113 Forest Park Rd · Nashville-Davidson metropolitan government (balance), TN 37115

$189,900

3 bd · 1.0 ba · 1,010 sqft · SingleFamily public records · 5 Days on market

Built 1940 9,147 sqft lot Est $302k · 37% under

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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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home or Rental! large back yard! Great Buy!

Key facts

• 9,147 sq ft lot
• Built 1940
• Listed 5 days

Property features AI

Finance

• Other: Living area about 1,010 square feet; Year built: existing

Exterior

• Parking: No covered parking indicated; No total parking spaces indicated
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One story; Residential property
• Construction: Vinyl siding
• Exterior features: Lot approximately 0.21 acres; Lot dimensions 60 x 150

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Crawl space basement; Laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/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 $176k (7.5% below list).
• Recommended offer: $176k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 2.9% 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 C — 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: Neely'S Bend Elementary (math 8% / reading 17%, grade F, #784 of 952 statewide, top 82%, 368 students, 0% FRL); Madison Middle (math 2% / reading 3%, grade F, #329 of 333 statewide, top 99%, 400 students, 0% FRL); Hunters Lane High (math 0% / reading 8%, grade F, #321 of 332 statewide, top 97%, 1,466 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 soft (-0.9%/yr); 338 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 6,873 units permitted in Davidson County in 2024 (4,138 in 5+ unit buildings).
• This rent runs 39% of the median local income ($55k/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 $6k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $55k; list at $190k implies a 245% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $175,653 (7.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.92% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.64%
• DSCR: 1.16
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $301,990
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Forest Park Rd	0.00mi	3/1.0	1,010 (0%)	1mo	$172,000	$170	100
404 Dupont Ave	0.31mi	2/1.0 (-1)	1,047 (+4%)	2mo	$306,000	$292	73
220 Cherry St	0.43mi	3/1.0	992 (-2%)	7mo	$235,000	$237	72
313 Elm St	0.23mi	2/1.0 (-1)	896 (-11%)	2mo	$210,000	$234	64
121 Neelys Bend Rd	0.66mi	2/1.0 (-1)	1,028 (+2%)	1mo	$332,000	$323	60
278 Becklea Dr	0.55mi	3/1.0	1,100 (+9%)	2mo	$282,000	$256	58
308 Hickory St	0.34mi	3/1.0	870 (-14%)	4mo	$259,900	$299	58
709 Neelys Bend Rd	0.65mi	3/2.0	1,064 (+5%)	3mo	$319,900	$301	54
629 Cheryl Ave	0.46mi	3/2.0	1,144 (+13%)	2mo	$360,000	$315	51
540 Rothwood Ave	0.69mi	3/2.0	1,076 (+6%)	6mo	$339,900	$316	48
229 Garner Ave	0.63mi	3/2.0	1,122 (+11%)	5mo	$375,000	$334	44
606 Priscilla Ct	0.66mi	2/2.0 (-1)	1,150 (+14%)	3mo	$329,900	$287	35

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: -13.8%
• Equity multiple: 0.52×
• Total profit: $-25,687
• Equity at exit: $28,315

10-year hold

• IRR: -10.3%
• Equity multiple: 0.45×
• Total profit: $-29,158
• Equity at exit: $16,419

Cash invested: $53,172 (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 37115

• Rents YoY: -0.9%
• Active inventory: 338
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,757 high
• Mortgage (P&I): −$996
• Tax from tax record: −$152 /mo · $1,819/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $161

Break-even live

Break-even rent $1,553

Max offer price $189,900

Occupancy floor 86%

Sensitivity live

Price	-10% $269	-5% $215	+0% $161	+5% $107	+10% $54
Rent	-10% $22	-5% $92	+0% $161	+5% $230	+10% $300
Rate	-1.0pp $257	-0.5pp $209	base $161	+0.5pp $112	+1.0pp $62

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Kate St Madison, TN	1.0–2.0	1.0–2.0	812	$1,149	$1.41	12d	2	0.25mi
300 Kate St Madison, TN	1.0–2.0	1.0–2.0	812	$1,149	$1.41	25d	2	0.25mi
400 Forest Park Rd Madison, TN	1.0–2.0	1.0–1.5	860	$1,100	$1.28	12d	1	0.31mi
298C Garner Ave Madison, TN	4.0	2.0	1338	$2,400	$1.79	25d	1	0.57mi
720 Carmel Ave Madison, TN	3.0	2.0	1424	$2,100	$1.47	25d	1	0.59mi
101 Rothwood Ct Madison, TN	3.0	2.0	1100	$2,300	$2.09	19d	1	0.61mi
311 Roosevelt Madison, TN	2.0	1.0	715	$1,295	$1.81	4d	1	0.62mi
208 Jenna Lee Cir Madison, TN	2.0	2.5	1156	$1,975	$1.71	25d	1	0.64mi
505 Roosevelt Ave Madison, TN	4.0	1.5	1423	$2,145	$1.51	6d	1	0.64mi
926 Idlewild Dr Madison, TN	3.0	2.0	1500	$2,500	$1.67	23d	1	0.68mi
215A Nix Dr Madison, TN	2.0	1.5	1003	$1,395	$1.39	25d	1	0.71mi
600 Rothwood Ave Madison, TN	1.0–3.0	1.0–1.5	990	$1,500	$1.52	4d	8	0.87mi
110 Archwood Pl Madison, TN	1.0–2.0	1.0–1.5	915	$1,200	$1.31	3d	6	1.00mi
300 E Webster St Madison, TN	1.0–2.0	1.0	804	$1,035	$1.29	5d	3	1.02mi
201 E Palestine Ave Madison, TN	1.0–3.0	1.0–2.0	1097	$1,549	$1.41	3d	8	1.07mi
200 E Webster St Madison, TN	1.0–2.0	1.0	672	$1,399	$2.08	4d	44	1.07mi
343 Archwood Dr Madison, TN	3.0	2.0	1162	$2,000	$1.72	25d	1	1.09mi
345 Archwood Dr Madison, TN	3.0	2.0	1162	$2,000	$1.72	25d	1	1.09mi
510 Heritage Dr Madison, TN	1.0–3.0	1.0–2.5	1097	$2,010	$1.83	3d	17	1.12mi
1040 N DuPont Ave Madison, TN	1.0–3.0	1.0–3.0	944	$1,350	$1.43	25d	1	1.13mi
1317 Pierce Rd Unit A Madison, TN	2.0	1.0	756	$1,095	$1.45	25d	1	1.17mi
1041 Heritage Dr Madison, TN	2.0	1.0	999	$1,395	$1.40	3d	1	1.17mi
333 Rio Vista Dr Madison, TN	2.0–3.0	1.0	899	$1,782	$1.98	25d	9	1.18mi
531 Amquiwood Ct Madison, TN	2.0	2.0	1066	$2,200	$2.06	9d	1	1.19mi
531 Amquiwood Ct Madison, TN	2.0	2.0	1042	$2,200	$2.11	4d	1	1.19mi
857 Heritage Cir Madison, TN	3.0	1.5	1056	$1,900	$1.80	25d	1	1.25mi
255 Mayflower Ln N Madison, TN	3.0	2.5	1472	$1,795	$1.22	3d	1	1.26mi
118 Montague Way Madison, TN	2.0	2.0	1178	$2,500	$2.12	25d	1	1.28mi
110 One Mile Pkwy Madison, TN	1.0–3.0	1.0–2.0	1018	$1,927	$1.89	5d	35	1.32mi
3172 Penn Meade Way Nashville, TN	3.0	2.0	1103	$1,973	$1.79	25d	1	1.33mi
3128 Penn Meade Way Nashville, TN	3.0	2.0	1103	$2,300	$2.09	23d	1	1.35mi
3104 Penn Meade Way Nashville, TN	3.0	2.0	948	$2,100	$2.22	25d	1	1.37mi
1401 Gallatin Pike N Madison, TN	3.0	1.0–2.0	976	$2,526	$2.59	4d	60	1.38mi
2637 River Meade Way Nashville, TN	3.0	2.0	1244	$2,135	$1.72	14d	1	1.41mi
220 Aurora Ave Madison, TN	2.0	1.0	910	$1,350	$1.48	15d	3	1.46mi

Listing history 12 events

1. 2026-05-22
   listed $189,900 Active
2. 2026-05-21
   historical $189,900
3. 2015-09-29
   soldstatus $55,000
4. 2015-09-23
   soldstatus $55,000 Closed 57-char remark

   Show marketing remark (57 chars)

   Great starter home or Rental! large back yard! Great Buy!

5. 2015-09-02
   historical 57-char remark

   Show marketing remark (57 chars)

   Great starter home or Rental! large back yard! Great Buy!

6. 2015-09-02
   listed $55,000 57-char remark

   Show marketing remark (57 chars)

   Great starter home or Rental! large back yard! Great Buy!

7. 2012-05-22
   soldstatus $37,400 56-char remark

   Show marketing remark (56 chars)

   Ranch starter home with great potential. Large backyard.

8. 2012-05-04
   historical 56-char remark

   Show marketing remark (56 chars)

   Ranch starter home with great potential. Large backyard.

9. 2012-02-29
   listed $37,400 56-char remark

   Show marketing remark (56 chars)

   Ranch starter home with great potential. Large backyard.

10. 2005-06-29
    soldstatus $77,150
11. 1999-09-07
    soldstatus $45,000
12. 1986-12-01
    soldstatus $11,000

ⓘ 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: $1,819 · $152/mo
• Projected year-2 tax: $1,819 · $152/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥105°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,078
• − Mortgage interest: −$10,637
• − Property taxes: −$1,819
• − Insurance: −$950
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$5,524
• Taxable loss: −$1,225
• Est. tax savings @ 24.0%: +$294
• After-tax cash flow: $2,227/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: 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 · 680,067 people
• City population: 677,595
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 40,615
• Household income: $54,566
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 2759.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 37% Black 32% Hispanic / Latino 26% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 13% Cuban 2%
• Common ancestry: Serbian 1% Italian 1% Iranian 1%
• Foreign-born: 18% · Canada
• Languages at home: 74% English-only · Spanish 22% Tagalog/Filipino 1% Other Indo-European 1%

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: ▼ -259.74%
• Current HPI: 341.9614
• Rent YoY: ▼ -0.94%
• 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

+1626.4% since first listed

12 events — show timeline

• 2026-05-22 Listed $189,900 REALTRACS as Distributed by MLS Grid
• 2026-05-21 Coming Soon $189,900 REALTRACS as Distributed by MLS Grid
• 2015-09-29 Sold (Public Records) $55,000 Public Records
• 2015-09-23 Sold (MLS) $55,000 REALTRACS as Distributed by MLS Grid
• 2015-09-02 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2015-09-02 Listed $55,000 REALTRACS as Distributed by MLS Grid
• 2012-05-22 Sold (MLS) $37,400 REALTRACS as Distributed by MLS Grid
• 2012-05-04 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2012-02-29 Listed $37,400 REALTRACS as Distributed by MLS Grid
• 2005-06-29 Sold (Public Records) $77,150 Public Records
• 1999-09-07 Sold (Public Records) $45,000 Public Records
• 1986-12-01 Sold (Public Records) $11,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,819 · +37.2% YoY. Source: county tax records.