2707 Dodson Ave · Chattanooga, TN 37406

$125,000

3 bd · 2.0 ba · 1,410 sqft · SingleFamily public records · 36 Days on market

Built 1950 10,400 sqft lot Est $243k · 48% under

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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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investor property call for your appointment...

Key facts

• 0.24 acre lot
• Built 1950
• Listed 36 days

Property features AI

Finance

• Other: Lot is level with city-street frontage (approx. dimensions 50 x 208); Asphalt road with public maintenance
• HOA & community: No community features listed

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available; Cable available; Sewer connected; Water connected
• Home design: Single-family residence; One level; Residential property
• Construction: Fiber cement and other exterior materials; Shingle roof; Block foundation; Built on one level
• Exterior features: Covered porch; Porch

Interior

• Kitchen: Eat-in kitchen (appliances: electric water heater listed)
• Bedrooms: Total rooms: 5
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; No cooling
• Interior features: Eat-in kitchen; Aluminum-framed windows; Electric water heater; Fireplace (other type)
• Laundry & utility: Laundry located in the kitchen; Has a crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

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: Hardy Elementary School (math 8% / reading 2%, grade F, #896 of 952 statewide, top 96%, 435 students, 0% FRL); Orchard Knob Middle (math 5% / reading 6%, grade F, #291 of 333 statewide, top 88%, 334 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 6% at this address vs 31% district-wide (-25 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $864 of loan paydown is wiped out by about $4k 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 + 5.1% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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 $10k; list at $125k implies a 1150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.96%
• DSCR: 1.67
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $242,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2600 Dodson Ave	0.10mi	3/2.0	1,255 (-11%)	5mo	$215,600	$172	73
2905 Dodson Ave	0.17mi	3/1.0	1,356 (-4%)	11mo	$165,000	$122	72
2410 Frost St	0.42mi	3/1.5	1,364 (-3%)	1mo	$110,000	$81	72
2912 Taylor St	0.24mi	3/2.0	1,294 (-8%)	8mo	$195,000	$151	68
2308 Elmendorf St	0.42mi	3/2.0	1,288 (-9%)	4mo	$125,000	$97	62
2713 N Orchard Knob Ave	0.25mi	3/2.5	1,242 (-12%)	5mo	$234,000	$188	62
3105 Wood Ave	0.67mi	3/2.0	1,292 (-8%)	1mo	$300,000	$232	54
2709 Glass St	0.44mi	3/1.0	1,235 (-12%)	3mo	$90,000	$73	52
2208 Taylor St	0.40mi	3/2.0	1,230 (-13%)	12mo	$241,800	$197	50
2206 Taylor St	0.40mi	3/2.0	1,230 (-13%)	12mo	$240,000	$195	50
2511 Stuart St	0.40mi	3/1.0	1,242 (-12%)	9mo	$140,000	$113	50
2105 Wisdom St	0.50mi	3/2.5	1,260 (-11%)	11mo	$243,000	$193	48

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: 7.7%
• Equity multiple: 1.31×
• Total profit: $10,744
• Equity at exit: $18,638

10-year hold

• IRR: 18.6%
• Equity multiple: 2.68×
• Total profit: $58,905
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$656
• Tax from tax record: −$33 /mo · $399/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $436

Break-even live

Break-even rent $938

Max offer price $125,000

Occupancy floor 66%

Sensitivity live

Price	-10% $507	-5% $472	+0% $436	+5% $401	+10% $366
Rent	-10% $319	-5% $377	+0% $436	+5% $495	+10% $554
Rate	-1.0pp $499	-0.5pp $468	base $436	+0.5pp $404	+1.0pp $371

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2603 Dodson Ave Chattanooga, TN	4.0	1.0	1104	$1,250	$1.13	22d	1	0.10mi
2512 Boone St Chattanooga, TN	3.0	1.0	1060	$1,150	$1.08	14d	1	0.32mi
2400 Crutchfield St Chattanooga, TN	3.0	1.0	984	$1,200	$1.22	22d	1	0.41mi
3207 Curtis St Chattanooga, TN	3.0	1.0	1128	$1,375	$1.22	24d	1	0.44mi
3118 Noa St Chattanooga, TN	3.0	2.5	1350	$1,599	$1.18	14d	1	0.51mi
2009 Taylor St Chattanooga, TN	3.0	1.5	1800	$1,950	$1.08	24d	1	0.67mi
2829 New Jersey Ave Chattanooga, TN	3.0	2.0	1120	$1,295	$1.16	14d	1	0.91mi
1706 Wheeler Ave Chattanooga, TN	3.0	1.0	1317	$1,625	$1.23	24d	1	1.01mi
1754 Ocoee St Chattanooga, TN	3.0	1.5	1050	$1,250	$1.19	14d	1	1.09mi
1601 Arlington Ave Chattanooga, TN	3.0	1.0	1416	$1,650	$1.17	14d	1	1.10mi
2009 Camden St Chattanooga, TN	3.0	1.5	1148	$1,450	$1.26	24d	1	1.10mi
1409 Bradt St Chattanooga, TN	3.0	1.0	960	$1,275	$1.33	24d	1	1.18mi
2323 Green Forest Dr Chattanooga, TN	2.0	2.5	1404	$1,750	$1.25	14d	1	1.24mi

Listing history 21 events

1. 2026-06-18
   days on market $125,000 Active 36 DOM
2. 2026-06-17
   days on market $125,000 Active 35 DOM
3. 2026-06-16
   days on market $125,000 Active 34 DOM
4. 2026-06-15
   days on market $125,000 Active 33 DOM
5. 2026-06-14
   days on market $125,000 Active 31 DOM
6. 2026-06-10
   days on market $125,000 Active 28 DOM
7. 2026-06-09
   days on market $125,000 Active 27 DOM
8. 2026-06-08
   days on market $125,000 Active 26 DOM
9. 2026-06-07
   days on market $125,000 Active 25 DOM
10. 2026-06-05
    days on market $125,000 Active 22 DOM
11. 2026-06-03
    days on market $125,000 Active 21 DOM
12. 2026-06-02
    days on market $125,000 Active 20 DOM
13. 2026-06-01
    days on market $125,000 Active 19 DOM
14. 2026-05-31
    days on market $125,000 Active 18 DOM
15. 2026-05-30
    days on market $125,000 Active 17 DOM
16. 2026-05-13
    listed $125,000 Active
17. 2012-07-05
    soldstatus $10,000 52-char remark

    Show marketing remark (52 chars)

    Great investor property call for your appointment...

18. 2009-09-10
    soldstatus $75,000
19. 2008-12-11
    listed $34,400
20. 1990-01-09
    soldstatus $18,500
21. 1989-08-17
    soldstatus $33,045

ⓘ 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: $399 · $33/mo
• Projected year-2 tax: $888 · $74/mo
• Expected delta: +$488/yr (+$41/mo · 122.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,882
• − Mortgage interest: −$7,002
• − Property taxes: −$399
• − Insurance: −$625
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$3,636
• Taxable income: $3,358
• Est. tax owed @ 24.0%: −$806
• After-tax cash flow: $4,430/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

+278.3% since first listed

6 events — show timeline

• 2026-05-13 Listed $125,000 GCAR
• 2012-07-05 Sold (MLS) $10,000 GCAR
• 2009-09-10 Sold (Public Records) $75,000 Public Records
• 2008-12-11 Listed $34,400 RCAOR
• 1990-01-09 Sold (Public Records) $18,500 Public Records
• 1989-08-17 Sold (Public Records) $33,045 Public Records

Property tax history

+2.9%/yr

Latest (2025): $399 · +58.0% YoY. Source: county tax records.