673 Blythe Ave · Gallatin, TN 37066

$150,000

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 223 Days on market

Built 1925 6,534 sqft lot $136/sqft · 44% below area Est $269k · 44% under

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Why this score? — see what drove the B- 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.4/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**Do not disturb tenant.** For showings, drive by to view exterior. Home is in need of tlc and is believed to be a tear down or complete renovation. Value is believed to be in the land. Buyer/BA to verify all pertinent info

Key facts

• 6,534 sq ft lot
• Built 1925
• Listed 222 days

🏷️ Possibly a rental listed for sale. The $150,000 price doesn't fit this home's estimated sale value (~$268,823) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.8% in Gallatin — 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 67/100 on livability (#108 in TN) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: amenities F, commute F, health & safety F.
• Sumner County (suburban): math 44% / reading 39% proficiency, ranked #12 of 139 in TN (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Benny C. Bills Elementary School (math 15% / reading 20%, grade F, #704 of 952 statewide, top 74%, 713 students, 0% FRL); Joe Shafer Middle School (math 35% / reading 23%, grade F, #110 of 333 statewide, top 34%, 666 students, 0% FRL); Gallatin Senior High School (math 15% / reading 28%, grade F, #172 of 332 statewide, top 52%, 1,659 students, 0% FRL) — zoned schools average 0% FRL vs 34% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 23% at this address vs 42% district-wide (-19 pts) — the specific schools serving this property underperform the Sumner County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 1005 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,748 units permitted in Sumner County in 2024 (124 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Sumner County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $150k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.04% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.57%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

• ARV (median comp): $268,823
• List price: $150,000
• Delta: -44.20%
• 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
425 Hall St	0.07mi	2/1.0	1,023 (-7%)	9mo	$166,500	$163	77
667 N Boyers Ave	0.43mi	2/1.0	1,030 (-7%)	6mo	$191,000	$185	64
124 West Gray St	0.46mi	3/1.0 (+1)	1,120 (+1%)	11mo	$209,000	$187	62
438 Hatten Track Rd	0.37mi	1/1.5 (-1)	1,152 (+4%)	9mo	$175,000	$152	61
660 Virginia Ave	0.50mi	3/2.0 (+1)	1,112 (+1%)	7mo	$299,900	$270	61
131 E Woodrow St	0.37mi	3/2.0 (+1)	1,050 (-5%)	12mo	$230,000	$219	56
154 E Woodrow St	0.42mi	2/1.5	1,211 (+10%)	9mo	$278,000	$230	55
210 Ross Ave #110	0.32mi	3/2.0 (+1)	1,264 (+14%)	0mo	$299,900	$237	52
206 Ross Ave #110	0.31mi	3/2.0 (+1)	1,264 (+14%)	3mo	$299,900	$237	50
214 Ross Ave #110	0.30mi	3/2.0 (+1)	1,264 (+14%)	7mo	$299,900	$237	48
649 W Eastland St	0.70mi	3/2.0 (+1)	1,131 (+2%)	11mo	$300,000	$265	45
624 W Eastland St	0.65mi	2/2.0	1,029 (-7%)	12mo	$234,500	$228	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 · 0.39% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-7,021
• Equity at exit: $22,365

10-year hold

• IRR: 2.1%
• Equity multiple: 1.13×
• Total profit: $5,578
• Equity at exit: $12,969

Cash invested: $42,000 (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 →

ZIP-level market 37066

• Home prices YoY: -32.9%
• Rents YoY: 0.4%
• Active inventory: 1005
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,557 high
• Mortgage (P&I): −$787
• Tax from tax record: −$46 /mo · $553/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $335

Break-even live

Break-even rent $1,133

Max offer price $150,000

Occupancy floor 73%

Sensitivity live

Price	-10% $420	-5% $377	+0% $335	+5% $293	+10% $250
Rent	-10% $212	-5% $273	+0% $335	+5% $396	+10% $458
Rate	-1.0pp $411	-0.5pp $373	base $335	+0.5pp $296	+1.0pp $257

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
429 Demoss St Gallatin, TN	2.0	1.0	702	$1,475	$2.10	16d	1	0.16mi
614 N Water Ave Gallatin, TN	2.0–3.0	1.0–2.0	1097	$1,454	$1.33	3d	17	0.24mi
206 Ross Ave Gallatin, TN	3.0	2.0	1264	$2,200	$1.74	45d	1	0.30mi
206 Ross Ave #110 Gallatin, TN	3.0	2.0	1264	$2,075	$1.64	6d	1	0.30mi
547 N Water Ave Gallatin, TN	2.0	1.0	950	$1,199	$1.26	45d	1	0.35mi
501 Small St Gallatin, TN	2.0	2.0	1050	$1,495	$1.42	25d	1	0.35mi
872 W Albert Gallatin Ave Gallatin, TN	3.0	2.0	1452	$1,750	$1.21	6d	1	0.40mi
246 E Woodrow St Gallatin, TN	3.0	1.0	1488	$1,950	$1.31	9d	1	0.49mi
500 Virginia Ave Gallatin, TN	3.0	1.0	1112	$1,790	$1.61	45d	1	0.52mi
272 Brown Pl Gallatin, TN	2.0	1.0	774	$995	$1.29	23d	1	0.70mi
665-681 W Eastland Ave Unit 681 Gallatin, TN	2.0	1.0	1008	$1,400	$1.39	9d	1	0.77mi
711 W Eastland Ave Unit C Gallatin, TN	2.0	1.0	900	$1,300	$1.44	45d	1	0.78mi
711 W Eastland St Gallatin, TN	2.0	1.0	1100	$1,455	$1.32	25d	1	0.78mi
128 N Water Ave Gallatin, TN	1.0–2.0	1.0–2.0	766	$2,400	$3.13	25d	2	0.79mi
230 N Hume Ave Unit 3 Gallatin, TN	2.0	1.0	1000	$1,100	$1.10	23d	1	0.80mi
146 N Trigg Ave #130 Gallatin, TN	3.0	2.5	1323	$1,847	$1.40	25d	1	0.81mi
1720 Elliott Williams Way Gallatin, TN	3.0	3.0	1359	$1,950	$1.43	19d	1	0.81mi
243 W Smith St Gallatin, TN	2.0	1.5	1000	$1,375	$1.38	45d	1	0.98mi
202 Cemetery Ave Gallatin, TN	2.0	1.5	1000	$1,375	$1.38	13d	1	0.98mi
257 W Smith St Gallatin, TN	2.0	1.5	1000	$1,375	$1.38	25d	1	0.98mi
122 S Ford St Gallatin, TN	2.0	1.0	750	$1,099	$1.47	45d	1	0.99mi
209 W Bledsoe St Gallatin, TN	3.0	1.0	912	$1,725	$1.89	45d	1	1.02mi
234 W Winchester St Unit 234 Gallatin, TN	1.0	1.0	850	$1,200	$1.41	45d	1	1.09mi
203 N Electra St Gallatin, TN	2.0	1.5	1020	$1,199	$1.18	45d	1	1.12mi
550 E Bledsoe St Apt B24 Gallatin, TN	2.0	1.0	1000	$1,195	$1.20	5d	1	1.13mi
550 E Bledsoe St Gallatin, TN	1.0–2.0	1.0	820	$1,195	$1.46	5d	2	1.15mi
302 A Dobbins Pike Gallatin, TN	3.0	1.5	1100	$1,395	$1.27	25d	1	1.15mi
217 Greenleaf Cir Gallatin, TN	2.0	1.0	800	$1,199	$1.50	45d	1	1.16mi
143 Morrison St Unit 2 Gallatin, TN	2.0	2.0	840	$1,395	$1.66	45d	1	1.18mi
143 Morrison St #1 Gallatin, TN	2.0	1.0	840	$1,295	$1.54	45d	1	1.18mi
203 Morrison St Gallatin, TN	1.0	1.0	700	$1,100	$1.57	18d	1	1.20mi
203 Morrison St Gallatin, TN	1.0	1.0	700	$1,100	$1.57	22d	1	1.20mi
203 Morrison St Unit B Gallatin, TN	1.0	1.0	700	$1,095	$1.56	22d	1	1.20mi
120 Lynn Dr Gallatin, TN	3.0	2.0	1277	$1,990	$1.56	45d	1	1.28mi
112 Summerlin Dr Gallatin, TN	3.0	2.0	1342	$1,895	$1.41	14d	1	1.35mi
940 E Main St Gallatin, TN	2.0	1.5	1100	$1,395	$1.27	45d	1	1.36mi
1140 E Main St Gallatin, TN	2.0	1.5	1020	$1,275	$1.25	45d	1	1.43mi
194 W Morningside Dr Gallatin, TN	2.0	1.0	875	$1,250	$1.43	25d	1	1.45mi
735 Trail Dr Gallatin, TN	2.0	1.0	820	$1,295	$1.58	45d	1	1.49mi

Listing history 12 events

1. 2026-06-09
   days on market $150,000 Active 223 DOM
2. 2026-06-08
   days on market $150,000 Active 222 DOM
3. 2026-06-07
   days on market $150,000 Active 221 DOM
4. 2026-06-05
   days on market $150,000 Active 218 DOM
5. 2026-06-03
   days on market $150,000 Active 217 DOM
6. 2026-06-02
   days on market $150,000 Active 216 DOM
7. 2026-06-01
   days on market $150,000 Active 215 DOM
8. 2026-05-31
   days on market $150,000 Active 214 DOM
9. 2026-04-18
   historical 225-char remark

   Show marketing remark (225 chars)

   **Do not disturb tenant.** For showings, drive by to view exterior. Home is in need of tlc and is believed to be a tear down or complete renovation. Value is believed to be in the land. Buyer/BA to verify all pertinent info

10. 2026-04-18
    status Active 225-char remark

    Show marketing remark (225 chars)

    **Do not disturb tenant.** For showings, drive by to view exterior. Home is in need of tlc and is believed to be a tear down or complete renovation. Value is believed to be in the land. Buyer/BA to verify all pertinent info

11. 2025-10-31
    listed $300,000 Active 225-char remark

    Show marketing remark (225 chars)

    **Do not disturb tenant.** For showings, drive by to view exterior. Home is in need of tlc and is believed to be a tear down or complete renovation. Value is believed to be in the land. Buyer/BA to verify all pertinent info

12. 2025-10-30
    historical $300,000 225-char remark

    Show marketing remark (225 chars)

    **Do not disturb tenant.** For showings, drive by to view exterior. Home is in need of tlc and is believed to be a tear down or complete renovation. Value is believed to be in the land. Buyer/BA to verify all pertinent info

ⓘ 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: $553 · $46/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: +$512/yr (+$43/mo · 92.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,686
• − Mortgage interest: −$8,402
• − Property taxes: −$553
• − Insurance: −$750
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$4,364
• Taxable income: $1,627
• Est. tax owed @ 24.0%: −$391
• After-tax cash flow: $3,629/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: Sumner County
• NCES district ID: 4704020
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $56,998
• Composite: 36.44/100
• National rank: #4667
• State rank: #12 of 139 in TN

Livability — Gallatin

• Score: 67/100
• State rank: #108
• US rank: #11017

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gallatin, TN
• County: Sumner County · 196,654 people
• City population: 64,650
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 64,650
• Household income: $81,614
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 2172.0

Population outlook (Sumner County) Hauer SSP2

• Today (2025): 208,284 people
• By 2030: 223,902 · +7.5%
• By 2040: 253,892 · +21.9%
• By 2050: 281,199 · +35.0%
• By 2075: 344,866 · +65.6%
• By 2100: 384,369 · +84.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 14% Hispanic / Latino 11% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Serbian 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Sumner

• 2024 margin: Solid R (+41.8) · D 28.5% · R 70.3% · Other 1.1%
• 2008→2024 swing: -6.9pp toward R · 2008: -34.9pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.6 2016: R+45.0 2012: R+42.0 2008: R+34.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.76%
• Current HPI: 290.8043
• Rent YoY: ▲ 0.39%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-04-18 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-04-18 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-10-31 Listed $300,000 REALTRACS as Distributed by MLS Grid
• 2025-10-30 Coming Soon $300,000 REALTRACS as Distributed by MLS Grid

Property tax history

+9.8%/yr

Latest (2025): $553 · +0.0% YoY. Source: county tax records.