809 Emery Rd · Soddy-Daisy, TN 37379

$175,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 55 Days on market

Built 1998 2.51 ac lot

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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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.1/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

First time offered on the market! This property sits on a knoll surrounded by mature trees and everything you would expect in the country! There are plenty of birds, deer, and numerous other wildlife. This sale includes two parcels.

Key facts

• Two parcels
• Mature trees
• 2.51 acre lot

Tags

• MATURE TREES
• TWO PARCELS

Property features AI

Finance

• Other: Includes additional parcel: 817 Emery Road (Parcel 033 108.4)

Exterior

• Parking: Driveway; Gravel parking; Off-street parking
• Utilities: Public water; Septic tank; Electricity connected; Cable available; Phone available; Water connected
• Home design: Manufactured house; Single-family residence; Fixer condition; Corner lot; Property faces county road
• Construction: Vinyl siding; Metal roof; Combination foundation with pillar/post/pier; Built as a manufactured home
• Exterior features: Private yard; Covered front porch

Interior

• Kitchen: Electric range
• Bedrooms: 5 total rooms (bedrooms and living areas included)
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Electric water heater; Electric range; Crawl space basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $219 ($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 $158k (9.4% below list).
• Recommended offer: $158k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 2.0% in Soddy-Daisy — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: North Hamilton Elementary (math 47% / reading 42%, grade F, #164 of 952 statewide, top 19%, 387 students, 0% FRL); Soddy Daisy Middle School (math 34% / reading 26%, grade F, #98 of 333 statewide, top 32%, 465 students, 0% FRL); Soddy Daisy High School (math 12% / reading 52%, grade F, #56 of 332 statewide, top 20%, 1,085 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: 334 active listings in the ZIP; 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 $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

• It's been on market 55 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $11k; list at $175k implies a 1491% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,497 (9.4% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-14,522
• Equity at exit: $26,093

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $4,937
• Equity at exit: $15,131

Cash invested: $49,000 (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 37379

• Active inventory: 334
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,585 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $219

Break-even live

Break-even rent $1,308

Max offer price $175,000

Occupancy floor 81%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $175,000 Active 55 DOM
2. 2026-06-17
   days on market $175,000 Active 54 DOM
3. 2026-06-16
   days on market $175,000 Active 53 DOM
4. 2026-06-15
   days on market $175,000 Active 52 DOM
5. 2026-06-14
   days on market $175,000 Active 50 DOM
6. 2026-06-10
   days on market $175,000 Active 47 DOM
7. 2026-06-09
   days on market $175,000 Active 46 DOM
8. 2026-06-08
   days on market $175,000 Active 45 DOM
9. 2026-06-07
   days on market $175,000 Active 44 DOM
10. 2026-06-05
    days on market $175,000 Active 41 DOM
11. 2026-06-03
    days on market $175,000 Active 40 DOM
12. 2026-06-02
    days on market $175,000 Active 39 DOM
13. 2026-06-01
    days on market $175,000 Active 38 DOM
14. 2026-05-31
    days on market $175,000 Active 37 DOM
15. 2026-05-30
    days on market $175,000 Active 36 DOM
16. 2026-04-22
    listed $175,000 Active
17. 1995-03-17
    soldstatus $11,000

ⓘ 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: $515 · $43/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$727/yr (+$61/mo · 141.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,020
• − Mortgage interest: −$9,803
• − Property taxes: −$515
• − Insurance: −$875
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$5,091
• Taxable loss: −$307
• Est. tax savings @ 24.0%: +$74
• After-tax cash flow: $2,696/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 — Soddy-Daisy

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Hamilton County · 312,777 people
• City population: 29,430
• Metro: Chattanooga, TN-GA
• Population (ZIP): 29,430
• Household income: $88,875
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 249.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -155.54%
• Current HPI: 281.6231
• 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

+1490.9% since first listed

2 events — show timeline

• 2026-04-22 Listed $175,000 GCAR
• 1995-03-17 Sold (Public Records) $11,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $515 · -4.9% YoY. Source: county tax records.