2405 Eden St · Nashville-Davidson metropolitan government (balance), TN 37208

$370,000

3 bd · 2.0 ba · 1,788 sqft · MultiFamily public records · 4 Days on market

Built 1940 7,500 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 +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.3/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

DUPLEX LOCATED IN A UP AND COMING AREA. LOTS OF NEW CONSTRUCTION GOING AROUND THIS PROPERTY.. BOTH SIDES ARE RENTED WITH STABLE RENTERS. NO SIGN IN THE YARD, DO NOT BOTHER TENANTS.

Key facts

• Modern flooring
• Renovated bathrooms
• Newer appliances

Tags

• INVESTMENT OPPORTUNITY
• INCOME PRODUCING DUPLEX
• UPDATED KITCHENS
• RENOVATED BATHROOMS
• MODERN FLOORING
• NEWER APPLIANCES

Property features AI

Finance

• Financial info: Residential income property with 2 total units; Gross income reported at $33,684; Net operating income reported at $27,654; Owner pays water; tenants pay electricity and gas

Exterior

• Parking: No covered spaces; No designated parking total provided
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Water available
• Home design: Duplex (attached); One level
• Construction: Fiber cement exterior; Asphalt roof
• Exterior features: Lot dimensions approximately 50 x 150

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Two 2-bedroom units
• Flooring: Laminate; Tile
• Bathrooms: One unit with 2 bathrooms and one unit with 1 bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate and tile flooring; Smoke detectors
• Laundry & utility: Individual laundry areas; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $370k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive. Per door: $128/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $344k (7.1% below list).
• Recommended offer: $344k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: Park Avenue Elementary (math 2% / reading 12%, grade F, #863 of 952 statewide, top 92%, 349 students, 0% FRL); Haynes Middle (math 0% / reading 3%, grade F, #332 of 333 statewide, top 100%, 291 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 20d 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 $3,438/mo this rent would consume 63% 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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 $170k; list at $370k implies a 118% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $343,800 (7.1% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 9.0

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-46,605
• Equity at exit: $55,168

10-year hold

• IRR: -4.8%
• Equity multiple: 0.70×
• Total profit: $-31,418
• Equity at exit: $31,991

Cash invested: $103,600 (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: 17.9×

Monthly cashflow live

• Estimated rent: $3,438 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$366 /mo · $4,392/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $256

Break-even live

Break-even rent $3,115

Max offer price $370,000

Occupancy floor 88%

Sensitivity live

Price	-10% $465	-5% $360	+0% $256	+5% $151	+10% $46
Rent	-10% $-16	-5% $120	+0% $256	+5% $391	+10% $527
Rate	-1.0pp $442	-0.5pp $350	base $256	+0.5pp $160	+1.0pp $62

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,438
Total (2 units)			$3,438

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2219 Albion St Unit A Nashville, TN	3.0	2.0	1598	$1,795	$1.12	18d	1	0.08mi
2119 Herman St Nashville, TN	3.0	3.0	1766	$3,170	$1.80	0d	1	0.19mi
1911 Hermosa St Nashville, TN	3.0	3.5	2176	$3,500	$1.61	25d	1	0.23mi
1909 Hermosa St Nashville, TN	3.0	3.5	2176	$3,500	$1.61	25d	1	0.24mi
1825 Hermosa St Nashville, TN	3.0	2.0	1288	$2,280	$1.77	16d	1	0.30mi
2601 Batavia St Nashville, TN	4.0	3.0	1944	$2,950	$1.52	25d	1	0.31mi
709 26th Ave N Unit 1312374P Nashville, TN	4.0	4.0	1323	$7,478	$5.65	9d	1	0.38mi
2704 Clifton Ave #402 Nashville, TN	4.0	3.5	1740	$6,995	$4.02	25d	1	0.45mi
2400 Charlotte Ave Nashville, TN	1.0–2.0	1.0–2.0	950	$2,403	$2.53	0d	26	0.52mi
2826 Clifton Ave Nashville, TN	4.0	3.5	2256	$3,500	$1.55	25d	1	0.59mi
2726 Scovel St Nashville, TN	4.0	2.5	2400	$4,500	$1.88	25d	1	0.60mi
1033 16th Ave N Nashville, TN	3.0	3.0	2000	$1,950	$0.97	23d	1	0.62mi
1037 16th Ave N Unit B Nashville, TN	3.0	2.0	1500	$1,875	$1.25	0d	1	0.62mi
1723 Jo Johnston Ave Nashville, TN	2.0	2.5	1419	$2,199	$1.55	12d	1	0.63mi
1713 Heiman St Nashville, TN	3.0	2.5	1734	$2,500	$1.44	22d	1	0.63mi
1713 Heiman St Nashville, TN	3.0	2.5	1734	$2,500	$1.44	25d	1	0.63mi
2715 Delaware Ave Nashville, TN	3.0	2.5	2088	$3,450	$1.65	25d	1	0.64mi
1515B 21st Ave N Nashville, TN	3.0	3.0	1757	$2,595	$1.48	25d	1	0.67mi
1813 Pearl St Nashville, TN	3.0	2.0	1260	$2,750	$2.18	25d	1	0.68mi
1523 21st Ave N Unit A Nashville, TN	3.0	3.0	1800	$3,000	$1.67	0d	1	0.70mi
1522 22nd Ave N Nashville, TN	3.0	2.0	1350	$2,500	$1.85	6d	1	0.70mi
1522 22nd Ave N Nashville, TN	3.0	2.0	1350	$2,600	$1.93	25d	1	0.70mi
1501 Herman St Nashville, TN	2.0	1.0–2.0	922	$2,769	$3.00	0d	31	0.73mi
3009 Delaware Ave Nashville, TN	4.0	3.5	2038	$4,100	$2.01	4d	1	0.77mi
1612 23rd Ave N Nashville, TN	4.0	3.0	1906	$2,623	$1.38	25d	1	0.79mi
1104 33rd Ave N Nashville, TN	3.0	3.0	2131	$3,300	$1.55	23d	1	0.80mi
1615 23rd Ave N Nashville, TN	3.0	2.0	1316	$1,750	$1.33	16d	1	0.82mi
1507B 14th Ave Nashville, TN	3.0	3.0	1800	$3,100	$1.72	16d	1	0.84mi
1007 12th Ave N Unit 1051727P Nashville, TN	3.0	3.5	2077	$9,508	$4.58	23d	1	0.86mi
801 12th Ave N Nashville, TN	2.0	1.0–2.5	1024	$3,570	$3.49	0d	183	0.88mi
1608 16th Ave N Nashville, TN	4.0	3.0	1811	$3,295	$1.82	19d	1	0.89mi
1732 22nd Ave N Nashville, TN	4.0	3.5	2555	$3,500	$1.37	25d	1	0.99mi
3025 Charlotte Ave Nashville, TN	2.0	1.0–2.0	994	$3,632	$3.65	3d	28	1.02mi
916 11th Ave N Unit 1043935P Nashville, TN	4.0	3.5	2604	$5,304	$2.04	4d	1	1.02mi
1815 Church St Nashville, TN	2.0	1.0–2.0	958	$4,165	$4.35	0d	184	1.02mi
1030 Scovel St Nashville, TN	3.0	2.0	1350	$3,800	$2.81	25d	1	1.05mi
1727 14th Ave N Nashville, TN	4.0	2.0	1326	$1,995	$1.50	25d	1	1.08mi
600 11th Ave N Nashville, TN	3.0	1.0–2.0	1072	$3,536	$3.30	0d	19	1.12mi
419a 36th Ave N Nashville, TN	3.0	2.5	2449	$4,500	$1.84	5d	1	1.12mi
321 31st Ave N #113 Nashville, TN	2.0	2.0	1232	$6,250	$5.07	16d	1	1.15mi

Listing history 3 events

1. 2026-06-21
   days on market $370,000 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $370,000 Active 1 DOM

ⓘ 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: $4,392 · $366/mo
• Projected year-2 tax: $4,392 · $366/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 ≥106°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,256
• − Mortgage interest: −$20,726
• − Property taxes: −$4,392
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,300
• − Management: −$3,300
• − Depreciation: −$10,764
• Taxable loss: −$3,076
• Est. tax savings @ 24.0%: +$738
• After-tax cash flow: $3,805/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

+1133.3% since first listed

33 events — show timeline

• 2026-06-17 Listed $370,000 REALTRACS as Distributed by MLS Grid
• 2016-04-29 Contingent — REALTRACS as Distributed by MLS Grid
• 2016-04-29 Sold (Public Records) $170,000 Public Records
• 2016-04-29 Sold (MLS) $170,000 REALTRACS as Distributed by MLS Grid
• 2016-04-16 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2016-04-16 Contingent — REALTRACS as Distributed by MLS Grid
• 2016-04-16 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2016-04-16 Contingent — REALTRACS as Distributed by MLS Grid
• 2016-04-16 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2016-04-16 Contingent — REALTRACS as Distributed by MLS Grid
• 2016-04-16 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2016-03-15 Contingent — REALTRACS as Distributed by MLS Grid
• 2016-03-15 Listed $180,000 REALTRACS as Distributed by MLS Grid
• 2015-09-17 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2015-08-25 Price Changed $129,000 REALTRACS as Distributed by MLS Grid
• 2015-08-23 Price Changed $134,000 REALTRACS as Distributed by MLS Grid
• 2015-08-20 Price Changed $137,000 REALTRACS as Distributed by MLS Grid
• 2015-08-09 Price Changed $138,800 REALTRACS as Distributed by MLS Grid
• 2015-08-06 Price Changed $138,900 REALTRACS as Distributed by MLS Grid
• 2015-08-04 Listed $139,000 REALTRACS as Distributed by MLS Grid
• 2014-06-25 Sold (MLS) $59,000 REALTRACS as Distributed by MLS Grid
• 2014-06-25 Sold (MLS) $59,000 REALTRACS as Distributed by MLS Grid
• 2014-06-24 Sold (Public Records) $59,000 Public Records
• 2014-04-24 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2014-04-10 Listed $69,000 REALTRACS as Distributed by MLS Grid
• 2014-03-28 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2014-01-31 Listed $69,000 REALTRACS as Distributed by MLS Grid
• 2013-12-13 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2013-04-28 Listed $74,900 REALTRACS as Distributed by MLS Grid
• 2013-04-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2012-11-20 Listed $90,000 REALTRACS as Distributed by MLS Grid
• 1986-02-01 Sold (Public Records) $30,000 Public Records
• 1985-10-01 Sold (Public Records) $30,000 Public Records

Property tax history

+17.3%/yr

Latest (2025): $4,392 · +55.4% YoY. Source: county tax records.