2501 Vista Ln · Nashville-Davidson metropolitan government (balance), TN 37207

$245,000

4 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 17 Days on market

Built 2019 Good condition 6,534 sqft lot Est $273k · 10% under $47/mo HOA · 2% of rent

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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 +16.1/30.0
• ARV discount +12.2/15.0
• DSCR +5.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Adorable cottage with easy access to downtown Nashville! One level living! This home offers a covered walk on front porch, 4 bedrooms, 2 full bathrooms, eat-in kitchen, water filtration system, designated backyard space for your fur babies, large storage shed for tools and extra belongings, cozy fire pit area, established vegetable garden and fruit trees, refrigerator and washer/dryer conveys, nature is your backyard neighbor, community playground and green space available to residents for their enjoyment, nearby restaurants, 15 minutes from Opry Mills Mall, 20 minutes from BNA. Perfect starter home! * * * OWNER OCCUPANCY ONLY - NO INVESTORS. The home is subject to a restrictive covenant

Key facts

• 6,534 sq ft lot
• Built 2019
• Listed 16 days

Property features AI

Finance

• HOA & community: HOA with monthly fee of $47; Community playground and sidewalks

Exterior

• Parking: No designated covered parking (parking total listed as 0)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residential; One story
• Construction: Hardboard siding; Shingle roof; Existing construction (year built: existing)
• Exterior features: Patio; Corner lot; Storage structure on property

Interior

• Kitchen: Electric oven; Dishwasher; Disposal; Refrigerator; Kitchen approx. 11x8
• Bedrooms: 4 bedrooms (all on the main level); Bedroom sizes approximately 10x15, 9x12, 10x12, 9x11
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Appliances: Electric oven, Dishwasher, Disposal, Refrigerator; Washer and dryer included; Carpet flooring; Central heating; Central air; No basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $245k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $126 ($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 $214k (12.8% below list).
• Recommended offer: $214k (12.8% 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: Alex Green Elementary (math 2% / reading 12%, grade F, #863 of 952 statewide, top 92%, 424 students, 0% FRL); Haynes Middle (math 0% / reading 3%, grade F, #332 of 333 statewide, top 100%, 291 students, 0% FRL); Whites Creek High (math 2% / reading 12%, grade F, #294 of 332 statewide, top 91%, 587 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); 539 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 42% of the median local income ($62k/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 $2k of loan paydown is wiped out by about $7k 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 17 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $213,586 (12.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.21%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $273,456
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4100 Polk Forest Cir	0.04mi	3/2.0 (-1)	1,146 (-12%)	9mo	$210,000	$183	66
4112 Polk Forest Cir	0.07mi	3/2.0 (-1)	1,130 (-13%)	15mo	$210,000	$186	58
461 Ewing Ln	0.51mi	3/1.5 (-1)	1,261 (-3%)	19mo	$345,000	$274	49
3018 Ewingdale Dr	0.69mi	3/2.0 (-1)	1,395 (+8%)	14mo	$343,500	$246	38
2737 Old Matthews Rd	0.41mi	3/2.5 (-1)	1,422 (+10%)	24mo	$299,900	$211	38
3004 Ewingdale Dr	0.74mi	3/2.0 (-1)	1,361 (+5%)	20mo	$281,300	$207	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: -14.6%
• Equity multiple: 0.49×
• Total profit: $-35,226
• Equity at exit: $36,530

10-year hold

• IRR: -8.7%
• Equity multiple: 0.50×
• Total profit: $-34,510
• Equity at exit: $21,183

Cash invested: $68,600 (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 37207

• Home prices YoY: -27.8%
• Rents YoY: 1.3%
• Active inventory: 539
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,136 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$127 /mo · $1,524/yr
• Insurance: −$102
• HOA: −$47
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $126

Break-even live

Break-even rent $1,976

Max offer price $245,000

Occupancy floor 89%

Sensitivity live

Price	-10% $265	-5% $196	+0% $126	+5% $57	+10% $-12
Rent	-10% $-42	-5% $42	+0% $126	+5% $211	+10% $295
Rate	-1.0pp $250	-0.5pp $189	base $126	+0.5pp $63	+1.0pp $-2

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Vista Cv Nashville, TN	3.0	2.0	1215	$2,000	$1.65	19d	1	0.15mi
2888 Creekbend Dr Nashville, TN	3.0	2.5	1200	$1,250	$1.04	16d	1	0.62mi
2888 Creekbend Dr Nashville, TN	3.0	2.5	1576	$1,200	$0.76	9d	1	0.62mi
3136 Greggwood Dr Nashville, TN	3.0	2.0	1050	$2,000	$1.90	14d	1	0.66mi
2628 Old Matthews Rd Nashville, TN	4.0	1.5	1584	$2,185	$1.38	22d	1	0.78mi
2160 W Richmond Hill Dr Nashville, TN	4.0	2.5	1632	$2,245	$1.38	22d	1	0.80mi
2945 Brick Church Pike Nashville, TN	1.0–3.0	1.0–2.0	1052	$1,652	$1.57	25d	1	0.81mi
2323 Ilolo St Unit 1 Nashville, TN	3.0	1.5	1116	$1,995	$1.79	25d	1	0.97mi
334 Ewing Dr Nashville, TN	2.0–3.0	2.0–2.5	1185	$2,306	$1.95	3d	1	1.10mi
2316 Woodridge Dr Nashville, TN	3.0	1.0	950	$1,595	$1.68	25d	1	1.16mi
2935 Nashville, TN	3.0	2.5	1220	$1,795	$1.47	6d	1	1.38mi
3213 Sennadale Ln Nashville, TN	3.0	2.0	1325	$2,395	$1.81	6d	1	1.39mi

HOA detail

• Monthly dues: $47 · $564/yr
• Likely covers: water

Listing history 12 events

1. 2026-06-21
   days on market $245,000 Active 17 DOM
2. 2026-06-18
   days on market $245,000 Active 14 DOM
3. 2026-06-17
   days on market $245,000 Active 13 DOM
4. 2026-06-16
   days on market $245,000 Active 12 DOM
5. 2026-06-15
   days on market $245,000 Active 11 DOM
6. 2026-06-13
   days on market $245,000 Active 9 DOM
7. 2026-06-13
   days on market $245,000 Active 8 DOM
8. 2026-06-09
   days on market $245,000 Active 5 DOM
9. 2026-06-08
   days on market $245,000 Active 4 DOM
10. 2026-06-07
    statusdays on market $245,000 Active 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $245,000 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: $1,524 · $127/mo
• Projected year-2 tax: $1,740 · $145/mo
• Expected delta: +$216/yr (+$18/mo · 14.2%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $25,630
• − Mortgage interest: −$13,724
• − Property taxes: −$1,524
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − HOA: −$564
• − Depreciation: −$7,127
• Taxable loss: −$2,634
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $2,150/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 · 12 photos

Good 80/100 Cosmetic rehab

This single-family home is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minor maintenance such as painting the exterior siding and cleaning gutters. The highest-ROI updates that would raise its value are painting the exterior siding and cleaning gutters.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for 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

+0.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $245,000 REALTRACS as Distributed by MLS Grid
• 2026-06-04 Coming Soon $245,000 REALTRACS as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2025): $1,524 · +3.1% YoY. Source: county tax records.