2932 Old Britain Cir · Chattanooga, TN 37421

$355,000

4 bd · 3.0 ba · 2,268 sqft · SingleFamily public records · 55 Days on market

Built 1974 0.34 ac lot Est $433k · 18% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Livability +3.9/5.0
• 1% rule +2.9/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this immaculate single-family home nestled in the highly desirable Cambridge Estates community, located within one of the area's most sought-after zip codes. Priced to sell quickly, this exceptional property offers the perfect combination of comfort, style, and convenience--and it won't last long. This residence has been meticulously maintained and enhanced. Featuring 4 spacious bedrooms and 3 full bathrooms, this home offers nearly 2,300 square feet of well-designed living space. Integral blinds throughout (window in window blinds). The interior showcases beautiful hardwood flooring and a tastefully updated kitchen, ideal for both everyday living and entertaining. Recent upgrade

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1974

Property features AI

Finance

• HOA & community: Curbs; Street lights; Publicly maintained asphalt county road frontage

Exterior

• Parking: Attached garage (2 spaces); Garage faces side; Garage door opener; Concrete driveway; Off-street parking
• Security: Carbon monoxide detector(s); Smoke detector(s); Closed-circuit cameras
• Utilities: Spring water source; Septic tank; Cable available and connected; Electricity available and connected; Natural gas available and connected; Phone available and connected; Water available and connected
• Home design: Single-family house; Updated / remodeled condition; Two levels; Main entry level listed as single story total; Shingle roof
• Construction: Aluminum siding, brick, concrete, stone, stucco, and wood siding; Slab foundation; Home warranty included
• Exterior features: Deck; Patio; Terrace; Back yard; Front yard; Cleared and landscaped lot; Gentle slope; Shed

Interior

• Kitchen: Stainless steel appliances; Microwave; Free-standing refrigerator; Free-standing electric range; Dishwasher; Pantry; Granite counters
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Central vacuum; Chandelier; Crown molding; Double vanity; Entrance foyer; Granite counters; High-speed internet; Pantry; Storage; Insulated windows; Wood-burning fireplace in the great room (1)
• Laundry & utility: Laundry located in the garage; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/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 $281k (20.8% below list).
• Recommended offer: $281k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Wolftever Creek Elementary (math 26% / reading 30%, grade F, #482 of 952 statewide, top 51%, 602 students, 0% FRL); Ooltewah Middle School (math 20% / reading 21%, grade F, #194 of 333 statewide, top 59%, 519 students, 0% FRL); Ooltewah High School (math 9% / reading 39%, grade F, #144 of 332 statewide, top 43%, 1,266 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: Rents soft (-1.0%/yr); 572 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,133 units permitted in Hamilton County in 2024 (405 in 5+ unit buildings).
• This rent runs 41% of the median local income ($83k/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 $2k 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 55 days — a 3% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $84k; list at $355k implies a 323% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,004 (20.8% 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 21% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.79% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $433,188
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2942 Old Britain Cir	0.07mi	4/3.0	2,316 (+2%)	4mo	$289,000	$125	90
2896 Old Britain Cir	0.19mi	4/3.0	2,148 (-5%)	12mo	$410,000	$191	72
2892 Old Britain Cir	0.22mi	4/2.0	2,222 (-2%)	12mo	$400,000	$180	72
8125 Burgundy Cir	0.29mi	4/3.5	2,415 (+6%)	4mo	$490,000	$203	70
8188 Burgundy Cir	0.21mi	4/2.5	2,565 (+13%)	8mo	$650,000	$253	60
2643 Butlers Green Circle Cir	0.67mi	4/3.0	2,404 (+6%)	8mo	$537,424	$224	52
2506 Sharron Dr	0.63mi	4/3.0	2,204 (-3%)	19mo	$440,000	$200	50
2416 Hickory Ridge Dr	0.73mi	4/2.0	2,100 (-7%)	6mo	$350,000	$167	44
4011 Shady Oak Dr	0.52mi	4/2.0	1,951 (-14%)	6mo	$315,000	$161	44
7738 Pinewood Dr	0.67mi	3/2.5 (-1)	2,000 (-12%)	2mo	$370,000	$185	41

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: -17.2%
• Equity multiple: 0.41×
• Total profit: $-59,070
• Equity at exit: $52,932

10-year hold

• IRR: -15.1%
• Equity multiple: 0.24×
• Total profit: $-75,111
• Equity at exit: $30,694

Cash invested: $99,400 (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 37421

• Rents YoY: -1.0%
• Active inventory: 572
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,810 high
• Mortgage (P&I): −$1,862
• Tax from tax record: −$103 /mo · $1,232/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $108

Break-even live

Break-even rent $2,674

Max offer price $355,000

Occupancy floor 91%

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2945 Old Britain Cir Chattanooga, TN	4.0	2.5	2048	$2,450	$1.20	23d	1	0.06mi
4046 Brock Rd Chattanooga, TN	4.0	2.5	2777	$4,300	$1.55	23d	1	0.21mi
2520 Sharron Dr Chattanooga, TN	3.0	2.5	3019	$2,400	$0.79	13d	1	0.47mi
2419 Jenkins Rd Chattanooga, TN	4.0	3.0	3100	$4,500	$1.45	13d	1	0.71mi
2011 Miramar Cir Chattanooga, TN	2.0–3.0	2.5	1535	$2,647	$1.72	13d	14	1.34mi

Listing history 19 events

1. 2026-06-18
   days on market $355,000 Active 55 DOM
2. 2026-06-17
   days on market $355,000 Active 54 DOM
3. 2026-06-16
   days on market $355,000 Active 53 DOM
4. 2026-06-15
   pricedays on market $355,000 Active 52 DOM
5. 2026-06-14
   days on market $365,000 Active 50 DOM
6. 2026-06-10
   days on market $365,000 Active 47 DOM
7. 2026-06-09
   days on market $365,000 Active 46 DOM
8. 2026-06-08
   days on market $365,000 Active 45 DOM
9. 2026-06-07
   days on market $365,000 Active 44 DOM
10. 2026-06-05
    days on market $365,000 Active 41 DOM
11. 2026-06-03
    days on market $365,000 Active 40 DOM
12. 2026-06-02
    days on market $365,000 Active 39 DOM
13. 2026-06-01
    days on market $365,000 Active 38 DOM
14. 2026-05-31
    days on market $365,000 Active 37 DOM
15. 2026-05-30
    days on market $365,000 Active 36 DOM
16. 2026-05-15
    price $365,000
17. 2026-04-24
    listed $375,000 Active
18. 2026-04-23
    historical $375,000
19. 1989-05-03
    soldstatus $84,000

ⓘ 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: $1,232 · $103/mo
• Projected year-2 tax: $2,520 · $210/mo
• Expected delta: +$1,288/yr (+$107/mo · 104.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $33,720
• − Mortgage interest: −$19,886
• − Property taxes: −$1,232
• − Insurance: −$1,775
• − Repairs & maintenance: −$2,698
• − Management: −$2,698
• − Depreciation: −$10,327
• Taxable loss: −$4,895
• Est. tax savings @ 24.0%: +$1,175
• After-tax cash flow: $2,467/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): 52,985
• Household income: $82,517
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1975.0

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 0.56)
• Race & ethnicity: White 61% Black 23% Hispanic / Latino 8% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Slovak 2% Serbian 2%
• Foreign-born: 9% · Canada, South Korea, Vietnam
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Other Asian/Pacific 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: ▼ -316.60%
• Current HPI: 237.6897
• Rent YoY: ▼ -1.04%
• 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

+334.5% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $365,000 GCAR
• 2026-04-24 Listed $375,000 GCAR
• 2026-04-23 Coming Soon $375,000 GCAR
• 1989-05-03 Sold (Public Records) $84,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,232 · +9.6% YoY. Source: county tax records.