5504 Kenyon Rd · Chattanooga, TN 37416

$189,000

3 bd · 1.5 ba · 1,224 sqft · SingleFamily public records · 90 Days on market

Built 1968 0.26 ac lot Est $240k · 21% 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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• 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

Convenient location, close to VW and the Hamilton Place area awaits you in this 3 bedroom, 1.5 bath home! The kitchen is large enough for dining and having your morning coffee! Single, attached carport is an added convenience. This is a Fannie Mae HomePath property.

Key facts

• 0.26 acre lot
• Built 1968
• Listed 90 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected; Cable available
• Home design: Single-family residence; Residential property
• Construction: Aluminum siding; Vinyl siding; Frame construction; Block foundation
• Exterior features: No notable exterior features listed; Lot dimensions approximately 85 x 135

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $75 ($897/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 $152k (19.4% below list).
• Recommended offer: $152k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 11 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 $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 90 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,371 (19.4% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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. 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: 0.81% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $239,904
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5502 Kenyon Rd	0.02mi	3/1.5	1,200 (-2%)	16mo	$250,000	$208	82
5506 Kenyon Rd	0.02mi	3/1.5	1,150 (-6%)	20mo	$226,000	$197	73
5504 Upshaw Lt 5 Dr	0.08mi	3/1.5	1,103 (-10%)	14mo	$205,000	$186	68
7708 Nautical Way	0.55mi	3/2.0	1,188 (-3%)	23mo	$185,000	$156	49
4728 Jersey Pike	0.68mi	3/2.0	1,231 (+1%)	23mo	$270,000	$219	46
4550 Tricia Dr	0.56mi	3/2.0	1,337 (+9%)	18mo	$249,900	$187	41
4722 Mink Pl	0.61mi	4/1.5 (+1)	1,320 (+8%)	20mo	$258,900	$196	37

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: -16.6%
• Equity multiple: 0.43×
• Total profit: $-30,418
• Equity at exit: $28,181

10-year hold

• IRR: -14.1%
• Equity multiple: 0.28×
• Total profit: $-37,964
• Equity at exit: $16,341

Cash invested: $52,920 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,524 high
• Mortgage (P&I): −$991
• Tax from tax record: −$59 /mo · $709/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $75

Break-even live

Break-even rent $1,429

Max offer price $189,000

Occupancy floor 90%

Sensitivity live

Price	-10% $182	-5% $128	+0% $75	+5% $21	+10% $-32
Rent	-10% $-46	-5% $15	+0% $75	+5% $135	+10% $195
Rate	-1.0pp $170	-0.5pp $123	base $75	+0.5pp $26	+1.0pp $-24

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7741 Nautical Way Chattanooga, TN	4.0	2.0	1196	$1,900	$1.59	25d	1	0.36mi
7716 Nautical Way Chattanooga, TN	2.0	1.0	850	$1,350	$1.59	25d	1	0.45mi
7808 Holiday Hills Cir Unit A Chattanooga, TN	2.0	1.5	1040	$1,045	$1.00	15d	1	0.50mi
3982 Arbor Place Ln Chattanooga, TN	2.0	1.0	1070	$1,095	$1.02	25d	1	1.03mi
4041 Arbor Place Ln Chattanooga, TN	2.0	1.0	960	$1,250	$1.30	23d	1	1.05mi
4041 Arbor Place Ln Chattanooga, TN	2.0	1.0	960	$1,250	$1.30	15d	1	1.05mi
4059 Arbor Place Ln Chattanooga, TN	2.0	1.0	908	$1,295	$1.43	23d	1	1.07mi
4025 Oakwood Dr Chattanooga, TN	1.0–3.0	1.0–2.0	997	$1,685	$1.69	15d	14	1.18mi
7490 Austin Dr Unit 7492 Chattanooga, TN	2.0	1.0	936	$1,395	$1.49	25d	1	1.27mi
3907 Kingsbridge Rd Unit 3907 Chattanooga, TN	2.0	1.5	1240	$1,250	$1.01	25d	1	1.37mi
9205 Aft Ln Chattanooga, TN	2.0–3.0	2.0–2.5	1282	$2,385	$1.86	15d	1	1.46mi

Listing history 27 events

1. 2026-06-22
   days on market $189,000 Active 90 DOM
2. 2026-06-18
   days on market $189,000 Active 87 DOM
3. 2026-06-17
   days on market $189,000 Active 86 DOM
4. 2026-06-16
   days on market $189,000 Active 85 DOM
5. 2026-06-15
   days on market $189,000 Active 84 DOM
6. 2026-06-14
   days on market $189,000 Active 82 DOM
7. 2026-06-10
   days on market $189,000 Active 79 DOM
8. 2026-06-09
   days on market $189,000 Active 78 DOM
9. 2026-06-08
   days on market $189,000 Active 77 DOM
10. 2026-06-07
    days on market $189,000 Active 76 DOM
11. 2026-06-05
    days on market $189,000 Active 73 DOM
12. 2026-06-03
    days on market $189,000 Active 72 DOM
13. 2026-06-02
    days on market $189,000 Active 71 DOM
14. 2026-06-01
    days on market $189,000 Active 70 DOM
15. 2026-05-31
    days on market $189,000 Active 69 DOM
16. 2026-05-30
    days on market $189,000 Active 68 DOM
17. 2026-05-20
    price $189,000
18. 2026-05-01
    price $199,900
19. 2026-04-16
    price $209,900
20. 2026-03-23
    listed $215,900 Active
21. 2025-10-02
    price $215,900
22. 2025-08-21
    price $235,900
23. 2025-07-28
    price $236,000
24. 2025-04-25
    soldstatus $1,520,000
25. 2018-04-26
    soldstatus $82,000
26. 2014-02-05
    soldstatus $31,100 266-char remark

    Show marketing remark (266 chars)

    Convenient location, close to VW and the Hamilton Place area awaits you in this 3 bedroom, 1.5 bath home! The kitchen is large enough for dining and having your morning coffee! Single, attached carport is an added convenience. This is a Fannie Mae HomePath property.

27. 2003-03-07
    soldstatus $54,900

ⓘ 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: $709 · $59/mo
• Projected year-2 tax: $1,342 · $112/mo
• Expected delta: +$633/yr (+$53/mo · 89.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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: $18,285
• − Mortgage interest: −$10,587
• − Property taxes: −$709
• − Insurance: −$945
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$5,498
• Taxable loss: −$2,380
• Est. tax savings @ 24.0%: +$571
• After-tax cash flow: $1,468/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

+244.3% since first listed

11 events — show timeline

• 2026-05-20 Price Changed $189,000 GCAR
• 2026-05-01 Price Changed $199,900 GCAR
• 2026-04-16 Price Changed $209,900 GCAR
• 2026-03-23 Listed $215,900 GCAR
• 2025-10-02 Price Changed $215,900 GCAR
• 2025-08-21 Price Changed $235,900 GCAR
• 2025-07-28 Price Changed $236,000 GCAR
• 2025-04-25 Sold (Public Records) $1,520,000 Public Records
• 2018-04-26 Sold (Public Records) $82,000 Public Records
• 2014-02-05 Sold (MLS) $31,100 GCAR
• 2003-03-07 Sold (Public Records) $54,900 Public Records

Property tax history

+3.3%/yr

Latest (2025): $709 · -2.0% YoY. Source: county tax records.