4705 Beverly Kay Dr · Chattanooga, TN 37416

$169,000

3 bd · 1.0 ba · 1,002 sqft · SingleFamily public records · 86 Days on market

Built 1959 10,544 sqft lot Est $223k · 24% under

---

Why this score? — see what drove the C- 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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute home in great location and just minutes from the interstate! This home features lots of beautiful hardwood flooring and one-level living. The 3 bedrooms are spacious as well as the bathrooms. you will love the deck and fenced lot. The sellers have priced this home to sell quick.

Key facts

• Large deck
• Close to schools
• Shady back yard

Tags

• NEW ROOF
• COMPLETE EXTERIOR PAINTING
• LARGE DECK
• SHADY BACK YARD
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

Property features AI

Exterior

• Parking: Has carport (1 space); Off-street parking
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Water connected; Sewer connected
• Home design: Single-family residence; Residential property
• Construction: Frame construction with HardiPlank-type siding; Block foundation; Built area approximately 1,002 above-grade
• Exterior features: Private yard; Concrete driveway and off-street parking

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Private yard

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $93 ($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 $139k (17.8% below list).
• Recommended offer: $139k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Harrison Elementary (math 20% / reading 19%, grade F, #654 of 952 statewide, top 72%, 1,013 students, 0% FRL); Brown Middle School (math 14% / reading 15%, grade F, #231 of 333 statewide, top 70%, 344 students, 0% FRL); Central High School (math 8% / reading 32%, grade F, #183 of 332 statewide, top 59%, 749 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 18% at this address vs 31% district-wide (-13 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 soft (-0.2%/yr); 102 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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

• It's been on market 86 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,846 (17.8% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $223,446
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4026 Teakwood Dr	0.47mi	3/2.0	1,120 (+12%)	4mo	$250,000	$223	51

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.46×
• Total profit: $-25,639
• Equity at exit: $25,198

10-year hold

• IRR: -12.5%
• Equity multiple: 0.35×
• Total profit: $-30,783
• Equity at exit: $14,612

Cash invested: $47,320 (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 37416

• Home prices YoY: -30.5%
• Rents YoY: -0.2%
• Active inventory: 102
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$886
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $93

Break-even live

Break-even rent $1,271

Max offer price $169,000

Occupancy floor 88%

Sensitivity live

Price	-10% $188	-5% $140	+0% $93	+5% $45	+10% $-3
Rent	-10% $-17	-5% $38	+0% $93	+5% $147	+10% $202
Rate	-1.0pp $178	-0.5pp $136	base $93	+0.5pp $49	+1.0pp $4

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4025 Oakwood Dr Chattanooga, TN	1.0–3.0	1.0–2.0	997	$1,685	$1.69	15d	14	0.41mi
3982 Arbor Place Ln Chattanooga, TN	2.0	1.0	1070	$1,095	$1.02	25d	1	0.43mi
4041 Arbor Place Ln Chattanooga, TN	2.0	1.0	960	$1,250	$1.30	23d	1	0.49mi
4041 Arbor Place Ln Chattanooga, TN	2.0	1.0	960	$1,250	$1.30	15d	1	0.49mi
4059 Arbor Place Ln Chattanooga, TN	2.0	1.0	908	$1,295	$1.43	23d	1	0.53mi
3907 Kingsbridge Rd Unit 3907 Chattanooga, TN	2.0	1.5	1240	$1,250	$1.01	25d	1	0.65mi
4715 Bonny Oaks Dr Chattanooga, TN	1.0–2.0	1.0–2.0	912	$1,425	$1.56	15d	19	0.80mi
4125 Wilkesview Dr Chattanooga, TN	2.0	1.0	969	$975	$1.01	25d	1	1.10mi
4149 Willard Dr Chattanooga, TN	2.0	1.5	985	$975	$0.99	25d	1	1.12mi
7716 Nautical Way Chattanooga, TN	2.0	1.0	850	$1,350	$1.59	25d	1	1.16mi
7741 Nautical Way Chattanooga, TN	4.0	2.0	1196	$1,900	$1.59	25d	1	1.19mi
7808 Holiday Hills Cir Unit A Chattanooga, TN	2.0	1.5	1040	$1,045	$1.00	15d	1	1.22mi

Listing history 24 events

1. 2026-06-22
   days on market $169,000 Active 86 DOM
2. 2026-06-18
   days on market $169,000 Active 83 DOM
3. 2026-06-17
   days on market $169,000 Active 82 DOM
4. 2026-06-16
   days on market $169,000 Active 81 DOM
5. 2026-06-15
   days on market $169,000 Active 80 DOM
6. 2026-06-14
   days on market $169,000 Active 78 DOM
7. 2026-06-10
   days on market $169,000 Active 75 DOM
8. 2026-06-09
   days on market $169,000 Active 74 DOM
9. 2026-06-08
   days on market $169,000 Active 73 DOM
10. 2026-06-07
    days on market $169,000 Active 72 DOM
11. 2026-06-05
    days on market $169,000 Active 69 DOM
12. 2026-06-03
    days on market $169,000 Active 68 DOM
13. 2026-06-02
    days on market $169,000 Active 67 DOM
14. 2026-06-01
    days on market $169,000 Active 66 DOM
15. 2026-05-31
    days on market $169,000 Active 65 DOM
16. 2026-05-30
    days on market $169,000 Active 64 DOM
17. 2026-05-20
    price $169,000
18. 2026-05-01
    price $184,900
19. 2026-04-17
    price $195,000
20. 2026-03-27
    listed $199,000 Active
21. 2025-07-10
    listed $239,000 Active
22. 2025-04-25
    soldstatus $1,520,000
23. 2018-04-26
    soldstatus $75,000
24. 2014-02-26
    soldstatus $43,000 284-char remark

    Show marketing remark (284 chars)

    Cute home in great location and just minutes from the interstate! This home features lots of beautiful hardwood flooring and one-level living. The 3 bedrooms are spacious as well as the bathrooms. you will love the deck and fenced lot. The sellers have priced this home to sell quick.

ⓘ 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: $572 · $48/mo
• Projected year-2 tax: $1,200 · $100/mo
• Expected delta: +$628/yr (+$52/mo · 109.8%)

ⓘ 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 ≥105°F today · 20 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: $16,662
• − Mortgage interest: −$9,467
• − Property taxes: −$572
• − Insurance: −$845
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$4,916
• Taxable loss: −$1,804
• Est. tax savings @ 24.0%: +$433
• After-tax cash flow: $1,544/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): 13,919
• Household income: $70,705
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 480.0

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 0.59)
• Race & ethnicity: White 47% Black 43% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Hispanic 4% Italian 3% Slovak 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 5% 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: ▼ -112.99%
• Current HPI: 257.5129
• Rent YoY: ▼ -0.22%
• 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

+293.0% since first listed

8 events — show timeline

• 2026-05-20 Price Changed $169,000 GCAR
• 2026-05-01 Price Changed $184,900 GCAR
• 2026-04-17 Price Changed $195,000 GCAR
• 2026-03-27 Listed $199,000 GCAR
• 2025-07-10 Listed $239,000 GCAR
• 2025-04-25 Sold (Public Records) $1,520,000 Public Records
• 2018-04-26 Sold (Public Records) $75,000 Public Records
• 2014-02-26 Sold (MLS) $43,000 GCAR

Property tax history

+1.0%/yr

Latest (2025): $572 · -5.1% YoY. Source: county tax records.