8326 Middle Rd · Chattanooga, TN 37363

$269,000

3 bd · 1.5 ba · 1,386 sqft · SingleFamily public records · 54 Days on market

Built 1973 0.29 ac lot Est $198k · 36% over

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Why this score? — see what drove the F 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 +15.7/30.0
• 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 +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated home in the heart of Ooltewah, perfectly situated in a family-friendly neighborhood known for its excellent schools and everyday convenience. Offering 3 bedrooms with the flexibility of a potential 4th in the spacious den or playroom, this home provides the versatility today's buyers are looking for. Step inside to find brand-new carpet and a move-in ready interior designed for comfortable living. The layout offers multiple living spaces, ideal for both relaxing and entertaining. The large den/playroom creates the perfect spot for a media room, home office, or guest space. Outside, enjoy a shaded backyard surrounded by mature trees, complete with a large

Key facts

• 0.29 acre lot
• Garage
• Built 1973

Property features AI

Finance

• Other: Lot dimensions approximately 90 x 140

Exterior

• Parking: Garage; Off-street parking; 1 garage space
• Utilities: Public water; Septic tank sewer; Electricity connected; Water connected
• Home design: Single family residence; Residential property
• Construction: Brick and vinyl siding construction; Block foundation; Asphalt roof; Built prior to or in 2026
• Exterior features: Deck; No additional exterior features listed; No fencing

Interior

• Kitchen: Free-Standing Electric Range; Dishwasher
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Basement; Free-Standing Electric Range; Dishwasher

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $117 ($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 $218k (18.8% below list).
• Recommended offer: $218k (18.8% 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: Wolftever Creek Elementary (math 26% / reading 30%, grade F, #482 of 952 statewide, top 51%, 602 students, 0% FRL); Ooltewah Middle School (math 20% / reading 21%, grade F, #194 of 333 statewide, top 59%, 519 students, 0% FRL); Ooltewah High School (math 9% / reading 39%, grade F, #144 of 332 statewide, top 43%, 1,266 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.
• Market conditions: Rents soft (-0.8%/yr); 746 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 54 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $64k; list at $269k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,421 (18.8% below list)

Questions for the listing agent

1. It's been on market 54 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 1973 — 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. 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?
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: 0.81% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $198,198
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8306 Pine Ridge Rd	0.19mi	3/1.5	1,427 (+3%)	3mo	$197,500	$138	83
8927 Quail Run Dr	0.65mi	3/2.0	1,348 (-3%)	8mo	$300,000	$223	56
4133 E Freedom Cir	0.21mi	3/2.0	1,575 (+14%)	12mo	$100,000	$63	56
8312 Pine Ridge Rd	0.19mi	3/2.5	1,568 (+13%)	17mo	$225,000	$143	51
8326 Standifer Gap Rd	0.65mi	3/2.0	1,344 (-3%)	18mo	$232,000	$173	47

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: -16.4%
• Equity multiple: 0.43×
• Total profit: $-42,690
• Equity at exit: $40,109

10-year hold

• IRR: -13.7%
• Equity multiple: 0.30×
• Total profit: $-52,845
• Equity at exit: $23,258

Cash invested: $75,320 (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 37363

• Rents YoY: -0.8%
• Active inventory: 746
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,184 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$86 /mo · $1,035/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $117

Break-even live

Break-even rent $2,037

Max offer price $269,000

Occupancy floor 90%

Sensitivity live

Price	-10% $269	-5% $193	+0% $117	+5% $40	+10% $-36
Rent	-10% $-56	-5% $30	+0% $117	+5% $203	+10% $289
Rate	-1.0pp $252	-0.5pp $185	base $117	+0.5pp $47	+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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4074 W Freedom Cir Ooltewah, TN	4.0	1.5	1648	$2,100	$1.27	15d	1	0.16mi

Listing history 18 events

1. 2026-06-22
   days on market $269,000 Active 54 DOM
2. 2026-06-18
   days on market $269,000 Active 51 DOM
3. 2026-06-17
   days on market $269,000 Active 50 DOM
4. 2026-06-16
   days on market $269,000 Active 49 DOM
5. 2026-06-15
   days on market $269,000 Active 48 DOM
6. 2026-06-14
   days on market $269,000 Active 46 DOM
7. 2026-06-10
   days on market $269,000 Active 43 DOM
8. 2026-06-09
   days on market $269,000 Active 42 DOM
9. 2026-06-08
   days on market $269,000 Active 41 DOM
10. 2026-06-07
    days on market $269,000 Active 40 DOM
11. 2026-06-05
    days on market $269,000 Active 37 DOM
12. 2026-06-03
    days on market $269,000 Active 36 DOM
13. 2026-06-02
    days on market $269,000 Active 35 DOM
14. 2026-06-01
    days on market $269,000 Active 34 DOM
15. 2026-05-31
    days on market $269,000 Active 33 DOM
16. 2026-05-30
    days on market $269,000 Active 32 DOM
17. 2026-04-28
    listed $269,000 Active
18. 1997-12-22
    soldstatus $64,500

ⓘ 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: $1,035 · $86/mo
• Projected year-2 tax: $1,910 · $159/mo
• Expected delta: +$875/yr (+$73/mo · 84.5%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 18 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: $26,211
• − Mortgage interest: −$15,068
• − Property taxes: −$1,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,097
• − Management: −$2,097
• − Depreciation: −$7,825
• Taxable loss: −$3,257
• Est. tax savings @ 24.0%: +$782
• After-tax cash flow: $2,180/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

• County: Hamilton County · 312,777 people
• City population: 131,999
• Metro: Chattanooga, TN-GA
• Population (ZIP): 42,093
• Household income: $97,399
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 884.0

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 White (79%)
• Race & ethnicity: White 79% Black 9% Hispanic / Latino 7% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 4% Italian 2% Romanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 5% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -140.23%
• Current HPI: 247.6005
• Rent YoY: ▼ -0.79%
• 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

+317.1% since first listed

2 events — show timeline

• 2026-04-28 Listed $269,000 GCAR
• 1997-12-22 Sold (Public Records) $64,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,035 · +9.0% YoY. Source: county tax records.