4014 Meadow Ln · Chattanooga, TN 37406

$185,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 98 Days on market

Built 2000 0.29 ac lot Est $209k · 12% under

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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 +12.8/30.0
• ARV discount +12.7/15.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Rent growth +3.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Want to add to your rental portfolio with a long-term tenant already in place through 2026? This home has it! 3 bedroom 1 bath home centrally located to anything in Chattanooga.

Key facts

• 0.29 acre lot
• Built 2000
• Listed 98 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built with other/unspecified materials
• Exterior features: Rain gutters; Outbuilding

Interior

• Kitchen: Refrigerator; Electric range; Dishwasher
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Open floor plan; Walk-in closet(s); Insulated windows
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-15 ($-186/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (26.0% below list).
• Recommended offer: $137k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Harrison Elementary (math 20% / reading 19%, grade F, #654 of 952 statewide, top 72%, 1,013 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 rising fast (+5.1%/yr); 127 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,133 units permitted in Hamilton County in 2024 (405 in 5+ unit buildings).
• This rent runs 37% of the median local income ($45k/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 $1k of loan paydown is wiped out by about $6k 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 98 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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.
• Current owner paid $62k; list at $185k implies a 200% 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 $136,863 (26.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $209,280
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2756 Harrison Pike	0.21mi	3/1.5	948 (-1%)	5mo	$216,000	$228	82
3924 Meadow Lane Ln	0.05mi	2/2.0 (-1)	967 (+1%)	11mo	$235,000	$243	78
2737 Harrison Pike	0.20mi	3/1.0	884 (-8%)	8mo	$60,000	$68	71
2735 Addison Rd	0.20mi	3/1.0	1,048 (+9%)	12mo	$197,500	$188	65
3517 Taylor St	0.70mi	2/2.0 (-1)	960 (0%)	24mo	$209,000	$218	39

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 · 5.13% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.46×
• Total profit: $-28,059
• Equity at exit: $27,584

10-year hold

• IRR: -3.6%
• Equity multiple: 0.74×
• Total profit: $-13,233
• Equity at exit: $15,995

Cash invested: $51,800 (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 37406

• Home prices YoY: -23.8%
• Rents YoY: 5.1%
• Active inventory: 127
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,369 high
• Mortgage (P&I): −$970
• Tax from tax record: −$49 /mo · $593/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-15

Break-even live

Break-even rent $1,388

Max offer price $182,266

Occupancy floor 96%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2215 Allin St Unit A Chattanooga, TN	2.0	1.0	700	$899	$1.28	23d	1	0.82mi
4116 Maple Terrace Ln Unit B Chattanooga, TN	2.0	1.5	1080	$1,050	$0.97	13d	1	0.97mi
4120 Maple Terrace Ln Chattanooga, TN	2.0	1.5	1080	$1,050	$0.97	23d	1	0.98mi
2829 New Jersey Ave Chattanooga, TN	3.0	2.0	1120	$1,295	$1.16	13d	1	1.01mi
2512 Boone St Chattanooga, TN	3.0	1.0	1060	$1,150	$1.08	13d	1	1.22mi
2405 Harley St Chattanooga, TN	2.0	1.0	700	$1,199	$1.71	13d	1	1.39mi
2603 Dodson Ave Chattanooga, TN	4.0	1.0	1104	$1,250	$1.13	21d	1	1.46mi

Listing history 21 events

1. 2026-06-18
   days on market $185,000 Active 98 DOM
2. 2026-06-17
   days on market $185,000 Active 97 DOM
3. 2026-06-16
   days on market $185,000 Active 96 DOM
4. 2026-06-15
   days on market $185,000 Active 95 DOM
5. 2026-06-14
   days on market $185,000 Active 93 DOM
6. 2026-06-10
   days on market $185,000 Active 90 DOM
7. 2026-06-09
   days on market $185,000 Active 89 DOM
8. 2026-06-08
   days on market $185,000 Active 88 DOM
9. 2026-06-07
   days on market $185,000 Active 87 DOM
10. 2026-06-05
    days on market $185,000 Active 84 DOM
11. 2026-06-03
    days on market $185,000 Active 83 DOM
12. 2026-06-02
    days on market $185,000 Active 82 DOM
13. 2026-06-01
    days on market $185,000 Active 81 DOM
14. 2026-05-31
    days on market $185,000 Active 80 DOM
15. 2026-05-30
    days on market $185,000 Active 79 DOM
16. 2026-03-12
    listed $185,000 Active
17. 2006-08-12
    listed $77,900
18. 2004-08-04
    listed $72,500
19. 2000-12-29
    soldstatus $61,697
20. 2000-12-29
    listed $61,697
21. 2000-12-29
    soldstatus $61,697

ⓘ 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: $593 · $49/mo
• Projected year-2 tax: $1,314 · $109/mo
• Expected delta: +$720/yr (+$60/mo · 121.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $16,424
• − Mortgage interest: −$10,363
• − Property taxes: −$593
• − Insurance: −$925
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$5,382
• Taxable loss: −$3,467
• Est. tax savings @ 24.0%: +$832
• After-tax cash flow: $646/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): 13,364
• Household income: $44,850
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 759.0

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 Black (70%)
• Race & ethnicity: Black 70% White 21% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 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: ▼ -63.73%
• Current HPI: 203.5858
• Rent YoY: ▲ 5.13%
• 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

+199.9% since first listed

6 events — show timeline

• 2026-03-12 Listed $185,000 GCAR
• 2006-08-12 Listed $77,900 RCAOR
• 2004-08-04 Listed $72,500 RCAOR
• 2000-12-29 Sold (Public Records) $61,697 Public Records
• 2000-12-29 Listed $61,697 GCAR
• 2000-12-29 Sold (MLS) $61,697 GCAR

Property tax history

+2.2%/yr

Latest (2025): $593 · +27.2% YoY. Source: county tax records.