4757 Green Shanty Rd · Chattanooga, TN 37363

$379,900

5 bd · 3.0 ba · 2,100 sqft · SingleFamily · 82 Days on market

Built 2025 8,712 sqft lot Est $370k · at est. ↓ 17% since listing

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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 +12.4/30.0
• ARV discount +6.2/15.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

🔥 PRICE IMPROVEMENT to $389,900 + $10,000 BUYER BONUS! 🔥 Take advantage of this incredible incentive use it toward closing costs, a rate buy-down, or upgrades to make this home truly yours! The seller is motivated and ready to negotiate, making this one of the best values on the market right now. 🏡 Brand New Construction | 5 Bedrooms | 3 Bathrooms Step into modern comfort with this beautifully built home offering approx. 2,100 sq. ft. of thoughtfully designed living space. With 5 spacious bedrooms and 3 full baths, there's room for everyone to live, work, and entertain with ease. ✨ Highlights You'll Love: ✔️ NO CITY TAXES ✔️ Open-concept living & dining - perfect for hosting ✔️ S

Key facts

• Primary suite
• Tile bathrooms
• Modern kitchen

Tags

• OPEN-CONCEPT LIVING
• MODERN KITCHEN
• DURABLE LVP FLOORING
• TILE BATHROOMS
• PRIMARY SUITE
• TANKLESS GAS WATER HEATER

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-61 ($-730/yr) — negative.
• To cash-flow at today's rent, offer at most $371k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (14.5% below list).
• Recommended offer: $325k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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+, schools F, 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.
• Market conditions: Rents soft (-0.8%/yr); 733 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,133 units permitted in Hamilton County in 2024 (405 in 5+ unit buildings).
• This rent runs 40% of the median local income ($97k/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 $3k of loan paydown is wiped out by about $11k 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 82 days — a 6% lower offer ($357k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $70k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $324,625 (14.5% 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. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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 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: 0.85% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $369,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8005 Leon Brenda Ln	0.63mi	4/2.0 (-1)	2,272 (+8%)	4mo	$400,000	$176	44

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: -20.8%
• Equity multiple: 0.30×
• Total profit: $-74,901
• Equity at exit: $56,644

10-year hold

• IRR: -23.0%
• Equity multiple: -0.00×
• Total profit: $-106,781
• Equity at exit: $32,847

Cash invested: $106,372 (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: 733
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,246 medium
• Mortgage (P&I): −$1,992
• Tax est. 1.5%: −$475 /mo · $5,698/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $-61

Break-even live

Break-even rent $3,323

Max offer price $371,093

Occupancy floor 97%

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4840 Bobby Jeffery Dr Ooltewah, TN	5.0	3.0	2798	$3,000	$1.07	13d	1	0.78mi
4046 Brock Rd Chattanooga, TN	4.0	2.5	2777	$4,300	$1.55	23d	1	1.05mi
2945 Old Britain Cir Chattanooga, TN	4.0	2.5	2048	$2,450	$1.20	23d	1	1.29mi

Listing history 12 events

1. 2026-06-01
   days on market $379,900 Active 82 DOM
2. 2026-05-31
   days on market $379,900 Active 81 DOM
3. 2026-05-30
   days on market $379,900 Active 80 DOM
4. 2026-05-11
   price $379,900
5. 2026-05-06
   price $2,500
6. 2026-04-21
   price $389,900
7. 2026-04-15
   price $2,600
8. 2026-03-23
   price $399,900
9. 2026-03-11
   listed $449,900 Active
10. 2026-03-09
    price $2,700
11. 2026-01-03
    listed $2,800
12. 2025-10-10
    price $459,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $38,955
• − Mortgage interest: −$21,280
• − Property taxes: −$5,698
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,116
• − Management: −$3,116
• − Depreciation: −$11,052
• Taxable loss: −$7,208
• Est. tax savings @ 24.0%: +$1,730
• After-tax cash flow: $999/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

-17.4% since first listed

9 events — show timeline

• 2026-05-11 Price Changed $379,900 GCAR
• 2026-05-06 Price Changed $2,500 GCAR
• 2026-04-21 Price Changed $389,900 GCAR
• 2026-04-15 Price Changed $2,600 GCAR
• 2026-03-23 Price Changed $399,900 GCAR
• 2026-03-11 Listed $449,900 GCAR
• 2026-03-09 Price Changed $2,700 GCAR
• 2026-01-03 Listed for Rent $2,800 GCAR
• 2025-10-10 Price Changed $459,900 GCAR