808 Sylvan Dr · Chattanooga, TN 37411

$92,500

3 bd · 1.0 ba · 986 sqft · SingleFamily public records · 174 Days on market

Built 1945 0.29 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Opportunity: 3-Bedroom, 1-Bathroom. Property on Two Lots. Complete remodel needed. Does have a walk-in crawlspace/basement.

Key facts

• Two lots
• Walk-in crawlspace
• 0.29 acre lot

Tags

• WALK-IN CRAWLSPACE
• TWO LOTS

Property features AI

Finance

• Other: Lot dimensions approximately 98 x 132 (0.29 acres); Publicly maintained asphalt road frontage
• HOA & community: No community features

Exterior

• Parking: Driveway (unpaved)
• Utilities: Public water; Public sewer; Electricity available; Water connected; Cable available
• Home design: Single-family house; One story; Fixer condition; City lot on a slope; Facing city street
• Construction: Vinyl siding; Shingle roof; Block foundation; Built as a house
• Exterior features: Front porch; No additional exterior features listed

Interior

• Kitchen: Free-standing electric range
• Flooring: Hardwood floors; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Storm windows; Crawl space basement with dirt floor; Has basement; 5 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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: Woodmore Elementary (math 22% / reading 17%, grade F, #654 of 952 statewide, top 72%, 301 students, 0% FRL); Dalewood Middle School (math 7% / reading 7%, grade F, #278 of 333 statewide, top 85%, 258 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 11% at this address vs 31% district-wide (-20 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; 127 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $640 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y ago; this cycle's ask has dropped $22k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.54% ✓
• Cap rate: 13.67%
• Cash-on-cash: 26.35%
• DSCR: 2.17
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $189,312
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
822 Sylvan Dr	0.07mi	3/1.0	960 (-3%)	23mo	$171,745	$179	73
716 Larkin Ave	0.26mi	2/1.0 (-1)	1,112 (+13%)	11mo	$214,000	$192	52
607 Over St	0.53mi	2/1.0 (-1)	876 (-11%)	22mo	$79,000	$90	34
3304 Through St	0.71mi	3/2.0	1,100 (+12%)	23mo	$226,000	$205	24

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 1.70×
• Total profit: $18,022
• Equity at exit: $13,792

10-year hold

• IRR: 24.6%
• Equity multiple: 2.92×
• Total profit: $49,750
• Equity at exit: $7,998

Cash invested: $25,900 (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 37411

• Rents YoY: 0.7%
• Active inventory: 127
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,423 high
• Mortgage (P&I): −$485
• Tax from tax record: −$32 /mo · $380/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $569

Break-even live

Break-even rent $703

Max offer price $92,500

Occupancy floor 55%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3916 Blanchard St Chattanooga, TN	3.0	2.0	1056	$1,445	$1.37	23d	1	0.11mi
719 Belle Vista Ave Chattanooga, TN	3.0	1.0	840	$1,299	$1.55	21d	1	0.15mi
619 Shannon Ave Chattanooga, TN	2.0	1.0	962	$1,250	$1.30	23d	1	0.24mi
925 Shallowford Rd Chattanooga, TN	1.0–2.0	1.0	720	$950	$1.32	23d	3	0.30mi
822 Gillespie Rd Chattanooga, TN	2.0	1.0	1000	$1,550	$1.55	14d	1	0.30mi
708 Henderson Dr Chattanooga, TN	3.0	1.0	1100	$1,250	$1.14	14d	1	0.57mi
1205 Tunnel Blvd Chattanooga, TN	3.0	1.0	1044	$1,350	$1.29	23d	1	0.60mi
1203 Rockway Dr Unit 2 Chattanooga, TN	2.0	1.0	940	$1,250	$1.33	14d	1	0.75mi
506 Sequoia Dr Unit 506 Chattanooga, TN	3.0	2.0	945	$1,400	$1.48	23d	1	0.84mi
1635 Dogwood Dr Chattanooga, TN	3.0	1.0	1024	$1,600	$1.56	14d	1	0.86mi
1010 N Larchmont Dr Unit B Chattanooga, TN	2.0	1.0	900	$1,200	$1.33	14d	1	0.89mi
3301 Pinewood Ave Chattanooga, TN	2.0	1.0	900	$1,094	$1.22	23d	3	1.07mi
30 Woodlawn Dr Unit C Chattanooga, TN	2.0	2.0	1000	$1,200	$1.20	23d	1	1.07mi
700 N Moore Rd Chattanooga, TN	2.0	1.0	800	$1,399	$1.75	14d	1	1.08mi
3621 Monte Vista Dr Chattanooga, TN	2.0	1.0	725	$1,200	$1.66	23d	1	1.22mi
5019 Greenview Dr Chattanooga, TN	2.0	1.0	768	$1,200	$1.56	21d	1	1.27mi
2709 Citico Ave Chattanooga, TN	2.0–3.0	1.0	1038	$1,400	$1.35	23d	1	1.33mi

Listing history 18 events

1. 2026-06-18
   days on market $92,500 Active 174 DOM
2. 2026-06-17
   days on market $92,500 Active 173 DOM
3. 2026-06-16
   days on market $92,500 Active 172 DOM
4. 2026-06-15
   days on market $92,500 Active 171 DOM
5. 2026-06-14
   days on market $92,500 Active 169 DOM
6. 2026-06-10
   days on market $92,500 Active 166 DOM
7. 2026-06-09
   days on market $92,500 Active 165 DOM
8. 2026-06-08
   days on market $92,500 Active 164 DOM
9. 2026-06-07
   days on market $92,500 Active 163 DOM
10. 2026-06-05
    days on market $92,500 Active 160 DOM
11. 2026-06-03
    days on market $92,500 Active 159 DOM
12. 2026-06-02
    days on market $92,500 Active 158 DOM
13. 2026-06-01
    days on market $92,500 Active 157 DOM
14. 2026-05-31
    days on market $92,500 Active 156 DOM
15. 2026-05-30
    days on market $92,500 Active 155 DOM
16. 2026-04-21
    price $92,500
17. 2025-12-26
    listed $115,000 Active
18. 1999-11-21
    listed $59,900

ⓘ 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: $380 · $32/mo
• Projected year-2 tax: $657 · $55/mo
• Expected delta: +$277/yr (+$23/mo · 72.8%)

ⓘ 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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $17,073
• − Mortgage interest: −$5,181
• − Property taxes: −$380
• − Insurance: −$462
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$2,691
• Taxable income: $5,626
• Est. tax owed @ 24.0%: −$1,350
• After-tax cash flow: $5,474/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): 18,997
• Household income: $56,579
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 685.0

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 0.63)
• Race & ethnicity: Black 48% White 37% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6% Arabic 0%

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: ▼ -190.85%
• Current HPI: 240.2557
• Rent YoY: ▲ 0.73%
• 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

+54.4% since first listed

3 events — show timeline

• 2026-04-21 Price Changed $92,500 GCAR
• 2025-12-26 Listed $115,000 GCAR
• 1999-11-21 Listed $59,900 RCAOR

Property tax history

+5.1%/yr

Latest (2025): $380 · +47.7% YoY. Source: county tax records.