2615 Andrews St · Chattanooga, TN 37406

$139,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 18 Days on market

Built 1960 6,098 sqft lot Est $124k · 13% over

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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 +22.0/30.0
• DSCR +7.0/10.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION INVESTORS or HOMEOWNERS!! Fantastic opportunity in one of Chattanooga's up-and-coming neighborhood's. Located just minutes from downtown shopping and dining. This single level home is move-in-ready! Roof is only a couple years old and HVAC is new. Property is being sold as-is, but is in livable condition. This is a great opportunity to add to your investment portfolio or settle in your new home!

Key facts

• Move-in-ready
• New hvac
• 6,098 sq ft lot

Tags

• UP-AND-COMING NEIGHBORHOOD
• MINUTES FROM DOWNTOWN
• MOVE-IN-READY
• NEW HVAC

Property features AI

Finance

• HOA & community: No community amenities listed

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity connected; Water connected; Sewer connected
• Home design: Single-family residence; One story; Residential house; Property condition: Fixer and updated/remodeled
• Construction: Wood siding exterior; Block foundation; Shingle roof; Built as a house (structure type)
• Exterior features: Level to rolling lot; City street frontage

Interior

• Kitchen: Refrigerator; Free-standing electric range
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Aluminum frame windows; Rain gutters
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/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 $132k (5.6% below list).
• Recommended offer: $132k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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: 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); 130 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 35% 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 $967 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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $140k implies a 233% 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 $132,121 (5.6% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.94% ✗
• Cap rate: 8.21%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $123,552
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2605 Wilder St	0.32mi	2/1.0 (-1)	871 (-7%)	10mo	$115,000	$132	60
3301 Taylor St	0.54mi	2/1.0 (-1)	1,000 (+7%)	4mo	$205,000	$205	56
2104 Sims St	0.72mi	3/2.0	960 (+3%)	4mo	$230,000	$240	55
3201 Curtis St	0.58mi	2/1.0 (-1)	1,026 (+10%)	1mo	$80,000	$78	51
2313 Appling St	0.20mi	2/1.0 (-1)	840 (-10%)	23mo	$98,000	$117	49
2939 Pennsylvania Ave	0.63mi	2/1.0 (-1)	1,072 (+14%)	11mo	$135,000	$126	32

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-5,640
• Equity at exit: $20,860

10-year hold

• IRR: 7.9%
• Equity multiple: 1.65×
• Total profit: $25,494
• Equity at exit: $12,096

Cash invested: $39,172 (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 37406

• Home prices YoY: -23.8%
• Rents YoY: 5.1%
• Active inventory: 130
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,321 high
• Mortgage (P&I): −$734
• Tax from tax record: −$29 /mo · $345/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $223

Break-even live

Break-even rent $1,039

Max offer price $139,900

Occupancy floor 78%

Sensitivity live

Price	-10% $302	-5% $263	+0% $223	+5% $183	+10% $144
Rent	-10% $119	-5% $171	+0% $223	+5% $275	+10% $327
Rate	-1.0pp $294	-0.5pp $259	base $223	+0.5pp $187	+1.0pp $150

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2512 Boone St Chattanooga, TN	3.0	1.0	1060	$1,150	$1.08	15d	1	0.08mi
2405 Harley St Chattanooga, TN	2.0	1.0	700	$1,199	$1.71	15d	1	0.12mi
2603 Dodson Ave Chattanooga, TN	4.0	1.0	1104	$1,250	$1.13	22d	1	0.34mi
2305 Glass St Chattanooga, TN	2.0	1.0	738	$1,050	$1.42	25d	1	0.36mi
2400 Crutchfield St Chattanooga, TN	3.0	1.0	984	$1,200	$1.22	22d	1	0.37mi
2829 New Jersey Ave Chattanooga, TN	3.0	2.0	1120	$1,295	$1.16	15d	1	0.63mi
2215 Allin St Unit A Chattanooga, TN	2.0	1.0	700	$899	$1.28	25d	1	0.64mi
1707 Arlington Ave Unit B Chattanooga, TN	2.0	1.0	760	$1,000	$1.32	25d	1	0.99mi
2113 Ocoee St Unit 2113 Chattanooga, TN	2.0	1.0	780	$950	$1.22	25d	1	1.05mi
1754 Ocoee St Chattanooga, TN	3.0	1.5	1050	$1,250	$1.19	15d	1	1.23mi
1409 Bradt St Chattanooga, TN	3.0	1.0	960	$1,275	$1.33	25d	1	1.25mi
1237 Wheeler Ave Unit B Chattanooga, TN	2.0	1.0	845	$1,125	$1.33	25d	1	1.37mi
1310 Roanoke Ave Chattanooga, TN	2.0	1.0	792	$1,350	$1.70	25d	1	1.38mi
1301 N Orchard Knob Ave Chattanooga, TN	2.0	1.0	864	$1,095	$1.27	25d	1	1.45mi

Listing history 23 events

1. 2026-06-22
   days on market $139,900 Active 18 DOM
2. 2026-06-18
   days on market $139,900 Active 15 DOM
3. 2026-06-17
   days on market $139,900 Active 14 DOM
4. 2026-06-16
   days on market $139,900 Active 13 DOM
5. 2026-06-15
   days on market $139,900 Active 12 DOM
6. 2026-06-14
   pricedays on market $139,900 Active 10 DOM
7. 2026-06-10
   days on market $154,900 Active 7 DOM
8. 2026-06-09
   days on market $154,900 Active 6 DOM
9. 2026-06-08
   days on market $154,900 Active 5 DOM
10. 2026-06-07
    days on market $154,900 Active 4 DOM
11. 2026-06-03
    days on marketlisting id $154,900 Active 1 DOM
12. 2026-06-02
    days on market $154,900 Active 63 DOM
13. 2026-06-01
    days on market $154,900 Active 62 DOM
14. 2026-05-31
    days on market $154,900 Active 61 DOM
15. 2026-05-30
    days on market $154,900 Active 60 DOM
16. 2026-03-31
    listed $154,900 Active 408-char remark

    Show marketing remark (408 chars)

    ATTENTION INVESTORS or HOMEOWNERS!! Fantastic opportunity in one of Chattanooga's up-and-coming neighborhood's. Located just minutes from downtown shopping and dining. This single level home is move-in-ready! Roof is only a couple years old and HVAC is new. Property is being sold as-is, but is in livable condition. This is a great opportunity to add to your investment portfolio or settle in your new home!

17. 2026-03-31
    listed $154,900 Active

    Show marketing remark (408 chars)

    ATTENTION INVESTORS or HOMEOWNERS!! Fantastic opportunity in one of Chattanooga's up-and-coming neighborhood's. Located just minutes from downtown shopping and dining. This single level home is move-in-ready! Roof is only a couple years old and HVAC is new. Property is being sold as-is, but is in livable condition. This is a great opportunity to add to your investment portfolio or settle in your new home!

18. 2006-09-29
    listed $55,000
19. 2005-05-01
    listed $50,000
20. 2001-07-31
    soldstatus $42,000
21. 2001-07-31
    soldstatus $42,000
22. 2000-11-25
    listed $49,500
23. 2000-07-17
    listed $55,000

ⓘ 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: $345 · $29/mo
• Projected year-2 tax: $993 · $83/mo
• Expected delta: +$648/yr (+$54/mo · 188.1%)

ⓘ 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: $15,855
• − Mortgage interest: −$7,837
• − Property taxes: −$345
• − Insurance: −$700
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$4,070
• Taxable income: $367
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $2,589/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

+181.6% since first listed

8 events — show timeline

• 2026-03-31 Listed $154,900 GCAR
• 2026-03-31 Listed $154,900 RCAOR
• 2006-09-29 Listed $55,000 RCAOR
• 2005-05-01 Listed $50,000 RCAOR
• 2001-07-31 Sold (Public Records) $42,000 Public Records
• 2001-07-31 Sold (MLS) $42,000 GCAR
• 2000-11-25 Listed $49,500 GCAR
• 2000-07-17 Listed $55,000 RCAOR

Property tax history

+4.0%/yr

Latest (2025): $345 · +37.6% YoY. Source: county tax records.