710 Douglas Ave · Nashville-Davidson metropolitan government (balance), TN 37207

$279,999

4 bd · 2.0 ba · 1,700 sqft · Townhouse public records · 8 Days on market

Built 1968 10,454 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 +15.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• DSCR +4.8/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently updated quadplex in red hot Cleveland Park! This turnkey property offers FURNISHED units with the revenue-maximizing layout of 2 bedrooms and 1 bathroom. Enjoy the unbeatable location just minutes from Oracle's $4.5 billion campus and the new $2.1 billion Titans stadium, which will drive neighborhood growth for years to come. Recently updated, vacant, and furnished, this property offers a versatile investment in one of Nashville's fastest-growing neighborhoods.

Key facts

• Built 1968
• Listed 7 days

Property features AI

Finance

• Other: Living area reported as 740 square feet; Existing (previously built) condition
• HOA & community: Condominium common interest

Exterior

• Parking: No covered spaces reported; No total parking spaces reported
• Utilities: Public water; Public sewer; Water available
• Home design: Attached flat condominium; One level
• Construction: Brick construction
• Exterior features: Lot approximately 0.24 acres; Lot dimensions about 70 x 112

Interior

• Kitchen: Electric oven and range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Wood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric oven and electric range; Refrigerator; Washer; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $280k.

Deal economics

• At list price, monthly cash flow is $57 ($683/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Cap rate 6.8% 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: Shwab Elementary (math 12% / reading 12%, grade F, #786 of 952 statewide, top 84%, 337 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 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).
• At $3,035/mo this rent would consume 59% 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 $2k of loan paydown is wiped out by about $8k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $279,999

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.08% ✓
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $566,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1308 Montgomery Ave #7	0.11mi	4/4.0	1,703 (+0%)	10mo	$499,000	$293	78
1308 Montgomery Ave #6	0.11mi	4/4.0	1,731 (+2%)	8mo	$650,000	$376	77
602 Douglas Ave	0.14mi	3/2.5 (-1)	1,803 (+6%)	18mo	$550,000	$305	62
412 Douglas Ave	0.24mi	4/3.5	1,806 (+6%)	15mo	$581,500	$322	60
408 Douglas Ave	0.25mi	3/3.5 (-1)	1,600 (-6%)	12mo	$595,000	$372	58
406 Douglas Ave Unit B	0.26mi	3/2.5 (-1)	1,541 (-9%)	13mo	$495,000	$321	54
1414B Stainback Ave	0.47mi	3/2.5 (-1)	1,660 (-2%)	16mo	$470,000	$283	54
864 Seymour Ave	0.55mi	3/2.5 (-1)	1,566 (-8%)	3mo	$550,000	$351	52
862 Seymour Ave	0.54mi	3/2.5 (-1)	1,566 (-8%)	5mo	$550,000	$351	50
856 Seymour Ave	0.53mi	3/2.5 (-1)	1,566 (-8%)	8mo	$550,000	$351	49
844 Cherokee Ave #10	0.59mi	3/3.5 (-1)	1,820 (+7%)	3mo	$395,000	$217	47
1519 Meridian St #1	0.70mi	4/4.0	1,789 (+5%)	18mo	$595,000	$333	36

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.41×
• Total profit: $-46,468
• Equity at exit: $41,749

10-year hold

• IRR: -13.0%
• Equity multiple: 0.30×
• Total profit: $-54,503
• Equity at exit: $24,209

Cash invested: $78,400 (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: 7.7×

Monthly cashflow live

• Estimated rent: $3,035 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$689 /mo · $8,273/yr
• Insurance: −$117
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $57

Break-even live

Break-even rent $2,963

Max offer price $279,999

Occupancy floor 93%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1302A Montgomery Ave Nashville, TN	3.0	3.5	1937	$2,773	$1.43	14d	1	0.10mi
738 Douglas Ave Unit 1051756P Nashville, TN	4.0	3.0	1969	$7,391	$3.75	16d	1	0.14mi
862 W Sharpe Ave #4 Nashville, TN	3.0	3.5	1646	$2,895	$1.76	23d	1	0.24mi
1305 Lischey Ave Nashville, TN	3.0	3.0	2199	$3,500	$1.59	17d	1	0.27mi
1018 N 6th St Nashville, TN	3.0	2.0	1476	$2,995	$2.03	14d	1	0.37mi
1018 N 6th St Nashville, TN	3.0	2.0	1476	$2,995	$2.03	14d	1	0.37mi
1201 Stainback Ave Nashville, TN	3.0	3.0	2062	$3,400	$1.65	23d	1	0.39mi
2424 Inga St Nashville, TN	3.0	2.0	1440	$2,495	$1.73	16d	1	0.46mi
310 Evanston Ave Nashville, TN	3.0	2.5	1770	$2,850	$1.61	14d	1	0.52mi
1205 Meridian St Nashville, TN	3.0	2.0	1152	$2,100	$1.82	7d	1	0.52mi
942 Strouse Ave Unit B Nashville, TN	3.0	2.5	1800	$2,800	$1.56	11d	1	0.52mi
927 Chickasaw Ave Nashville, TN	3.0	2.0	1223	$2,600	$2.13	17d	1	0.54mi
303 Gatewood Ave Nashville, TN	3.0	2.0	2160	$2,999	$1.39	23d	1	0.59mi
402 Cleveland St Unit 1312354P Nashville, TN	4.0	4.5	2174	$7,677	$3.53	7d	1	0.63mi
504 Edwin St #18 Nashville, TN	4.0	3.5	2002	$3,495	$1.75	23d	1	0.65mi
504 Edwin St #18 Nashville, TN	4.0	3.5	2002	$3,495	$1.75	3d	1	0.65mi
1806 Lischey Ave #1 Nashville, TN	3.0	3.0	1800	$4,800	$2.67	23d	1	0.66mi
1806 Lischey Ave #3 Nashville, TN	3.0	3.0	1800	$2,895	$1.61	23d	1	0.66mi
3060 Edwin Cir Nashville, TN	3.0	3.0	2070	$2,995	$1.45	4d	1	0.67mi
3060 Edwin Cir Nashville, TN	3.0	3.0	2070	$3,200	$1.55	17d	1	0.67mi
121 Lucile St Nashville, TN	4.0	4.5	2203	$3,573	$1.62	23d	1	0.68mi
901 Cherokee Ave Nashville, TN	3.0	1.0–2.0	1457	$3,563	$2.45	2d	12	0.69mi
1004 Cahal Ave Nashville, TN	3.0	2.0	1829	$2,700	$1.48	12d	1	0.70mi
900 Meridian St #1 Nashville, TN	3.0	3.5	2150	$2,995	$1.39	19d	1	0.73mi
1005 W Eastland Ave Nashville, TN	4.0	2.5	2200	$3,850	$1.75	7d	1	0.73mi
1221 Joseph Ave Nashville, TN	3.0	2.5	1600	$2,800	$1.75	21d	1	0.73mi
1036 Seymour Ave Unit B Nashville, TN	4.0	2.0	2000	$2,695	$1.35	4d	1	0.75mi
1036 Seymour Ave Unit A Nashville, TN	3.0	2.0	1719	$2,545	$1.48	4d	1	0.75mi
947 Cahal Ave Nashville, TN	3.0	2.0	2123	$3,500	$1.65	23d	1	0.77mi
1112 Joseph Ave Unit A Nashville, TN	3.0	2.0	1224	$2,800	$2.29	4d	1	0.80mi
1111 McKennie Ave Unit A Nashville, TN	3.0	2.5	2101	$3,200	$1.52	23d	1	0.82mi
1002 Fairwin Ave Nashville, TN	3.0	2.0	1437	$3,300	$2.30	23d	1	0.82mi
1002 Fairwin Ave Unit 1 Nashville, TN	4.0	2.0	1442	$3,300	$2.29	23d	1	0.82mi
1101 Petway Ave Nashville, TN	3.0	2.5	1528	$2,900	$1.90	17d	1	0.83mi
915 Delmas Ave Unit B Nashville, TN	3.0	2.5	1888	$3,023	$1.60	7d	1	0.83mi
115 Elmhurst Ave Nashville, TN	4.0	3.0	2016	$3,995	$1.98	14d	1	0.88mi
115 Elmhurst Ave Nashville, TN	4.0	3.0	2016	$3,995	$1.98	23d	1	0.88mi
2810 Gear St Nashville, TN	3.0	5.5	2200	$3,250	$1.48	17d	1	0.89mi
917B Spain Ave Nashville, TN	3.0	3.0	1428	$2,450	$1.72	4d	1	0.90mi
921 Spain Ave Nashville, TN	4.0	3.0	1850	$3,250	$1.76	13d	1	0.91mi

Listing history 8 events

1. 2026-06-18
   days on market $279,999 Active 8 DOM
2. 2026-06-17
   days on market $279,999 Active 7 DOM
3. 2026-06-16
   days on market $279,999 Active 6 DOM
4. 2026-06-15
   days on market $279,999 Active 5 DOM
5. 2026-06-13
   days on market $279,999 Active 3 DOM
6. 2026-06-13
   statusdays on market $279,999 Active 2 DOM
7. 2026-06-10
   remarks 495-char remark
8. 2026-06-10
   listed $279,999 Coming Soon 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: $8,273 · $689/mo
• Projected year-2 tax: $8,273 · $689/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 7/10 Severe FEMA zone X (unshaded) · 99% 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: $36,423
• − Mortgage interest: −$15,684
• − Property taxes: −$8,273
• − Insurance: −$2,197
• − Repairs & maintenance: −$2,914
• − Management: −$2,914
• − Depreciation: −$8,145
• Taxable loss: −$3,705
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $1,572/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): 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

+273.3% since first listed

8 events — show timeline

• 2026-06-09 Coming Soon $279,999 REALTRACS as Distributed by MLS Grid
• 2026-06-09 Coming Soon $1,065,000 REALTRACS as Distributed by MLS Grid
• 2025-09-18 Sold (Public Records) $700,922 Public Records
• 2010-03-02 Sold (Public Records) $900,000 Public Records
• 1995-05-17 Sold (Public Records) $69,000 Public Records
• 1995-05-10 Sold (Public Records) $55,000 Public Records
• 1984-05-01 Sold (Public Records) $124,000 Public Records
• 1984-05-01 Sold (Public Records) $75,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $8,273 · +19.7% YoY. Source: county tax records.