2434 Dodds Ave · Chattanooga, TN 37407

$105,000

2 bd · 1.0 ba · 776 sqft · SingleFamily public records · 42 Days on market

Built 1920 3,484 sqft lot

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Why this score? — see what drove the C- 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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tenant in place! this property currently rents for 1250 a month making the cap rate over 12%. Leased through 1 May 2027. This rental is not currently Section 8. Newly installed Mini-Splits. Add this income producing property to your portfolio!

Key facts

• 3,484 sq ft lot
• Built 1920
• Listed 42 days

Property features AI

Finance

• Other: City lot (approx. 0.08 acres); Lot dimensions approximately 26 x 145; Subdivision: Curtis Addn
• Financial info: Tax information available (amount excluded)
• HOA & community: HOA information not provided

Exterior

• Parking: Off-street parking; On-street parking; Kitchen-level parking access
• Security: Security information not provided
• Utilities: Public water; Public sewer; Electricity connected; Natural gas available; Cable connected; Phone connected; Water connected; Sewer connected
• Home design: Single-family residence; One level
• Construction: Block and other construction materials; Stone foundation; Built information not provided
• Exterior features: Private yard; Covered patio; Porch

Interior

• Kitchen: Kitchen level access
• Bedrooms: Bedrooms not specified
• Flooring: Flooring information not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating and cooling; Electric heating and cooling; Heat pump; Multiple cooling units
• Interior features: Total of 5 rooms; Private yard; Covered patio and porch
• Laundry & utility: Washer/dryer not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Clifton Hills Elementary (math 27% / reading 12%, grade F, #654 of 952 statewide, top 72%, 668 students, 0% FRL); East Lake Academy of Fine Arts (math 4% / reading 6%, grade F, #295 of 333 statewide, top 91%, 528 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 12% at this address vs 31% district-wide (-19 pts) — the specific schools serving this property underperform the Hamilton County average; the district grade overstates school quality for this exact location.
• Market conditions: 40 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $726 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.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $105k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 7.9

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-7,384
• Equity at exit: $15,656

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $6,017
• Equity at exit: $9,078

Cash invested: $29,400 (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 37407

• Home prices YoY: -8.1%
• Active inventory: 40
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,110 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $151

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 81%

Sensitivity live

Price	-10% $224	-5% $187	+0% $151	+5% $115	+10% $78
Rent	-10% $63	-5% $107	+0% $151	+5% $195	+10% $239
Rate	-1.0pp $204	-0.5pp $178	base $151	+0.5pp $124	+1.0pp $96

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2417 13th Ave Chattanooga, TN	2.0	1.0	950	$1,150	$1.21	24d	1	0.10mi
2609 14th Ave Unit 3 Chattanooga, TN	1.0	1.0	616	$850	$1.38	24d	1	0.23mi
2400 15th Ave Unit 336 Chattanooga, TN	1.0	1.0	625	$950	$1.52	24d	1	0.23mi
2602 14th Ave Unit B Chattanooga, TN	2.0	1.0	700	$1,050	$1.50	24d	1	0.24mi
2903 15th Ave Chattanooga, TN	2.0	1.5	1100	$1,450	$1.32	24d	1	0.33mi
2612 E 19th St Chattanooga, TN	2.0	1.0	900	$1,150	$1.28	24d	1	0.43mi
1818 Dodds Ave Chattanooga, TN	2.0	1.0	1036	$1,099	$1.06	15d	1	0.46mi
2001 S Lyerly St Chattanooga, TN	2.0–3.0	2.0	1080	$1,200	$1.11	15d	6	0.50mi
915 S Seminole Dr Chattanooga, TN	2.0	1.0	800	$825	$1.03	15d	3	0.57mi
3308 Roadrunner Trl Chattanooga, TN	2.0	2.0	1000	$1,323	$1.32	24d	1	0.63mi
3114 14th Ave Apt A Chattanooga, TN	1.0	1.0	800	$950	$1.19	24d	1	0.64mi
1703 S Lyerly St Chattanooga, TN	2.0	1.0	700	$1,199	$1.71	15d	1	0.68mi
1020 Wynnwood Rd Chattanooga, TN	2.0	1.0	797	$1,173	$1.47	24d	1	0.70mi
815 Poindexter Ave Unit B Chattanooga, TN	2.0	1.5	1004	$1,199	$1.19	24d	1	0.77mi
2318 E Main St Chattanooga, TN	2.0	2.0	1000	$1,515	$1.51	15d	1	0.79mi
3403 Gail Dr Chattanooga, TN	2.0	1.5	1000	$1,425	$1.43	15d	1	0.84mi
3216 Gleason Dr Unit 21 Chattanooga, TN	1.0	1.0	1000	$1,100	$1.10	24d	1	0.84mi
918 Donaldson Rd Chattanooga, TN	1.0–2.0	1.0	751	$975	$1.30	24d	2	0.85mi
918 Donaldson Rd Chattanooga, TN	2.0	1.0	800	$975	$1.22	15d	1	0.85mi
916 Donaldson Rd Unit 114 East Ridge, TN	2.0	1.0	800	$975	$1.22	24d	1	0.88mi
912 Donaldson Rd Apt 104 East Ridge, TN	2.0	1.0	800	$1,090	$1.36	22d	1	0.89mi
3222 Gleason Dr Chattanooga, TN	1.0	1.0	664	$955	$1.44	24d	2	0.90mi
3222 Gleason Dr Chattanooga, TN	1.0–2.0	1.0–2.0	817	$1,100	$1.35	15d	4	0.90mi
3414 Betty Ln Chattanooga, TN	2.0	1.5	1117	$1,295	$1.16	24d	1	0.92mi
3392 Shadowlawn Dr Unit A East Ridge, TN	1.0	1.0	800	$1,003	$1.25	15d	1	0.98mi
3380 Shadowlawn Dr Unit 2 Chattanooga, TN	2.0	2.0	629	$1,323	$2.10	15d	1	0.99mi
2904 E 37th St Chattanooga, TN	1.0	1.0	800	$850	$1.06	24d	1	1.01mi
1075 S Watkins St Chattanooga, TN	1.0	1.0	771	$1,300	$1.69	15d	1	1.08mi
831 Darryl Ln Unit 1 East Ridge, TN	2.0	1.0	829	$1,195	$1.44	24d	1	1.09mi
1812 E 13th St Unit B Chattanooga, TN	2.0	1.0	800	$1,065	$1.33	24d	1	1.11mi
1503 E 18th St Chattanooga, TN	2.0	1.0	624	$1,150	$1.84	24d	1	1.16mi
2108 Vance Ave Chattanooga, TN	1.0	1.0	800	$1,000	$1.25	24d	1	1.19mi
405 Donaldson Rd Unit B Chattanooga, TN	2.0	2.0	936	$1,400	$1.50	24d	1	1.21mi
3245 Idlewild Dr Unit 2 Chattanooga, TN	1.0	1.0	722	$1,200	$1.66	24d	1	1.25mi
406 Alice Dr Unit A Chattanooga, TN	1.0	1.0	900	$999	$1.11	24d	1	1.26mi
3632 Idlewild Cir Chattanooga, TN	2.0	1.5	850	$1,150	$1.35	24d	1	1.27mi
400 Alice Dr Unit A Chattanooga, TN	1.0	1.0	700	$999	$1.43	15d	1	1.29mi
2003 Bailey Ave Unit 2003 208 Chattanooga, TN	1.0	1.0	550	$1,150	$2.09	24d	1	1.45mi
2003 Bailey Ave Unit 2003 304 Chattanooga, TN	1.0	1.0	550	$1,150	$2.09	15d	1	1.45mi
2003 Bailey Ave Unit 2009 304 Chattanooga, TN	2.0	1.0	750	$1,500	$2.00	24d	1	1.45mi

Listing history 19 events

1. 2026-06-18
   days on market $105,000 Active 42 DOM
2. 2026-06-17
   days on market $105,000 Active 41 DOM
3. 2026-06-16
   days on market $105,000 Active 40 DOM
4. 2026-06-15
   days on market $105,000 Active 39 DOM
5. 2026-06-14
   days on market $105,000 Active 37 DOM
6. 2026-06-10
   days on market $105,000 Active 34 DOM
7. 2026-06-09
   days on market $105,000 Active 33 DOM
8. 2026-06-08
   days on market $105,000 Active 32 DOM
9. 2026-06-07
   days on market $105,000 Active 31 DOM
10. 2026-06-05
    days on market $105,000 Active 28 DOM
11. 2026-06-03
    days on market $105,000 Active 27 DOM
12. 2026-06-02
    days on market $105,000 Active 26 DOM
13. 2026-06-01
    days on market $105,000 Active 25 DOM
14. 2026-05-31
    days on market $105,000 Active 24 DOM
15. 2026-05-30
    days on market $105,000 Active 23 DOM
16. 2026-05-20
    price $108,000
17. 2026-05-07
    listed $110,000 Active
18. 2026-02-02
    soldstatus $45,000
19. 1999-10-21
    soldstatus $5,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 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: $13,315
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$3,055
• Taxable income: $148
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $1,776/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
• City population: 131,999
• Population (ZIP): 10,164

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 0.68)
• Race & ethnicity: Hispanic / Latino 43% White 29% Black 22% Two or more races 14%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 27% · Canada
• Languages at home: 52% English-only · Spanish 43% Arabic 3%

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: ▼ -18.82%
• Current HPI: 212.4869
• Rent YoY: —
• Metro: —
• 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

+2060.0% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $108,000 GCAR
• 2026-05-07 Listed $110,000 GCAR
• 2026-02-02 Sold (Public Records) $45,000 Public Records
• 1999-10-21 Sold (Public Records) $5,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $200 · +41.1% YoY. Source: county tax records.