2203 Duncan Ave · Chattanooga, TN 37404

$160,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 5 Days on market

Built 1930 6,708 sqft lot Est $259k · 38% 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors, and those who are looking and willing to take a fixer upper and turn it into their home at an affordable price. If you're looking to add to your portfolio and bring this jewel up to the rest of its counterparts in the 400K and above range don't pass this one by. Bring this one up to modern standards and you're in the sought-after Highland Park area, let your imagination run wild with the possibilities it holds and bring an offer that can be considered. This property is being sold AS IS. Sellers will not pay or fix anything. Vacant - Go show

Key facts

• 6,708 sq ft lot
• Built 1930
• Listed 5 days

Property features AI

Exterior

• Parking: Driveway parking; On-street parking
• Utilities: Public water; Public sewer; Cable available; Water connected
• Home design: Single-family residence; Residential property
• Construction: Wood siding construction
• Exterior features: No notable exterior features listed; Has a view; Accessible bedroom, hallway(s), and kitchen

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s) for cooling
• Interior features: Fireplace; 7 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $224 ($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 $147k (7.9% below list).
• Recommended offer: $147k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: Orchard Knob Elementary (math 12% / reading 2%, grade F, #863 of 952 statewide, top 92%, 477 students, 0% FRL); Orchard Knob Middle (math 5% / reading 6%, grade F, #291 of 333 statewide, top 88%, 334 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 flat; 167 active listings in the ZIP; 40 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).
• This rent runs 31% of the median local income ($57k/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.
• Hamilton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $160k implies a 941% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $147,327 (7.9% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $259,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2202 Duncan Ave	0.03mi	3/2.0 (+1)	1,100 (-8%)	2mo	$300,000	$273	74
1000 S Beech St	0.46mi	2/2.0	1,187 (-1%)	5mo	$275,000	$232	68
1609 Oak St St	0.53mi	3/1.0 (+1)	1,204 (+0%)	15mo	$122,850	$102	57
2308 Union Ave	0.23mi	2/1.0	1,334 (+11%)	16mo	$318,700	$239	57
2518 Bailey Ave	0.36mi	2/2.0	1,300 (+8%)	12mo	$339,500	$261	55
604 Dodson Ave	0.65mi	3/1.0 (+1)	1,240 (+3%)	6mo	$149,000	$120	54
2211 E 12th St	0.48mi	3/2.0 (+1)	1,071 (-11%)	4mo	$245,000	$229	48
2104 Blackford St	0.54mi	2/1.0	1,044 (-13%)	15mo	$175,000	$168	41
219 N Hickory St	0.55mi	3/2.0 (+1)	1,344 (+12%)	9mo	$290,000	$216	38
1612 Vance Ave	0.60mi	3/1.0 (+1)	1,350 (+12%)	14mo	$189,000	$140	34
1005 S Hickory St	0.64mi	3/2.0 (+1)	1,084 (-10%)	15mo	$220,000	$203	33
1903 Raulston St	0.71mi	3/1.0 (+1)	1,075 (-10%)	14mo	$110,000	$102	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 · 0.03% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.64×
• Total profit: $-16,044
• Equity at exit: $23,857

10-year hold

• IRR: -4.8%
• Equity multiple: 0.72×
• Total profit: $-12,493
• Equity at exit: $13,834

Cash invested: $44,800 (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 37404

• Home prices YoY: -30.6%
• Rents YoY: 0.0%
• Active inventory: 167
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$839
• Tax from tax record: −$35 /mo · $415/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $224

Break-even live

Break-even rent $1,190

Max offer price $160,000

Occupancy floor 80%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2111 Oak St Chattanooga, TN	2.0	2.0	1100	$1,595	$1.45	13d	1	0.18mi
2425 Chamberlain Ave Chattanooga, TN	3.0	2.0	1422	$1,795	$1.26	23d	1	0.19mi
2009 McCallie Ave Chattanooga, TN	2.0	2.0	1000	$1,430	$1.43	13d	1	0.21mi
2003 Bailey Ave Unit 2009 304 Chattanooga, TN	2.0	1.0	750	$1,500	$2.00	23d	1	0.24mi
2420 Vine St Chattanooga, TN	3.0	1.0	1260	$1,800	$1.43	23d	1	0.29mi
2108 Vance Ave Chattanooga, TN	1.0	1.0	800	$1,000	$1.25	23d	1	0.33mi
1075 S Watkins St Chattanooga, TN	1.0	1.0	771	$1,300	$1.69	13d	1	0.39mi
2004 Garfield St Unit 102 Chattanooga, TN	2.0	1.0	700	$1,400	$2.00	23d	1	0.54mi
2414 Shady Ln Unit B Chattanooga, TN	1.0	1.0	700	$1,500	$2.14	23d	1	0.56mi
226 N Hickory St Chattanooga, TN	3.0	2.0	1350	$1,895	$1.40	21d	1	0.57mi
508 S Highland Park Ave Unit 104 Chattanooga, TN	2.0	1.0	750	$1,050	$1.40	23d	1	0.66mi
1812 E 13th St Unit B Chattanooga, TN	2.0	1.0	800	$1,065	$1.33	23d	1	0.66mi
417 N Hawthorne St Unit 419 Chattanooga, TN	1.0	1.0	700	$950	$1.36	21d	1	0.67mi
2318 E Main St Chattanooga, TN	2.0	2.0	1000	$1,515	$1.51	13d	1	0.69mi
521 N Hawthorne St Unit A Chattanooga, TN	2.0	1.0	725	$850	$1.17	23d	1	0.71mi
1703 S Lyerly St Chattanooga, TN	2.0	1.0	700	$1,199	$1.71	13d	1	0.82mi
1809 Cotton Way Chattanooga, TN	2.0	2.5	1412	$2,295	$1.63	23d	1	0.83mi
2305 Citico Ave Unit A Chattanooga, TN	2.0	1.0	748	$1,095	$1.46	13d	1	0.84mi
2341 E 18th St Chattanooga, TN	2.0	2.5	1316	$1,725	$1.31	23d	1	0.90mi
2347 E 18th St Chattanooga, TN	2.0	2.5	1340	$1,695	$1.26	23d	1	0.90mi
210 Buena Vista Dr Unit 4 Chattanooga, TN	2.0	1.5	1500	$1,495	$1.00	23d	1	0.91mi
2322 E 18th Street Pl Chattanooga, TN	2.0	2.5	1340	$1,595	$1.19	21d	1	0.92mi
2105 Rawlings St Chattanooga, TN	3.0	1.0	1064	$1,300	$1.22	13d	1	0.98mi
1800 Carson Ave Chattanooga, TN	2.0	1.0	700	$950	$1.36	13d	1	1.00mi
709 N Holly St Chattanooga, TN	3.0	2.0	1092	$1,850	$1.69	13d	1	1.00mi
3301 Pinewood Ave Chattanooga, TN	2.0	1.0	900	$1,094	$1.22	23d	3	1.01mi
1818 Dodds Ave Chattanooga, TN	2.0	1.0	1036	$1,099	$1.06	13d	1	1.03mi
2001 S Lyerly St Chattanooga, TN	2.0–3.0	2.0	1080	$1,200	$1.11	13d	6	1.04mi
2709 Citico Ave Chattanooga, TN	2.0–3.0	1.0	1038	$1,225	$1.18	23d	1	1.05mi
2011 Milne St Unit b Chattanooga, TN	3.0	1.0	976	$1,345	$1.38	13d	1	1.06mi
2612 E 19th St Chattanooga, TN	2.0	1.0	900	$1,150	$1.28	23d	1	1.06mi
3245 Idlewild Dr Unit 2 Chattanooga, TN	1.0	1.0	722	$1,200	$1.66	23d	1	1.08mi
3233 Conner St Unit 3233 Chattanooga, TN	1.0	1.0	1200	$950	$0.79	23d	1	1.10mi
1296 Preston St Chattanooga, TN	2.0	1.0	850	$950	$1.12	23d	1	1.11mi
3109 Ellis Ave Chattanooga, TN	2.0	2.0	1340	$1,450	$1.08	23d	1	1.14mi
1714 Portland St Unit C Chattanooga, TN	2.0	1.0	700	$1,125	$1.61	23d	1	1.20mi
30 Woodlawn Dr Unit C Chattanooga, TN	2.0	2.0	1000	$1,200	$1.20	23d	1	1.21mi
1800 S Holtzclaw Ave Chattanooga, TN	3.0	3.0	1500	$2,500	$1.67	23d	1	1.22mi
3632 Idlewild Cir Chattanooga, TN	2.0	1.5	850	$1,150	$1.35	23d	1	1.24mi
1001 N Hickory St Unit 2 Chattanooga, TN	2.0	1.0	776	$875	$1.13	23d	1	1.24mi

Listing history 6 events

1. 2026-06-18
   days on market $160,000 Active 5 DOM
2. 2026-06-17
   days on market $160,000 Active 4 DOM
3. 2026-06-16
   days on market $160,000 Active 3 DOM
4. 2026-06-15
   days on market $160,000 Active 2 DOM
5. 2026-06-14
   remarks 569-char remark
6. 2026-06-14
   listed $160,000 Active 1 DOM

ⓘ 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: $415 · $35/mo
• Projected year-2 tax: $1,136 · $95/mo
• Expected delta: +$721/yr (+$60/mo · 173.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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: $17,679
• − Mortgage interest: −$8,962
• − Property taxes: −$415
• − Insurance: −$800
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$4,655
• Taxable income: $18
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $2,678/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): 14,737
• Household income: $56,637
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 486.0

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 0.67)
• Race & ethnicity: Black 38% White 38% Hispanic / Latino 21% Two or more races 11%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Romanian 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 81% English-only · Spanish 18%

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: ▼ -139.43%
• Current HPI: 315.8539
• Rent YoY: ▬ 0.03%
• 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

+940.9% since first listed

2 events — show timeline

• 2026-06-12 Listed $160,000 GCAR
• 1990-02-23 Sold (Public Records) $15,371 Public Records

Property tax history

+6.1%/yr

Latest (2025): $415 · -15.5% YoY. Source: county tax records.