4514/ 4516 Oakland Ave · Chattanooga, TN 37410

$585,000

6 bd · 5.0 ba · 2,342 sqft · MultiFamily public records · 4 Days on market

Built 2023 6,098 sqft lot ↓ 51% since listing

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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).

• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Cash flow +4.6/30.0
• Livability +3.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Turnkey income-producing duplex averaging $6,631/month in gross revenue. Built in 2023, this newer-construction townhome duplex offers two spacious 3BR/2.5BA units loaded with modern finishes: granite countertops, stainless appliances, large kitchen islands, LVP flooring, covered back decks, and 1-car garages. Unit 1 is stabilized on a 2-year lease at $2,500/month. Unit 2 is a high-performing furnished short-term vacation rental (STVR) generating over $4,100/month gross -- furnishings negotiable. Both units feature professionally landscaped, fenced backyard spaces and carry EPB Smart Build certification for energy efficiency. Can be delivered furnished for a true plug-and-play investment. L

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2023

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/2.5-bath units multifamily listed at $585k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative. Per door: $-738/mo.
• To cash-flow at today's rent, offer at most $324k (44.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (55.6% below list).
• Recommended offer: $260k (55.6% below list) — sets the bar for 1% rule.

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 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 (-26 pts) — the specific schools serving this property underperform the Hamilton County average; the district grade overstates school quality for this exact location.
• Market conditions: 61 active listings in the ZIP; lower-income renter base — watch delinquency; 2,133 units permitted in Hamilton County in 2024 (405 in 5+ unit buildings).
• At $2,597/mo this rent would consume 109% of the median local household income ($29k/yr) (locally 406% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $12k of equity ($4k loan paydown + $8k appreciation (1.3% local appreciation)).
• Hamilton County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,700 (55.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.44% ✗
• Cap rate: 3.27%
• Cash-on-cash: -10.81%
• DSCR: 0.52
• GRM: 18.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.55×
• Total profit: $-73,746
• Equity at exit: $209,928

10-year hold

• IRR: -3.1%
• Equity multiple: 0.61×
• Total profit: $-64,552
• Equity at exit: $287,055

Cash invested: $163,800 (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 37410

• Home prices YoY: 0.6%
• Active inventory: 61
• Price-to-rent: 37.5×

Monthly cashflow live

• Estimated rent: $2,597 high
• Mortgage (P&I): −$3,068
• Tax from tax record: −$216 /mo · $2,594/yr
• Insurance: −$244
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-1,476

Break-even live

Break-even rent $4,465

Max offer price $324,238

Occupancy floor —

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	2.5	$2,598
Total (2 units)			$2,597

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: $146,250
• Closing costs: $17,550
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-04-11
   status Pending
2. 2026-04-07
   listed $585,000 Active
3. 2024-01-19
   soldstatus $525,000
4. 2023-12-14
   historical Active Under Contract
5. 2023-12-14
   historical $2,300
6. 2023-12-14
   historical
7. 2023-12-11
   price $550,000
8. 2023-11-15
   price $575,000
9. 2023-11-11
   listed $2,300
10. 2023-11-02
    price $299,000
11. 2023-11-02
    price $595,000
12. 2023-11-02
    price $299,000
13. 2023-10-18
    price $625,000
14. 2023-10-04
    listed $365,000 Active
15. 2023-10-04
    listed $675,000 Active
16. 2023-05-26
    price $365,000
17. 2022-03-29
    soldstatus $1,200,000

ⓘ 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: $2,594 · $216/mo
• Projected year-2 tax: $4,154 · $346/mo
• Expected delta: +$1,559/yr (+$130/mo · 60.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $31,164
• − Mortgage interest: −$32,769
• − Property taxes: −$2,594
• − Insurance: −$2,925
• − Repairs & maintenance: −$2,493
• − Management: −$2,493
• − Depreciation: −$17,018
• Taxable loss: −$29,129
• Est. tax savings @ 24.0%: +$6,991
• After-tax cash flow: $-10,722/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): 4,129
• Household income: $28,708
• Rent vs Own: 79.9% rent · 20.1% own
• Severe rent burden: 406.0

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 (81%)
• Race & ethnicity: Black 81% Two or more races 10% White 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Scotch-Irish 1%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▲ 1.33%
• Current HPI: 228.3522
• Rent YoY: —
• 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

-51.2% since first listed

17 events — show timeline

• 2026-04-11 Pending — GCAR
• 2026-04-07 Listed $585,000 GCAR
• 2024-01-19 Sold (Public Records) $525,000 Public Records
• 2023-12-14 Contingent — REALTRACS as Distributed by MLS Grid
• 2023-12-14 Rental Removed $2,300 APPFOLIO
• 2023-12-14 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2023-12-11 Price Changed $550,000 REALTRACS as Distributed by MLS Grid
• 2023-11-15 Price Changed $575,000 REALTRACS as Distributed by MLS Grid
• 2023-11-11 Listed for Rent $2,300 APPFOLIO
• 2023-11-02 Price Changed $299,000 GCAR
• 2023-11-02 Price Changed $595,000 REALTRACS as Distributed by MLS Grid
• 2023-11-02 Price Changed $299,000 REALTRACS as Distributed by MLS Grid
• 2023-10-18 Price Changed $625,000 REALTRACS as Distributed by MLS Grid
• 2023-10-04 Listed $675,000 REALTRACS as Distributed by MLS Grid
• 2023-10-04 Listed $365,000 REALTRACS as Distributed by MLS Grid
• 2023-05-26 Price Changed $365,000 GCAR
• 2022-03-29 Sold (Public Records) $1,200,000 Public Records

Property tax history

+84.5%/yr

Latest (2025): $2,594 · -5.6% YoY. Source: county tax records.