212D Ewing Dr · Nashville-Davidson metropolitan government (balance), TN 37207

$175,000

2 bd · 1.0 ba · 783 sqft · SingleFamily · 29 Days on market

Built 1984 Average condition 7,405 sqft lot $223/sqft · 45% below area Est $315k · 45% 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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Rent growth +2.8/5.0
• Condition / age +2.8/5.0
• Livability +2.5/5.0
• Schools +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this cozy 2 bedroom, 1 bath home featuring a practical floor plan and endless potential. Whether you’re searching for a starter home, investment property, or low-maintenance living, this home offers a great opportunity in a convenient location close to everyday amenities and commuter routes. Property is currently rented month -month for $1200. please DON'T DISTRIBUTE TENANT. showing is passed on accepted offers.

Key facts

• 7,405 sq ft lot
• Built 1984
• Listed 28 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $11 ($127/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 $154k (11.8% below list).
• Recommended offer: $154k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.0% in Nashville-Davidson metropolitan government (balance) — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Davidson County (urban): math 12% / reading 19% proficiency, ranked #126 of 139 in TN (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Chadwell Elementary (math 2% / reading 8%, grade F, #896 of 952 statewide, top 96%, 401 students, 0% FRL); Haynes Middle (math 0% / reading 3%, grade F, #332 of 333 statewide, top 100%, 291 students, 0% FRL); Maplewood High (math 2% / reading 12%, grade F, #294 of 332 statewide, top 91%, 691 students, 0% FRL) — zoned schools average 0% FRL vs 66% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.3%/yr); 794 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 75d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 66% of comp listings sitting > 30 days — soft ceiling on asking rent; 6,873 units permitted in Davidson County in 2024 (4,138 in 5+ unit buildings).
• This rent runs 30% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Davidson County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,426 (11.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (median comp): $315,377
• List price: $175,000
• Delta: -44.51%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2837 Brunswick Dr	0.97mi	2/1.0	786 (+0%)	3mo	$275,000	$350	62
3011 Conviser Dr	0.98mi	2/1.5	800 (+2%)	5mo	$236,000	$295	56
3308 Walton Ln	1.07mi	2/1.0	744 (-5%)	18mo	$635,000	$853	42
3036 Hillside Rd	0.60mi	2/1.0	938 (+20%)	9mo	$180,000	$192	39
3119 Hillside Rd	0.64mi	3/1.0 (+1)	925 (+18%)	2mo	$389,900	$422	38
439 Ewing Dr	1.10mi	2/1.0	925 (+18%)	9mo	$196,000	$212	32
3117 Hillside Rd	0.64mi	3/1.0 (+1)	925 (+18%)	16mo	$349,500	$378	27

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.38×
• Total profit: $-30,213
• Equity at exit: $26,093

10-year hold

• IRR: -13.4%
• Equity multiple: 0.28×
• Total profit: $-35,475
• Equity at exit: $15,131

Cash invested: $49,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 2 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $289,900 ($354/sqft)
• Median days on market: 151 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +13.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 37207

• Home prices YoY: -27.8%
• Rents YoY: 1.3%
• Active inventory: 794
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $11

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 94%

Sensitivity live

Price	-10% $132	-5% $71	+0% $11	+5% $-50	+10% $-110
Rent	-10% $-111	-5% $-50	+0% $11	+5% $72	+10% $133
Rate	-1.0pp $99	-0.5pp $55	base $11	+0.5pp $-35	+1.0pp $-81

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: $43,750
• Closing costs: $5,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Oak Valley Dr Nashville, TN	1.0–2.0	1.0–1.5	960	$1,519	$1.58	10d	6	0.26mi
120 Oak Valley Dr Nashville, TN	1.0–2.0	1.0	960	$1,299	$1.35	58d	6	0.26mi
3120 Creekwood Dr Nashville, TN	2.0	1.0	910	$1,300	$1.43	117d	1	0.29mi
3104 Brickdale Ln Unit B Nashville, TN	2.0	1.0	916	$1,400	$1.53	117d	1	0.30mi
3104 Brickdale Ln Unit A Nashville, TN	2.0	1.0	768	$1,350	$1.76	10d	1	0.30mi
1100 Sunset Cir Nashville, TN	1.0–3.0	1.0–2.0	950	$1,490	$1.57	0d	13	0.40mi
334 Ewing Dr Nashville, TN	2.0–3.0	2.0–2.5	1229	$1,125	$0.92	0d	5	0.50mi
103 Hart Ln Nashville, TN	1.0	1.0	550	$1,329	$2.42	10d	3	0.66mi
3123 Wilmoth Rd Nashville, TN	2.0	1.0	1000	$1,250	$1.25	99d	1	0.76mi
2945 Brick Church Pike Nashville, TN	1.0–3.0	1.0–2.0	1052	$1,428	$1.36	119d	1	0.79mi
2945 Brick Church Pike Nashville, TN	1.0–3.0	1.0–2.0	1052	$1,444	$1.37	0d	22	0.79mi
3100 Conviser Dr Nashville, TN	2.0	1.5	960	$1,600	$1.67	113d	1	0.92mi
224 Capitol View Dr Nashville, TN	3.0	2.0	1078	$2,500	$2.32	10d	1	0.92mi
410 Ewing Dr Nashville, TN	2.0	1.0	780	$1,100	$1.41	10d	1	0.98mi
410 Ewing Dr Nashville, TN	2.0	1.0	780	$1,100	$1.41	58d	1	0.98mi
410 Ewing Dr Nashville, TN	2.0	1.0	780	$1,300	$1.67	113d	1	0.98mi
3137 Lauren Evelyn Way Nashville, TN	3.0	2.0	1100	$1,725	$1.57	112d	1	1.00mi
3137 Lauren Evelyn Way Nashville, TN	3.0	2.0	1100	$1,725	$1.57	119d	1	1.00mi
3321 Chesapeake Cir Nashville, TN	2.0	1.0	974	$1,295	$1.33	76d	1	1.18mi
3311 Chesapeake Cir Unit 1 Nashville, TN	2.0	1.0	881	$1,500	$1.70	119d	1	1.18mi
415 Lemont Dr Nashville, TN	2.0	1.0	875	$1,500	$1.71	68d	1	1.27mi
461 Roger Williams Ave Nashville, TN	2.0	1.5	960	$1,300	$1.35	58d	1	1.31mi
603 Lemont Dr Nashville, TN	1.0	1.0	780	$2,200	$2.82	119d	1	1.31mi
438 Roger Williams Ave Nashville, TN	2.0	1.5	960	$1,450	$1.51	117d	1	1.32mi
3136 Greggwood Dr Nashville, TN	3.0	2.0	1050	$1,800	$1.71	88d	1	1.35mi
3120 Ewingdale Dr Nashville, TN	2.0	1.0	975	$1,700	$1.74	119d	1	1.38mi
2603 Woodyhill Dr Nashville, TN	3.0	1.0	872	$2,250	$2.58	10d	1	1.42mi
488 Lemont Dr Nashville, TN	1.0–3.0	1.0–1.5	951	$1,622	$1.70	0d	59	1.42mi
2523 Flamingo Dr Nashville, TN	3.0	1.0	1002	$1,550	$1.55	74d	1	1.46mi

Property features AI

Finance

• Other: Living area about 783 square feetBuilt/existing structure

Exterior

• Parking: No covered or designated parking reported
• Utilities: Public waterPublic sewerWater service available
• Home design: Residential zero-lot-line propertyOne level
• Construction: Brick construction
• Exterior features: Lot approximately 0.17 acres (approx. dimensions 41 x 191)

Interior

• Kitchen: Includes oven, range, dishwasher, refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet, Laminate, Tile, Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingWall/window cooling units
• Interior features: Oven, Range, Dishwasher, RefrigeratorCrawl space basement

Listing history 20 events

1. 2026-06-25
   days on market $175,000 Active 29 DOM
2. 2026-06-22
   days on market $175,000 Active 27 DOM
3. 2026-06-21
   days on market $175,000 Active 26 DOM
4. 2026-06-18
   days on market $175,000 Active 23 DOM
5. 2026-06-17
   days on market $175,000 Active 22 DOM
6. 2026-06-16
   days on market $175,000 Active 21 DOM
7. 2026-06-15
   days on market $175,000 Active 20 DOM
8. 2026-06-13
   days on market $175,000 Active 18 DOM
9. 2026-06-13
   days on market $175,000 Active 17 DOM
10. 2026-06-09
    days on market $175,000 Active 14 DOM
11. 2026-06-08
    days on market $175,000 Active 13 DOM
12. 2026-06-07
    days on market $175,000 Active 12 DOM
13. 2026-06-05
    days on market $175,000 Active 9 DOM
14. 2026-06-03
    days on market $175,000 Active 8 DOM
15. 2026-06-02
    days on market $175,000 Active 7 DOM
16. 2026-06-01
    days on market $175,000 Active 6 DOM
17. 2026-05-31
    days on market $175,000 Active 5 DOM
18. 2026-05-22
    historical $175,000
19. 2026-05-17
    historical
20. 2026-05-16
    historical

ⓘ 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 ≥106°F today · 21 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,531
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$5,091
• Taxable loss: −$2,827
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $806/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.

Condition & rehab AI · 1 photo

Average 55/100 Cosmetic rehab Est. rehab $3,915–$11,745 screening

This 2-bedroom, 1-bath home offers a good condition with a good exterior and interior. It has potential for cosmetic updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Rental HVAC maintenance — A well-maintained HVAC system ensures comfort and can attract tenants. ↑
• Resale Kitchen and bathroom updates — Modernizing these areas can appeal to potential buyers looking for a home with updated amenities. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 5/100

Zoned Schools

Elementary Chadwell Elementary F TN #896/952 Nat'l #40,579/41,679 Middle Jere Baxter Middle F TN #329/333 Nat'l #13,969/14,009 High Maplewood High F TN #294/332 Nat'l #16,721/17,239

Schools (NCES district)

• District: Davidson County
• NCES district ID: 4703180
• Math proficiency: 12% ▼ -17.00%
• Reading proficiency: 19% ▼ -7.00%
• Median HH income: $48,667
• Composite: 14.03/100
• National rank: #9472
• State rank: #126 of 139 in TN

Livability — Nashville-Davidson metropolitan government (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Nashville-Davidson metropolitan government (balance), TN
• County: Davidson County · 808,568 people
• City population: 677,595
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 41,366
• Household income: $61,744
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 17% of renters

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Population outlook (Davidson County) Hauer SSP2

• Today (2025): 808,568 people
• By 2030: 874,489 · +8.2%
• By 2040: 1,009,046 · +24.8%
• By 2050: 1,147,294 · +41.9%
• By 2075: 1,475,439 · +82.5%
• By 2100: 1,714,101 · +112.0%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 57% White 24% Hispanic / Latino 13% Two or more races 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Serbian 1% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 10%

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Political lean MEDSL · Davidson

• 2024 margin: Strong D (+27.4) · D 62.7% · R 35.3% · Other 2.0%
• 2008→2024 swing: +6.5pp toward D · 2008: 21.0pp · 2024: 27.4pp
• All cycles: 2024: D+27.4 2020: D+32.1 2016: D+26.0 2012: D+18.7 2008: D+21.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -135.21%
• Current HPI: 351.9628
• Rent YoY: ▲ 1.33%
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• State GDP YoY: ▲ 2.78%
• F500 in state: 22

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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

Property features AI

Finance

• Other: Living area about 783 square feetBuilt/existing structure

Exterior

• Parking: No covered or designated parking reported
• Utilities: Public waterPublic sewerWater service available
• Home design: Residential zero-lot-line propertyOne level
• Construction: Brick construction
• Exterior features: Lot approximately 0.17 acres (approx. dimensions 41 x 191)

Interior

• Kitchen: Includes oven, range, dishwasher, refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet, Laminate, Tile, Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingWall/window cooling units
• Interior features: Oven, Range, Dishwasher, RefrigeratorCrawl space basement

Price history

+0.0% since first listed

5 events — show timeline

• 2026-06-25 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-05-27 Listed $175,000 REALTRACS as Distributed by MLS Grid
• 2026-05-22 Coming Soon $175,000 REALTRACS as Distributed by MLS Grid
• 2026-05-17 Coming Soon — REALTRACS as Distributed by MLS Grid
• 2026-05-16 Listing Removed — REALTRACS as Distributed by MLS Grid