83 Everglades Blvd · East Ridge, TN 30741

$164,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 103 Days on market

Built 1947 0.27 ac lot $164/sqft · 7% below area Est $178k · 7% under

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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 +18.9/30.0
• ARV discount +10.8/15.0
• DSCR +6.0/10.0
• Rent growth +4.4/5.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED!!! Updated 3 bedroom 1 bath home in convenient location hear East Ridge. Fresh paint. Fenced level backyard. New Flooring. Large storage room. Move in Ready.

Key facts

• Fresh paint
• New flooring
• Convenient location

Tags

• FENCED BACKYARD
• FRESH PAINT
• NEW FLOORING
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/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 $150k (9.1% below list).
• Recommended offer: $150k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.8% in East Ridge — 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 71/100 on livability (#41 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities D+, crime D, schools F.
• Catoosa County (suburban): math 36% / reading 41% proficiency, ranked #49 of 174 in GA (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.4%/yr); 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 848 units permitted in Catoosa County in 2024 (256 in 5+ unit buildings).
• This rent runs 31% of the median local income ($59k/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 $5k of value loss. Plan a longer hold.
• Catoosa County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $165k implies a 560% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $149,828 (9.1% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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 D 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: 0.91% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

• ARV (median comp): $178,044
• List price: $164,900
• Delta: -7.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5422 Clemons Rd	0.68mi	2/1.0 (-1)	1,010 (+0%)	2mo	$185,000	$183	62
193 Biscayne Blvd	0.13mi	3/2.0	1,150 (+14%)	7mo	$220,000	$191	61
1314 Adona Ln	0.53mi	2/1.0 (-1)	1,062 (+5%)	3mo	$165,000	$155	59
402 Idle Place Cir Lot 56	0.66mi	2/2.0 (-1)	1,023 (+2%)	0mo	$300,000	$293	58
6016 Welworth Ave	0.71mi	3/1.5	1,040 (+3%)	4mo	$230,000	$221	56
5603 Clemons Rd	0.51mi	3/1.0	1,142 (+13%)	2mo	$180,000	$158	52
164 Idle Place Cir Lot 80	0.74mi	2/2.0 (-1)	1,023 (+2%)	2mo	$290,000	$283	52
152 Idle Place Cir Lot 82	0.74mi	2/2.0 (-1)	958 (-5%)	1mo	$269,900	$282	48
267 Idle Place Cir	0.66mi	2/2.0 (-1)	1,042 (+3%)	10mo	$319,900	$307	46
172 Idle Place Cir Lot 79	0.74mi	2/2.0 (-1)	1,086 (+8%)	2mo	$325,000	$299	42
211 Idle Place Cir	0.70mi	2/2.0 (-1)	1,090 (+8%)	6mo	$320,000	$294	40
291 Idle Place Cir	0.66mi	2/2.0 (-1)	1,090 (+8%)	10mo	$329,900	$303	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 · 7.44% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-8,976
• Equity at exit: $24,587

10-year hold

• IRR: 8.9%
• Equity multiple: 1.81×
• Total profit: $37,330
• Equity at exit: $14,258

Cash invested: $46,172 (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 30741

• Home prices YoY: -30.7%
• Rents YoY: 7.4%
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$865
• Tax from tax record: −$81 /mo · $966/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $170

Break-even live

Break-even rent $1,284

Max offer price $164,900

Occupancy floor 84%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Biscayne Blvd Rossville, GA	3.0	1.0	1100	$1,399	$1.27	14d	1	0.07mi
105 Biscayne Blvd Rossville, GA	2.0	2.0	1000	$1,650	$1.65	44d	1	0.11mi
1640 Keeble St East Ridge, TN	2.0	1.5	800	$1,095	$1.37	23d	1	0.17mi
1638 Keeble St Unit 1640 Chattanooga, TN	2.0	1.5	800	$1,095	$1.37	23d	1	0.18mi
5700 Roper St Chattanooga, TN	1.0–2.0	1.0–1.5	795	$1,120	$1.41	23d	1	0.20mi
1502 Prater Rd Chattanooga, TN	4.0	1.5	1280	$2,340	$1.83	23d	1	0.45mi
5307 Marion Ave Chattanooga, TN	2.0	1.0	900	$1,150	$1.28	23d	1	1.04mi
1710 Jennings Ln Chattanooga, TN	3.0	2.0	1350	$1,795	$1.33	23d	1	1.10mi
1111 McBrien Rd Chattanooga, TN	4.0	2.0	1300	$1,499	$1.15	14d	1	1.18mi
22 Ann Dr Rossville, GA	2.0	1.0	800	$1,250	$1.56	14d	1	1.25mi
686 Mack Smith Rd Rossville, GA	3.0	2.0	1443	$2,500	$1.73	44d	1	1.27mi
61 Corley Ave Rossville, GA	3.0	2.0	1304	$1,823	$1.40	23d	1	1.37mi
315 Mcbrien Rd Unit 2 Chattanooga, TN	2.0	2.0	1080	$1,850	$1.71	23d	1	1.47mi

Listing history 5 events

1. 2026-05-08
   price $164,900 171-char remark

   Show marketing remark (171 chars)

   PRICE REDUCED!!! Updated 3 bedroom 1 bath home in convenient location hear East Ridge. Fresh paint. Fenced level backyard. New Flooring. Large storage room. Move in Ready.

2. 2026-04-18
   price $169,900 171-char remark

   Show marketing remark (171 chars)

   PRICE REDUCED!!! Updated 3 bedroom 1 bath home in convenient location hear East Ridge. Fresh paint. Fenced level backyard. New Flooring. Large storage room. Move in Ready.

3. 2026-03-06
   price $175,900 171-char remark

   Show marketing remark (171 chars)

   PRICE REDUCED!!! Updated 3 bedroom 1 bath home in convenient location hear East Ridge. Fresh paint. Fenced level backyard. New Flooring. Large storage room. Move in Ready.

4. 2026-02-12
   listed $185,000 Active 171-char remark

   Show marketing remark (171 chars)

   PRICE REDUCED!!! Updated 3 bedroom 1 bath home in convenient location hear East Ridge. Fresh paint. Fenced level backyard. New Flooring. Large storage room. Move in Ready.

5. 1993-10-15
   soldstatus $25,000

ⓘ 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: $966 · $81/mo
• Projected year-2 tax: $1,171 · $98/mo
• Expected delta: +$205/yr (+$17/mo · 21.2%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $17,979
• − Mortgage interest: −$9,237
• − Property taxes: −$966
• − Insurance: −$824
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$4,797
• Taxable loss: −$722
• Est. tax savings @ 24.0%: +$173
• After-tax cash flow: $2,209/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: Catoosa County
• NCES district ID: 1300930
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,913
• Composite: 33.13/100
• National rank: #5558
• State rank: #49 of 174 in GA

Livability — East Ridge

• Score: 71/100
• State rank: #41
• US rank: #6686

Category grades

Amenities D+ Commute F Cost of living A+ Crime D Employment D- Housing A+ Health & safety A User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walker County
• City population: 21,864
• Metro: Chattanooga, TN-GA
• Population (ZIP): 30,041
• Household income: $58,834
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 834.0

Population outlook (Catoosa County) Hauer SSP2

• Today (2025): 70,112 people
• By 2030: 71,621 · +2.2%
• By 2040: 73,595 · +5.0%
• By 2050: 73,921 · +5.4%
• By 2075: 72,135 · +2.9%
• By 2100: 65,979 · -5.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 5% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Iranian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Catoosa

• 2024 margin: Solid R (+55.5) · D 22.0% · R 77.5%
• 2008→2024 swing: -5.7pp toward R · 2008: -49.8pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+56.0 2016: R+60.7 2012: R+52.8 2008: R+49.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.05%
• Current HPI: 267.0047
• Rent YoY: ▲ 7.44%
• 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

+559.6% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $164,900 GCAR
• 2026-04-18 Price Changed $169,900 GCAR
• 2026-03-06 Price Changed $175,900 GCAR
• 2026-02-12 Listed $185,000 GCAR
• 1993-10-15 Sold (Public Records) $25,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $966 · +22.4% YoY. Source: county tax records.