3621 Monte Vista Dr Chattanooga, TN	2.0	1.0	725	$1,200	$1.66	23d	1	0.77mi
3634 Monte Vista Dr Unit 3634 Chattanooga, TN	1.0	1.0	728	$995	$1.37	13d	1	0.79mi
2400 15th Ave Unit 336 Chattanooga, TN	1.0	1.0	625	$950	$1.52	23d	1	0.86mi
1703 S Lyerly St Chattanooga, TN	2.0	1.0	700	$1,199	$1.71	13d	1	0.87mi
73 Shallowford Rd Chattanooga, TN	1.0	1.0	541	$1,190	$2.20	13d	1	0.87mi
73 Shallowford Rd Chattanooga, TN	1.0	1.0	541	$1,190	$2.20	23d	1	0.87mi
918 Donaldson Rd Chattanooga, TN	1.0–2.0	1.0	751	$790	$1.05	23d	2	0.97mi
2104 Union Ave Chattanooga, TN	1.0	1.0	408	$950	$2.33	23d	1	0.99mi
2109 Bailey Ave Apt 203 Chattanooga, TN	1.0	1.0	504	$1,000	$1.98	13d	1	1.00mi
2003 Bailey Ave Unit 2009 304 Chattanooga, TN	2.0	1.0	750	$1,500	$2.00	23d	1	1.10mi
2003 Bailey Ave Unit 2003 304 Chattanooga, TN	1.0	1.0	550	$1,150	$2.09	13d	1	1.10mi
2003 Bailey Ave Unit 2003 208 Chattanooga, TN	1.0	1.0	550	$1,150	$2.09	23d	1	1.10mi
2414 Shady Ln Unit B Chattanooga, TN	1.0	1.0	700	$1,500	$2.14	23d	1	1.16mi
2602 14th Ave Unit B Chattanooga, TN	2.0	1.0	700	$1,050	$1.50	23d	1	1.16mi
2609 14th Ave Unit 3 Chattanooga, TN	1.0	1.0	616	$850	$1.38	23d	1	1.17mi
2004 Garfield St Unit 102 Chattanooga, TN	2.0	1.0	700	$1,400	$2.00	23d	1	1.41mi

Listing history 3 events

1. 2026-06-19
   status $79,900 Pending 1 DOM
2. 2026-06-18
   remarks 455-char remark
3. 2026-06-18
   listed $79,900 Active 1 DOM

ⓘ 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: $478 · $40/mo
• Projected year-2 tax: $567 · $47/mo
• Expected delta: +$89/yr (+$7/mo · 18.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $13,398
• − Mortgage interest: −$4,476
• − Property taxes: −$478
• − Insurance: −$400
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$2,324
• Taxable income: $3,577
• Est. tax owed @ 24.0%: −$858
• After-tax cash flow: $3,821/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): 18,997
• Household income: $56,579
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 685.0

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 0.63)
• Race & ethnicity: Black 48% White 37% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6% Arabic 0%

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: ▼ -190.85%
• Current HPI: 240.2557
• Rent YoY: ▲ 0.73%
• 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

+23.1% since first listed

3 events — show timeline

• 2026-06-19 Pending — GCAR
• 2026-06-18 Listed $79,900 GCAR
• 2010-04-05 Listed $64,900 RCAOR

Property tax history

+4.4%/yr

Latest (2025): $478 · +29.1% YoY. Source: county tax records.