2407 Burch St · Nashville-Davidson metropolitan government (balance), TN 37208

$379,900

3 bd · 2.5 ba · 2,384 sqft · Other · 117 Days on market

Built 1950 7,405 sqft lot

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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).

• Cash flow +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Reduced! Reduced! Check out this charming renovated 3bed/2.5 bath home located near the Buchanan Arts District. Sunroom or Den can be used as a 4th bedroom. Home features new roof, artsy light fixtures, stainless steel appliances, fresh paint, electric fireplace, quartz countertops and tile flooring. It is within walking distance to restaurants such as Southern V, Slim-N-Husky, Ed's Fish House, just a few minutes to downtown, across the street from Fisk Park, and near Germantown with more restaurants. This property seems to offer both convenience and a vibrant neighborhood experience. Don't miss out on this Experience! NO HOA! Home qualifies for 100% financing & No Mortgage Insurance!

Key facts

• Quartz countertops
• Renovated
• Tile flooring

Tags

• RENOVATED
• NEW ROOF
• STAINLESS STEEL APPLIANCES
• ELECTRIC FIREPLACE
• QUARTZ COUNTERTOPS
• TILE FLOORING

Property features AI

Finance

• Other: Lot approximately 0.17 acres (50 x 150); Living area reported as 2,384 square feet; Above-grade finished area source: appraiser; Basement: crawl space / none
• HOA & community: Pets allowed

Exterior

• Parking: No designated covered parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One story
• Construction: Brick and vinyl siding exterior; Shingle roof
• Exterior features: Deck; Covered porch; Porch; Back yard fencing

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with walk-in closet; Second bedroom with walk-in closet; Third bedroom with extra-large closet
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Walk-in closets; Electric fireplace
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $380k.

Deal economics

• At list price, monthly cash flow is $200 ($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 $308k (18.8% below list).
• Recommended offer: $308k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 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: Robert Churchwell Elementary (math 2% / reading 2%, grade F, #926 of 952 statewide, top 100%, 289 students, 0% FRL); Pearl-Cohn High (math 2% / reading 12%, grade F, #294 of 332 statewide, top 91%, 604 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 (+2.1%/yr); 351 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); 6,873 units permitted in Davidson County in 2024 (4,138 in 5+ unit buildings).
• At $3,083/mo this rent would consume 56% of the median local household income ($66k/yr) (locally 1432% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 117 days — a 9% lower offer ($346k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; list at $380k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $308,342 (18.8% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
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: 0.81% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.15% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-51,633
• Equity at exit: $56,644

10-year hold

• IRR: -6.0%
• Equity multiple: 0.62×
• Total profit: $-39,894
• Equity at exit: $32,847

Cash invested: $106,372 (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 37208

• Home prices YoY: -12.6%
• Rents YoY: 2.1%
• Active inventory: 351
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,083 high
• Mortgage (P&I): −$1,992
• Tax from tax record: −$85 /mo · $1,025/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $200

Break-even live

Break-even rent $2,830

Max offer price $379,900

Occupancy floor 89%

Sensitivity live

Price	-10% $415	-5% $307	+0% $200	+5% $92	+10% $-15
Rent	-10% $-44	-5% $78	+0% $200	+5% $322	+10% $444
Rate	-1.0pp $391	-0.5pp $297	base $200	+0.5pp $102	+1.0pp $1

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1613 23rd Ave N Nashville, TN	4.0	3.0	2702	$3,000	$1.11	5d	1	0.17mi
1526 23rd Ave N Unit b Nashville, TN	4.0	3.0	3000	$3,600	$1.20	25d	1	0.18mi
1612 23rd Ave N Nashville, TN	4.0	3.0	1906	$2,623	$1.38	25d	1	0.19mi
1515B 21st Ave N Nashville, TN	3.0	3.0	1757	$2,595	$1.48	25d	1	0.30mi
1732 22nd Ave N Nashville, TN	4.0	3.5	2555	$3,500	$1.37	25d	1	0.36mi
2726 Scovel St Nashville, TN	4.0	2.5	2400	$4,500	$1.88	25d	1	0.44mi
2420 Albion St Nashville, TN	4.0	3.0	2985	$3,595	$1.20	25d	1	0.59mi
1608 16th Ave N Nashville, TN	4.0	3.0	1811	$3,295	$1.82	18d	1	0.59mi
1713 Heiman St Nashville, TN	3.0	2.5	1734	$2,500	$1.44	21d	1	0.61mi
1713 Heiman St Nashville, TN	3.0	2.5	1734	$2,500	$1.44	25d	1	0.61mi
1822 16th Ave N Unit 1 Nashville, TN	3.0	2.5	1912	$2,750	$1.44	25d	1	0.61mi
1822 16th Ave N Unit 1 Nashville, TN	3.0	2.5	1912	$2,750	$1.44	18d	1	0.61mi
1905A 15th Ave N Nashville, TN	3.0	2.5	1669	$2,595	$1.55	16d	1	0.63mi
2003 26th Ave N Nashville, TN	3.0	2.0	1691	$2,850	$1.69	8d	1	0.66mi
2219 Albion St Unit A Nashville, TN	3.0	2.0	1598	$1,795	$1.12	17d	1	0.66mi
1600 Heiman St Unit A Nashville, TN	4.0	3.5	2680	$3,150	$1.18	4d	1	0.70mi
1600A Heiman St Nashville, TN	4.0	6.0	2680	$3,150	$1.18	4d	1	0.70mi
1507B 14th Ave Nashville, TN	3.0	3.0	1800	$3,100	$1.72	16d	1	0.72mi
1922 14th Ave N Nashville, TN	3.0	2.5	1876	$4,795	$2.56	25d	1	0.74mi
1924 14th Ave N Unit A Nashville, TN	3.0	2.5	1820	$4,500	$2.47	25d	1	0.75mi
1102 Buchanan St Unit 1312342P Nashville, TN	4.0	4.5	2992	$10,154	$3.39	25d	1	0.76mi
1033 16th Ave N Nashville, TN	3.0	3.0	2000	$1,950	$0.97	22d	1	0.79mi
1713 Simpkins St Nashville, TN	3.0	2.5	1935	$2,595	$1.34	17d	1	0.80mi
1713 Simpkins St Nashville, TN	3.0	2.5	1935	$2,595	$1.34	4d	1	0.80mi
1104 33rd Ave N Nashville, TN	3.0	3.0	2131	$3,300	$1.55	22d	1	0.83mi
1828 11th Ave N Nashville, TN	3.0	2.5	2100	$3,150	$1.50	25d	1	0.83mi
2122 24th Ave N Nashville, TN	3.0	3.5	1860	$2,400	$1.29	12d	1	0.84mi
1726 Simpkins St Nashville, TN	4.0	3.5	2286	$3,500	$1.53	25d	1	0.84mi
1737 Pecan St #6 Nashville, TN	3.0	4.0	1879	$3,650	$1.94	22d	1	0.84mi
2144 18th Ave N Nashville, TN	3.0	2.5	2083	$3,199	$1.54	25d	1	0.85mi
1911 Hermosa St Nashville, TN	3.0	3.5	2176	$3,500	$1.61	25d	1	0.85mi
1909 Hermosa St Nashville, TN	3.0	3.5	2176	$3,500	$1.61	25d	1	0.86mi
2017 12th Ave N Unit B Nashville, TN	3.0	2.5	1668	$3,000	$1.80	18d	1	0.87mi
1910 11th Ave N Nashville, TN	3.0	3.0	2060	$5,595	$2.72	25d	1	0.88mi
2601 Batavia St Nashville, TN	4.0	3.0	1944	$2,950	$1.52	25d	1	0.88mi
2133 24th Ave N Unit 1051710P Nashville, TN	4.0	4.0	1776	$5,718	$3.22	4d	1	0.89mi
2119 Herman St Nashville, TN	3.0	3.0	1766	$3,270	$1.85	13d	1	0.89mi
1607 10th Ave N Nashville, TN	4.0	3.0	2378	$3,995	$1.68	25d	1	0.92mi
2402 Hyde St Nashville, TN	3.0	2.5	1920	$2,950	$1.54	25d	1	0.93mi
942 33rd Ave N Nashville, TN	3.0	2.5	1846	$2,350	$1.27	25d	1	0.93mi

Listing history 44 events

1. 2026-06-21
   days on market $379,900 Active 117 DOM
2. 2026-06-18
   days on market $379,900 Active 114 DOM
3. 2026-06-17
   days on market $379,900 Active 113 DOM
4. 2026-06-16
   days on market $379,900 Active 112 DOM
5. 2026-06-15
   days on market $379,900 Active 111 DOM
6. 2026-06-13
   days on market $379,900 Active 109 DOM
7. 2026-06-13
   days on market $379,900 Active 108 DOM
8. 2026-06-09
   days on market $379,900 Active 105 DOM
9. 2026-06-08
   days on market $379,900 Active 104 DOM
10. 2026-06-07
    days on market $379,900 Active 103 DOM
11. 2026-06-05
    days on market $379,900 Active 100 DOM
12. 2026-06-03
    days on market $379,900 Active 99 DOM
13. 2026-06-02
    statusdays on market $379,900 Active 98 DOM
14. 2026-06-01
    days on market $379,900 Active Under Contract 97 DOM
15. 2026-05-31
    days on market $379,900 Active Under Contract 96 DOM
16. 2026-05-13
    price $379,900
17. 2026-02-24
    listed $399,900 Active
18. 2024-08-08
    historical
19. 2024-07-22
    status Active
20. 2024-07-04
    historical Active Under Contract
21. 2024-06-26
    listed $449,900 Active
22. 2024-06-05
    historical
23. 2024-04-08
    price $499,000
24. 2024-03-14
    listed $519,900 Active
25. 2024-03-13
    price $524,900
26. 2024-03-13
    historical
27. 2024-02-17
    price $529,900
28. 2024-02-03
    listed $549,900 Active
29. 2024-01-31
    historical
30. 2023-10-24
    historical
31. 2023-09-01
    listed $574,990 Active
32. 2023-08-28
    historical
33. 2023-08-11
    historical
34. 2023-08-10
    listed $599,990 Active
35. 2023-08-03
    price $599,990
36. 2023-07-28
    listed $624,900 Active
37. 2023-07-18
    price $624,900
38. 2023-07-17
    price $599,990
39. 2023-07-12
    historical
40. 2019-05-10
    soldstatus $135,000
41. 2007-01-12
    soldstatus $120,000
42. 2000-05-01
    soldstatus $17,000
43. 1987-06-01
    soldstatus $25,000
44. 1981-04-01
    soldstatus $10,000

ⓘ 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: $1,025 · $85/mo
• Projected year-2 tax: $2,697 · $225/mo
• Expected delta: +$1,672/yr (+$139/mo · 163.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $37,001
• − Mortgage interest: −$21,280
• − Property taxes: −$1,025
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,960
• − Management: −$2,960
• − Depreciation: −$11,052
• Taxable loss: −$4,176
• Est. tax savings @ 24.0%: +$1,002
• After-tax cash flow: $3,402/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): 20,889
• Household income: $65,556
• Rent vs Own: 67.0% rent · 33.0% own
• Severe rent burden: 1432.0

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 0.56)
• Race & ethnicity: Black 57% White 34% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 2% Slovak 2% Hispanic 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% 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: ▼ -59.14%
• Current HPI: 410.2214
• Rent YoY: ▲ 2.15%
• 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

+3699.0% since first listed

29 events — show timeline

• 2026-05-13 Price Changed $379,900 REALTRACS as Distributed by MLS Grid
• 2026-02-24 Listed $399,900 REALTRACS as Distributed by MLS Grid
• 2024-08-08 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-07-22 Relisted — REALTRACS as Distributed by MLS Grid
• 2024-07-04 Contingent — REALTRACS as Distributed by MLS Grid
• 2024-06-26 Listed $449,900 REALTRACS as Distributed by MLS Grid
• 2024-06-05 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-04-08 Price Changed $499,000 REALTRACS as Distributed by MLS Grid
• 2024-03-14 Listed $519,900 REALTRACS as Distributed by MLS Grid
• 2024-03-13 Price Changed $524,900 REALTRACS as Distributed by MLS Grid
• 2024-03-13 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-02-17 Price Changed $529,900 REALTRACS as Distributed by MLS Grid
• 2024-02-03 Listed $549,900 REALTRACS as Distributed by MLS Grid
• 2024-01-31 Coming Soon — REALTRACS as Distributed by MLS Grid
• 2023-10-24 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2023-09-01 Listed $574,990 REALTRACS as Distributed by MLS Grid
• 2023-08-28 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2023-08-11 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2023-08-10 Listed $599,990 REALTRACS as Distributed by MLS Grid
• 2023-08-03 Price Changed $599,990 REALTRACS as Distributed by MLS Grid
• 2023-07-28 Listed $624,900 REALTRACS as Distributed by MLS Grid
• 2023-07-18 Price Changed $624,900 REALTRACS as Distributed by MLS Grid
• 2023-07-17 Price Changed $599,990 REALTRACS as Distributed by MLS Grid
• 2023-07-12 Coming Soon — REALTRACS as Distributed by MLS Grid
• 2019-05-10 Sold (Public Records) $135,000 Public Records
• 2007-01-12 Sold (Public Records) $120,000 Public Records
• 2000-05-01 Sold (Public Records) $17,000 Public Records
• 1987-06-01 Sold (Public Records) $25,000 Public Records
• 1981-04-01 Sold (Public Records) $10,000 Public Records

Property tax history

-0.9%/yr

Latest (2024): $1,025 · +0.0% YoY. Source: county tax records.