2740 Jones Ave · Nashville-Davidson metropolitan government (balance), TN 37207

$385,000

4 bd · 2.0 ba · 1,536 sqft · MultiFamily · 9 Days on market

Built 1960 Average condition 0.61 ac 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 +13.5/30.0
• ARV discount +7.5/15.0
• 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 +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

Rare duplex opportunity on a spacious 0.75-acre lot. Each unit offers 2 bedrooms and 1 bathroom, creating an attractive option for investors seeking rental income, value-add potential, or future redevelopment opportunities. The property has been maintained over the years and offers flexibility for a variety of investment strategies. With its large lot, convenient location, and multiple avenues for future growth, this property presents a unique opportunity in today's market. * * * Do not disturb tenant in unit B (the right side) * * *

Key facts

• Value-add potential
• Spacious lot
• Convenient location

Tags

• DUPLEX OPPORTUNITY
• SPACIOUS LOT
• VALUE-ADD POTENTIAL
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Zoned C12 - Dupl
• Financial info: Owner pays: Other; Tenants pay cable TV, electricity, gas, and water

Exterior

• Parking: No covered parking reported; No parking spaces reported
• Utilities: Public water; Public sewer; Water available
• Home design: Duplex residential income property; Attached property; One level
• Construction: Aluminum siding and brick exterior; Shingle roof; Existing structure
• Exterior features: 60 x 445 lot dimensions; Public water available; Public sewer

Interior

• Bedrooms: Two 2-bedroom units
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Wood and vinyl flooring; Central heating; Central air conditioning
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $385k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $14 ($171/yr) — positive. Per door: $7/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 $339k (12.1% below list).
• Recommended offer: $339k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 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: Tom Joy Elementary (math 2% / reading 2%, grade F, #926 of 952 statewide, top 100%, 456 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); 535 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $3,386/mo this rent would consume 66% of the median local household income ($62k/yr) (locally 1969% 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 $12k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $338,600 (12.1% 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 1960 — 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: 0.88% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.38×
• Total profit: $-67,022
• Equity at exit: $57,405

10-year hold

• IRR: -13.7%
• Equity multiple: 0.27×
• Total profit: $-79,189
• Equity at exit: $33,288

Cash invested: $107,800 (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 37207

• Home prices YoY: -27.8%
• Rents YoY: 1.3%
• Active inventory: 535
• Price-to-rent: 19.0×

Monthly cashflow live

• Estimated rent: $3,386 high
• Mortgage (P&I): −$2,019
• Tax est. 1.5%: −$481 /mo · $5,775/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$711
• Net cashflow: $14

Break-even live

Break-even rent $3,368

Max offer price $385,000

Occupancy floor 95%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,386
Total (2 units)			$3,386

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2718 Oakwood Ave Nashville, TN	4.0	2.0	1850	$2,595	$1.40	24d	1	0.17mi
105 Hart Ln Unit D Nashville, TN	3.0	3.5	2135	$2,750	$1.29	24d	1	0.40mi
105 Hart Ln Unit B Nashville, TN	3.0	3.5	1825	$2,600	$1.42	4d	1	0.40mi
128 Gordon Ter Nashville, TN	3.0	2.0	1400	$2,600	$1.86	11d	1	0.51mi
206 Ben Allen Rd #4 Nashville, TN	3.0	3.5	1947	$3,000	$1.54	4d	1	0.53mi
206 Ben Allen Rd #5 Nashville, TN	3.0	3.5	2015	$3,400	$1.69	24d	1	0.53mi
1100 Sunset Cir Nashville, TN	1.0–3.0	1.0–2.5	1070	$1,899	$1.77	3d	7	0.70mi
538 Norton Ave Nashville, TN	3.0	2.0	1394	$2,000	$1.43	19d	1	0.72mi
301 Ben Allen Rd Nashville, TN	1.0–3.0	1.0–2.0	1019	$1,681	$1.65	2d	11	0.74mi
229 Duke St Nashville, TN	3.0	3.0	1751	$3,150	$1.80	24d	1	0.77mi
105 Duke St #9 Nashville, TN	3.0	2.5	1631	$3,300	$2.02	24d	1	0.86mi
614 Poplar Pl Nashville, TN	3.0	2.0	1244	$2,200	$1.77	2d	1	0.87mi
3108 Hillside Rd Unit 1 Nashville, TN	3.0	2.0	1194	$1,400	$1.17	20d	1	0.94mi
504 Edwin St #18 Nashville, TN	4.0	3.5	2002	$3,495	$1.75	24d	1	0.94mi
504 Edwin St #18 Nashville, TN	4.0	3.5	2002	$3,495	$1.75	3d	1	0.94mi
618 Cogdill Ln Nashville, TN	2.0–3.0	2.5–3.5	1857	$4,325	$2.33	3d	8	0.98mi
3060 Edwin Cir Nashville, TN	3.0	3.0	2070	$2,995	$1.45	4d	1	0.98mi
3060 Edwin Cir Nashville, TN	3.0	3.0	2070	$3,200	$1.55	17d	1	0.98mi
488 Lemont Dr Nashville, TN	1.0–3.0	1.0–1.5	951	$2,065	$2.17	2d	47	1.01mi
2019 Maple View Ln Nashville, TN	3.0	3.5	1775	$2,850	$1.61	4d	1	1.01mi
1806 Lischey Ave #3 Nashville, TN	3.0	3.0	1800	$2,895	$1.61	24d	1	1.02mi
1806 Lischey Ave #1 Nashville, TN	3.0	3.0	1800	$4,800	$2.67	24d	1	1.02mi
901 Cherokee Ave Nashville, TN	3.0	1.0–2.0	1457	$3,563	$2.45	2d	12	1.10mi
2810 Gear St Nashville, TN	3.0	5.5	2200	$3,250	$1.48	17d	1	1.12mi
928 Thomas Ave Nashville, TN	3.0	2.5	2157	$4,500	$2.09	21d	1	1.16mi
1020 W Kirkland Ave Unit D Nashville, TN	4.0	3.0	1998	$3,250	$1.63	24d	1	1.18mi
927 Chickasaw Ave Nashville, TN	3.0	2.0	1223	$2,600	$2.13	17d	1	1.19mi
808 Vibe Pl Unit 1492998P Nashville, TN	3.0	3.0	1517	$4,544	$3.00	2d	1	1.20mi
917B Spain Ave Nashville, TN	3.0	3.0	1428	$2,450	$1.72	4d	1	1.20mi
921 Spain Ave Nashville, TN	4.0	3.0	1850	$3,250	$1.76	14d	1	1.21mi
915 Delmas Ave Unit B Nashville, TN	3.0	2.5	1888	$3,023	$1.60	8d	1	1.23mi
1008B Dozier Pl Nashville, TN	3.0	2.5	1888	$2,795	$1.48	24d	1	1.24mi
1008 Dozier Pl Nashville, TN	3.0	2.5	1888	$2,795	$1.48	24d	1	1.24mi
1078 Zophi St Unit A Nashville, TN	3.0	2.5	1890	$3,200	$1.69	24d	1	1.27mi
330 E Village Ln Nashville, TN	3.0	3.5	1734	$2,999	$1.73	24d	1	1.28mi
939 Spain Ave Nashville, TN	3.0	3.0	2178	$4,200	$1.93	4d	1	1.29mi
303 Gatewood Ave Nashville, TN	3.0	2.0	2160	$2,999	$1.39	24d	1	1.31mi
1003B Spain Ave Nashville, TN	3.0	3.0	1801	$2,723	$1.51	24d	1	1.31mi
300-B E Village Ln Nashville, TN	3.0	3.5	1735	$2,900	$1.67	24d	1	1.39mi
1114 McGavock Pike Unit A Nashville, TN	3.0	2.5	1844	$2,730	$1.48	2d	1	1.40mi

Listing history 8 events

1. 2026-06-18
   days on market $385,000 Active 9 DOM
2. 2026-06-17
   days on market $385,000 Active 8 DOM
3. 2026-06-16
   days on market $385,000 Active 7 DOM
4. 2026-06-15
   days on market $385,000 Active 6 DOM
5. 2026-06-13
   days on market $385,000 Active 4 DOM
6. 2026-06-13
   days on market $385,000 Active 3 DOM
7. 2026-06-10
   remarks 543-char remark
8. 2026-06-10
   listed $385,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 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: $40,632
• − Mortgage interest: −$21,566
• − Property taxes: −$5,775
• − Insurance: −$1,925
• − Repairs & maintenance: −$3,251
• − Management: −$3,251
• − Depreciation: −$11,200
• Taxable loss: −$6,335
• Est. tax savings @ 24.0%: +$1,520
• After-tax cash flow: $1,692/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 · 13 photos

Average 55/100 Moderate rehab

The home is in average condition with some minor repairs and maintenance needed. Painting the exterior and interior and landscaping can significantly increase its resale and rental value.

Repairs flagged

• Minor Paint — The paint appears to be in good condition with no visible damage or wear.
• Minor Landscaping — The landscaping appears to be in good condition with no visible damage or wear.

Value-add opportunities

• Both Paint the exterior and interior — Painting the exterior and interior can improve the home's curb appeal and overall appearance, making it more attractive to potential buyers or renters.
• Both Landscaping — Landscaping can improve the home's curb appeal and overall appearance, making it more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · The paint appears to be in good condition with no visible damage or wear.	Minor	$500–3,000
Landscaping · The landscaping appears to be in good condition with no visible damage or wear.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint the exterior and interior — Painting the exterior and interior can improve the home's curb appeal and overall appearance, making it more attractive to potential buyers or renters. ↑
• Both Landscaping — Landscaping can improve the home's curb appeal and overall appearance, making it more attractive to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 41,366
• Household income: $61,744
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 1969.0

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 0.60)
• 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%

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

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

1 event — show timeline

• 2026-06-09 Listed $385,000 REALTRACS as Distributed by MLS Grid