155 Oasis Dr · La Vergne, TN 37086

$399,000

4 bd · 2.5 ba · 1,886 sqft · SingleFamily public records · 80 Days on market

Built 2022 3,920 sqft lot $212/sqft · 19% below area Est $489k · 18% under $50/mo HOA · 2% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +9.2/30.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 4bd/2.5ba home from esteemed local builder, Legacy South. Meticulously maintained and move-in ready! The bright & open living space flows into the chef-inspired kitchen with quartz countertops, stainless steel appliances, and a large island with seating. Custom interior shutters, blinds, and shades throughout. Stylish wallpaper in powder room and custom coat rack in mudroom entry just off the 2-car garage. Main-level primary suite with brand-new carpet, large closet, and ensuite bathroom with double vanities. Upstairs, three spacious bedrooms and a full bathroom offer plenty of room for family and guests. Two expansive unfinished attic spaces provide ample storage and future opportunity to increase square footage. 20 min to downtown Nashville, quick access to I-24, Nolensville, Smyrna, Murfreesboro, Franklin, and BNA. Minutes to Tanger Outlets and walking distance to upcoming $500m Twinning Station development of shops and restaurants on Waldron Rd.

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Built 2022

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-297 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $346k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (31.4% below list).
• Recommended offer: $274k (31.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.6% in La Vergne — 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 64/100 on livability (#171 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime D-, amenities F, commute F.
• Rutherford County (suburban): math 34% / reading 37% proficiency, ranked #22 of 139 in TN (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rock Springs Elementary (math 38% / reading 34%, grade F, #305 of 952 statewide, top 32%, 1,189 students, 0% FRL); Rock Springs Middle School (math 33% / reading 24%, grade F, #114 of 333 statewide, top 34%, 1,066 students, 0% FRL); Stewarts Creek High School (math 12% / reading 54%, grade F, #54 of 332 statewide, top 16%, 2,391 students, 0% FRL) — zoned schools average 0% FRL vs 36% district-wide (36 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-1.0%/yr); 271 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,421 units permitted in Rutherford County in 2024 (400 in 5+ unit buildings).
• This rent runs 42% of the median local income ($79k/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 $12k of value loss. Plan a longer hold.
• Rutherford County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($375k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $273,804 (31.4% 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 80 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.69% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.19%
• DSCR: 0.86
• GRM: 12.1

CMA / ARV

• ARV (median comp): $488,742
• List price: $399,000
• Delta: -18.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 Delta Way	0.07mi	3/3.0 (-1)	1,908 (+1%)	5mo	$399,000	$209	84
334 Caxton Aly	0.26mi	3/2.5 (-1)	1,934 (+2%)	2mo	$509,900	$264	77
1105 Freeboard Aly	0.11mi	3/2.5 (-1)	1,735 (-8%)	1mo	$415,000	$239	76
317 Delta Way	0.06mi	4/3.0	2,086 (+11%)	8mo	$409,900	$197	71
412 Penfold Aly	0.25mi	3/2.5 (-1)	1,786 (-5%)	6mo	$427,525	$239	69
331 Caxton Aly	0.25mi	3/2.5 (-1)	2,015 (+7%)	9mo	$509,900	$253	64
319 Delta Way	0.06mi	4/3.0	2,123 (+13%)	13mo	$430,000	$203	64
750 Walnut Ridge Dr	0.53mi	3/2.0 (-1)	1,806 (-4%)	1mo	$409,000	$226	61
202 Finch Dr	0.51mi	3/2.5 (-1)	2,000 (+6%)	1mo	$499,000	$250	60
266 Sounder Cir	0.14mi	5/3.0 (+1)	2,144 (+14%)	5mo	$443,400	$207	59
2106 Debbie Ln	0.64mi	3/2.0 (-1)	1,978 (+5%)	5mo	$360,000	$182	51
5105 Mountain Breeze Ct	0.57mi	3/2.5 (-1)	1,695 (-10%)	9mo	$395,000	$233	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: -24.7%
• Equity multiple: 0.18×
• Total profit: $-91,753
• Equity at exit: $59,492

10-year hold

• IRR: -30.7%
• Equity multiple: -0.22×
• Total profit: $-135,860
• Equity at exit: $34,498

Cash invested: $111,720 (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 37086

• Home prices YoY: -21.3%
• Rents YoY: -1.0%
• Active inventory: 271
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,738 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$152 /mo · $1,820/yr
• Insurance: −$166
• HOA: −$50
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $-297

Break-even live

Break-even rent $3,114

Max offer price $346,487

Occupancy floor —

Sensitivity live

Price	-10% $-71	-5% $-184	+0% $-297	+5% $-410	+10% $-523
Rent	-10% $-514	-5% $-405	+0% $-297	+5% $-189	+10% $-81
Rate	-1.0pp $-96	-0.5pp $-196	base $-297	+0.5pp $-401	+1.0pp $-506

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Sounder Cir La Vergne, TN	5.0	2.5	2350	$2,935	$1.25	6d	1	0.03mi
708 Goswell Dr Nolensville, TN	3.0	2.0	1600	$2,750	$1.72	25d	1	0.63mi
811 Glade View Ct La Vergne, TN	4.0	1.5	1664	$1,923	$1.16	25d	1	0.80mi
211 Snowdrop Ave La Vergne, TN	5.0	3.0	2609	$2,600	$1.00	9d	1	0.88mi
1068 Large Poppy Dr La Vergne, TN	4.0	2.5	2400	$2,710	$1.13	6d	1	0.88mi
1069 Large Poppy Dr La Vergne, TN	4.0	2.5	2400	$2,755	$1.15	23d	1	0.89mi
1070 Large Poppy Dr La Vergne, TN	4.0	2.5	2121	$2,655	$1.25	45d	1	0.89mi
207 Snowdrop Ave La Vergne, TN	4.0	2.0	2121	$2,445	$1.15	9d	1	0.89mi
190 Snowdrop Ave La Vergne, TN	3.0	2.0	1826	$2,265	$1.24	4d	1	0.90mi
1071 Large Poppy Dr La Vergne, TN	3.0	2.5	1605	$2,455	$1.53	6d	1	0.90mi
1074 Large Poppy Dr La Vergne, TN	4.0	3.0	2260	$2,705	$1.20	45d	1	0.91mi
533 Woodland Hills Dr La Vergne, TN	3.0	2.5	2079	$2,300	$1.11	25d	1	0.91mi
1126 Poplar Hollow Rd La Vergne, TN	3.0	2.5	1974	$2,495	$1.26	4d	1	0.93mi
185 Snowdrop Ave La Vergne, TN	5.0	3.0	2609	$2,600	$1.00	9d	1	0.93mi
179 Snowdrop Ave La Vergne, TN	5.0	3.0	2609	$2,600	$1.00	9d	1	0.93mi
634 Woodland Hills Dr La Vergne, TN	3.0	2.0	1408	$2,150	$1.53	45d	1	1.23mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 21 events

1. 2026-06-21
   days on market $399,000 Active 80 DOM
2. 2026-06-18
   days on market $399,000 Active 77 DOM
3. 2026-06-18
   price $399,000 Active 76 DOM
4. 2026-06-17
   days on market $415,000 Active 76 DOM
5. 2026-06-16
   days on market $415,000 Active 75 DOM
6. 2026-06-15
   days on market $415,000 Active 74 DOM
7. 2026-06-13
   days on market $415,000 Active 72 DOM
8. 2026-06-09
   days on market $415,000 Active 68 DOM
9. 2026-06-08
   days on market $415,000 Active 67 DOM
10. 2026-06-07
    days on market $415,000 Active 66 DOM
11. 2026-06-05
    days on market $415,000 Active 63 DOM
12. 2026-06-03
    days on market $415,000 Active 62 DOM
13. 2026-06-02
    days on market $415,000 Active 61 DOM
14. 2026-06-01
    days on market $415,000 Active 60 DOM
15. 2026-05-31
    days on market $415,000 Active 59 DOM
16. 2026-04-28
    price $415,000 978-char remark

    Show marketing remark (978 chars)

    Beautiful 4bd/2.5ba home from esteemed local builder, Legacy South. Meticulously maintained and move-in ready! The bright & open living space flows into the chef-inspired kitchen with quartz countertops, stainless steel appliances, and a large island with seating. Custom interior shutters, blinds, and shades throughout. Stylish wallpaper in powder room and custom coat rack in mudroom entry just off the 2-car garage. Main-level primary suite with brand-new carpet, large closet, and ensuite bathroom with double vanities. Upstairs, three spacious bedrooms and a full bathroom offer plenty of room for family and guests. Two expansive unfinished attic spaces provide ample storage and future opportunity to increase square footage. 20 min to downtown Nashville, quick access to I-24, Nolensville, Smyrna, Murfreesboro, Franklin, and BNA. Minutes to Tanger Outlets and walking distance to upcoming $500m Twinning Station development of shops and restaurants on Waldron Rd.

17. 2026-04-16
    price $425,000 978-char remark

    Show marketing remark (978 chars)

    Beautiful 4bd/2.5ba home from esteemed local builder, Legacy South. Meticulously maintained and move-in ready! The bright & open living space flows into the chef-inspired kitchen with quartz countertops, stainless steel appliances, and a large island with seating. Custom interior shutters, blinds, and shades throughout. Stylish wallpaper in powder room and custom coat rack in mudroom entry just off the 2-car garage. Main-level primary suite with brand-new carpet, large closet, and ensuite bathroom with double vanities. Upstairs, three spacious bedrooms and a full bathroom offer plenty of room for family and guests. Two expansive unfinished attic spaces provide ample storage and future opportunity to increase square footage. 20 min to downtown Nashville, quick access to I-24, Nolensville, Smyrna, Murfreesboro, Franklin, and BNA. Minutes to Tanger Outlets and walking distance to upcoming $500m Twinning Station development of shops and restaurants on Waldron Rd.

18. 2026-04-03
    listed $435,000 Active 978-char remark

    Show marketing remark (978 chars)

    Beautiful 4bd/2.5ba home from esteemed local builder, Legacy South. Meticulously maintained and move-in ready! The bright & open living space flows into the chef-inspired kitchen with quartz countertops, stainless steel appliances, and a large island with seating. Custom interior shutters, blinds, and shades throughout. Stylish wallpaper in powder room and custom coat rack in mudroom entry just off the 2-car garage. Main-level primary suite with brand-new carpet, large closet, and ensuite bathroom with double vanities. Upstairs, three spacious bedrooms and a full bathroom offer plenty of room for family and guests. Two expansive unfinished attic spaces provide ample storage and future opportunity to increase square footage. 20 min to downtown Nashville, quick access to I-24, Nolensville, Smyrna, Murfreesboro, Franklin, and BNA. Minutes to Tanger Outlets and walking distance to upcoming $500m Twinning Station development of shops and restaurants on Waldron Rd.

19. 2026-03-31
    historical $435,000 978-char remark

    Show marketing remark (978 chars)

    Beautiful 4bd/2.5ba home from esteemed local builder, Legacy South. Meticulously maintained and move-in ready! The bright & open living space flows into the chef-inspired kitchen with quartz countertops, stainless steel appliances, and a large island with seating. Custom interior shutters, blinds, and shades throughout. Stylish wallpaper in powder room and custom coat rack in mudroom entry just off the 2-car garage. Main-level primary suite with brand-new carpet, large closet, and ensuite bathroom with double vanities. Upstairs, three spacious bedrooms and a full bathroom offer plenty of room for family and guests. Two expansive unfinished attic spaces provide ample storage and future opportunity to increase square footage. 20 min to downtown Nashville, quick access to I-24, Nolensville, Smyrna, Murfreesboro, Franklin, and BNA. Minutes to Tanger Outlets and walking distance to upcoming $500m Twinning Station development of shops and restaurants on Waldron Rd.

20. 2022-09-12
    soldstatus $420,900 Closed 68-char remark

    Show marketing remark (68 chars)

    Welcome to the Ophelia I, part of Legacy South's Artisan Collection.

21. 2022-09-09
    soldstatus $4,201,900

ⓘ 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: $1,820 · $152/mo
• Projected year-2 tax: $2,833 · $236/mo
• Expected delta: +$1,013/yr (+$84/mo · 55.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,856
• − Mortgage interest: −$22,350
• − Property taxes: −$1,820
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,629
• − Management: −$2,629
• − HOA: −$600
• − Depreciation: −$11,607
• Taxable loss: −$10,773
• Est. tax savings @ 24.0%: +$2,586
• After-tax cash flow: $-982/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: Rutherford County
• NCES district ID: 4703690
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $59,872
• Composite: 31.7/100
• National rank: #5917
• State rank: #22 of 139 in TN

Livability — La Vergne

• Score: 64/100
• State rank: #171
• US rank: #14524

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Vergne, TN
• County: Rutherford County · 327,859 people
• City population: 38,872
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 38,872
• Household income: $78,857
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 739.0

Population outlook (Rutherford County) Hauer SSP2

• Today (2025): 385,165 people
• By 2030: 430,283 · +11.7%
• By 2040: 523,241 · +35.8%
• By 2050: 616,830 · +60.1%
• By 2075: 848,777 · +120.4%
• By 2100: 1,028,900 · +167.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Black 28% Hispanic / Latino 24% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2%
• Common ancestry: Italian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 72% English-only · Spanish 21% Arabic 3% Other Asian/Pacific 1%

Political lean MEDSL · Rutherford

• 2024 margin: Strong R (+21.8) · D 38.4% · R 60.1% · Other 1.5%
• 2008→2024 swing: -2.7pp toward R · 2008: -19.1pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+15.4 2016: R+26.1 2012: R+24.7 2008: R+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.52%
• Current HPI: 282.9844
• Rent YoY: ▼ -1.04%
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• 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

-90.1% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $415,000 REALTRACS as Distributed by MLS Grid
• 2026-04-16 Price Changed $425,000 REALTRACS as Distributed by MLS Grid
• 2026-04-03 Listed $435,000 REALTRACS as Distributed by MLS Grid
• 2026-03-31 Coming Soon $435,000 REALTRACS as Distributed by MLS Grid
• 2022-09-12 Sold (MLS) $420,900 REALTRACS as Distributed by MLS Grid
• 2022-09-09 Sold (Public Records) $4,201,900 Public Records

Property tax history

+31.0%/yr

Latest (2025): $1,820 · +0.0% YoY. Source: county tax records.