3211 Panorama Dr · Nashville-Davidson metropolitan government (balance), TN 37218

$334,000

3 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 96 Days on market

Built 1963 6,969 sqft lot Est $400k · 16% under

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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 +15.5/30.0
• ARV discount +14.9/15.0
• DSCR +4.8/10.0
• 1% rule +3.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Home 15 Minutes to Downtown Nashville-Central Heat & Air New in 2013-Roof New in 2014-Huge Rec Room in Basement, Perfect for In-Law or Teen Hang Out-Private, Fenced Back Yard-Do Not Miss!

Key facts

• 6,969 sq ft lot
• Garage
• Built 1963

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Attached garage (1 covered space, 1 total garage space)
• Security: No specific security features provided
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residential home; One level
• Construction: Brick construction; Shingle roof; Existing structure (year built details: existing)
• Exterior features: Lot approximately 0.16 acres (about 55 x 132); Water available

Interior

• Kitchen: Eat-in kitchen (approximately 11x12); Built-in electric oven
• Bedrooms: Three bedrooms, all on the main level (Bedroom sizes approximately 10x13, 13x10, 11x10); Den (approximately 14x22)
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Finished basement with exterior entry; Built-in electric oven
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $334k.

Deal economics

• At list price, monthly cash flow is $136 ($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 $283k (15.3% below list).
• Recommended offer: $283k (15.3% below list) — sets the bar for 1% rule.
• 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: Cumberland Elementary (math 2% / reading 2%, grade F, #926 of 952 statewide, top 100%, 438 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 soft (-0.7%/yr); 209 active listings in the ZIP; 27 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 $2,827/mo this rent would consume 55% of the median local household income ($62k/yr) (locally 532% 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 $10k 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 96 days — a 9% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $334k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $282,747 (15.3% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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: 0.85% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $400,000
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3200 Panorama Dr	0.06mi	4/1.5 (+1)	1,675 (+5%)	20mo	$350,000	$209	65
1711B S Hamilton Rd	0.64mi	3/2.5	1,600 (0%)	1mo	$276,000	$173	63
3200 Crowe Dr	0.07mi	3/2.0	1,416 (-12%)	18mo	$387,900	$274	58
2804 Hydes Ferry Rd	0.36mi	3/3.0	1,530 (-4%)	16mo	$379,900	$248	54
3261 Hinkle Dr	0.22mi	3/2.0	1,834 (+15%)	13mo	$309,000	$168	51
1466 County Hospital Rd	0.27mi	4/1.5 (+1)	1,380 (-14%)	14mo	$345,000	$250	46
1805A River Dr	0.75mi	3/2.5	1,759 (+10%)	6mo	$545,000	$310	38
2953 River Ct	0.57mi	2/2.0 (-1)	1,708 (+7%)	19mo	$580,000	$340	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.42×
• Total profit: $-53,822
• Equity at exit: $49,800

10-year hold

• IRR: -14.5%
• Equity multiple: 0.27×
• Total profit: $-68,075
• Equity at exit: $28,878

Cash invested: $93,520 (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 37218

• Home prices YoY: -25.0%
• Rents YoY: -0.7%
• Active inventory: 209
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,827 high
• Mortgage (P&I): −$1,752
• Tax from tax record: −$207 /mo · $2,482/yr
• Insurance: −$139
• HOA: −$0
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $136

Break-even live

Break-even rent $2,655

Max offer price $334,000

Occupancy floor 90%

Sensitivity live

Price	-10% $325	-5% $231	+0% $136	+5% $42	+10% $-53
Rent	-10% $-87	-5% $24	+0% $136	+5% $248	+10% $360
Rate	-1.0pp $304	-0.5pp $221	base $136	+0.5pp $50	+1.0pp $-38

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: $83,500
• Closing costs: $10,020
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2812 Hydes Ferry Rd Nashville, TN	3.0	2.5	1447	$2,295	$1.59	2d	1	0.34mi
3619 Hydes Ferry Rd Nashville, TN	3.0	2.5	1575	$2,700	$1.71	24d	1	0.84mi
3615 Hydes Ferry Rd Nashville, TN	3.0	2.5	1575	$2,395	$1.52	24d	1	0.85mi
3637 Hydes Ferry Rd Nashville, TN	3.0	2.5	1615	$2,200	$1.36	24d	1	0.85mi
2605 Aspen Dr Nashville, TN	3.0	2.0	1236	$2,400	$1.94	8d	1	1.08mi
2004 Salem Mason Dr Nashville, TN	3.0	1.0	1133	$2,500	$2.21	24d	1	1.12mi
2003 26th Ave N Nashville, TN	3.0	2.0	1691	$2,850	$1.69	8d	1	1.16mi
1701 54th Ave N Nashville, TN	3.0	1.0–2.0	968	$3,395	$3.51	2d	53	1.20mi
2131 Goodrich Ave Unit 1051732P Nashville, TN	4.0	4.5	2206	$7,610	$3.45	2d	1	1.25mi
1605 54th Ave N Nashville, TN	2.0	1.0–2.0	937	$2,269	$2.42	2d	21	1.31mi
4731 Centennial Blvd Nashville, TN	2.0	1.0–2.0	915	$2,804	$3.06	2d	52	1.31mi
2400 Buchanan St Unit B Nashville, TN	3.0	3.0	1398	$2,600	$1.86	5d	1	1.32mi
2400 Buchanan St Nashville, TN	3.0	3.0	1398	$2,600	$1.86	24d	1	1.32mi
5800 Centennial Blvd Nashville, TN	2.0	1.0–2.0	863	$2,539	$2.94	2d	28	1.32mi
1104 33rd Ave N Nashville, TN	3.0	3.0	2131	$3,300	$1.55	22d	1	1.33mi
5403 Centennial Blvd #201 Nashville, TN	2.0	2.0	1406	$2,997	$2.13	24d	1	1.35mi
5301 Centennial Blvd Unit B Nashville, TN	4.0	4.0	2039	$4,200	$2.06	15d	1	1.36mi
1509 55th Ave N Nashville, TN	2.0	2.5	1311	$3,250	$2.48	17d	1	1.38mi
1507 55th Ave N Nashville, TN	2.0	2.5	1310	$3,250	$2.48	17d	1	1.39mi
2714 Jefferson St Unit 202 Nashville, TN	2.0	1.0	1050	$1,349	$1.28	8d	1	1.42mi
2122 24th Ave N Nashville, TN	3.0	3.5	1860	$2,400	$1.29	12d	1	1.43mi
2133 24th Ave N Unit 1051710P Nashville, TN	4.0	4.0	1776	$5,718	$3.22	3d	1	1.43mi
2402 Hyde St Nashville, TN	3.0	2.5	1920	$2,950	$1.54	24d	1	1.43mi
1737 Pecan St #6 Nashville, TN	3.0	4.0	1879	$3,650	$1.94	22d	1	1.44mi
2207 24th Ave N Nashville, TN	3.0	2.5	1900	$2,700	$1.42	18d	1	1.46mi
942 33rd Ave N Nashville, TN	3.0	2.5	1846	$2,350	$1.27	24d	1	1.47mi
1706 23rd Ave N Nashville, TN	3.0	2.0	1064	$1,600	$1.50	3d	1	1.50mi

Listing history 31 events

1. 2026-06-18
   days on market $334,000 Active 96 DOM
2. 2026-06-17
   days on market $334,000 Active 95 DOM
3. 2026-06-16
   days on market $334,000 Active 94 DOM
4. 2026-06-15
   days on market $334,000 Active 93 DOM
5. 2026-06-13
   pricedays on market $334,000 Active 91 DOM
6. 2026-06-13
   days on market $349,000 Active 90 DOM
7. 2026-06-09
   days on market $349,000 Active 87 DOM
8. 2026-06-08
   days on market $349,000 Active 86 DOM
9. 2026-06-07
   days on market $349,000 Active 85 DOM
10. 2026-06-05
    days on market $349,000 Active 82 DOM
11. 2026-06-03
    days on market $349,000 Active 81 DOM
12. 2026-06-02
    days on market $349,000 Active 80 DOM
13. 2026-06-01
    days on market $349,000 Active 79 DOM
14. 2026-05-31
    days on market $349,000 Active 78 DOM
15. 2026-03-16
    price $349,000
16. 2026-03-15
    listed $349,900 Active
17. 2026-02-24
    price $349,900
18. 2026-02-24
    historical $349,999
19. 2018-10-24
    soldstatus $170,000
20. 2018-10-23
    soldstatus $170,000 Closed 197-char remark

    Show marketing remark (197 chars)

    Great Home 15 Minutes to Downtown Nashville-Central Heat & Air New in 2013-Roof New in 2014-Huge Rec Room in Basement, Perfect for In-Law or Teen Hang Out-Private, Fenced Back Yard-Do Not Miss!

21. 2018-09-21
    historical Contingent - Financing 197-char remark

    Show marketing remark (197 chars)

    Great Home 15 Minutes to Downtown Nashville-Central Heat & Air New in 2013-Roof New in 2014-Huge Rec Room in Basement, Perfect for In-Law or Teen Hang Out-Private, Fenced Back Yard-Do Not Miss!

22. 2018-09-12
    price $175,000 197-char remark

    Show marketing remark (197 chars)

    Great Home 15 Minutes to Downtown Nashville-Central Heat & Air New in 2013-Roof New in 2014-Huge Rec Room in Basement, Perfect for In-Law or Teen Hang Out-Private, Fenced Back Yard-Do Not Miss!

23. 2018-09-12
    price $170,000 197-char remark

    Show marketing remark (197 chars)

    Great Home 15 Minutes to Downtown Nashville-Central Heat & Air New in 2013-Roof New in 2014-Huge Rec Room in Basement, Perfect for In-Law or Teen Hang Out-Private, Fenced Back Yard-Do Not Miss!

24. 2018-08-29
    status Active 197-char remark

    Show marketing remark (197 chars)

    Great Home 15 Minutes to Downtown Nashville-Central Heat & Air New in 2013-Roof New in 2014-Huge Rec Room in Basement, Perfect for In-Law or Teen Hang Out-Private, Fenced Back Yard-Do Not Miss!

25. 2018-08-27
    historical Contingent - Financing 197-char remark

    Show marketing remark (197 chars)

    Great Home 15 Minutes to Downtown Nashville-Central Heat & Air New in 2013-Roof New in 2014-Huge Rec Room in Basement, Perfect for In-Law or Teen Hang Out-Private, Fenced Back Yard-Do Not Miss!

26. 2018-08-22
    listed $180,000 Active 197-char remark

    Show marketing remark (197 chars)

    Great Home 15 Minutes to Downtown Nashville-Central Heat & Air New in 2013-Roof New in 2014-Huge Rec Room in Basement, Perfect for In-Law or Teen Hang Out-Private, Fenced Back Yard-Do Not Miss!

27. 2014-11-26
    soldstatus $83,500
28. 2014-11-24
    historical 255-char remark

    Show marketing remark (255 chars)

    New central h/a Stove and fridg stay.can be a 2or3 BR 3rd bedroom in basement perfect inlaw quarters Buyer to verify room dimensions and schools all info is to best of agents knowledge.Owners very motivated to sell! price raised to cover buyers closing co

29. 2014-11-24
    soldstatus $83,500 Closed 255-char remark

    Show marketing remark (255 chars)

    New central h/a Stove and fridg stay.can be a 2or3 BR 3rd bedroom in basement perfect inlaw quarters Buyer to verify room dimensions and schools all info is to best of agents knowledge.Owners very motivated to sell! price raised to cover buyers closing co

30. 2014-11-24
    soldstatus $83,500 255-char remark

    Show marketing remark (255 chars)

    New central h/a Stove and fridg stay.can be a 2or3 BR 3rd bedroom in basement perfect inlaw quarters Buyer to verify room dimensions and schools all info is to best of agents knowledge.Owners very motivated to sell! price raised to cover buyers closing co

31. 2014-06-03
    listed $94,900 255-char remark

    Show marketing remark (255 chars)

    New central h/a Stove and fridg stay.can be a 2or3 BR 3rd bedroom in basement perfect inlaw quarters Buyer to verify room dimensions and schools all info is to best of agents knowledge.Owners very motivated to sell! price raised to cover buyers closing co

ⓘ 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: $2,482 · $207/mo
• Projected year-2 tax: $2,482 · $207/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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 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: $33,930
• − Mortgage interest: −$18,709
• − Property taxes: −$2,482
• − Insurance: −$1,670
• − Repairs & maintenance: −$2,714
• − Management: −$2,714
• − Depreciation: −$9,716
• Taxable loss: −$4,077
• Est. tax savings @ 24.0%: +$978
• After-tax cash flow: $2,612/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): 15,292
• Household income: $61,919
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 532.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 19% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2% Vietnamese 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: ▼ -105.30%
• Current HPI: 315.1728
• Rent YoY: ▼ -0.70%
• 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

+267.8% since first listed

17 events — show timeline

• 2026-03-16 Price Changed $349,000 REALTRACS as Distributed by MLS Grid
• 2026-03-15 Listed $349,900 REALTRACS as Distributed by MLS Grid
• 2026-02-24 Price Changed $349,900 REALTRACS as Distributed by MLS Grid
• 2026-02-24 Coming Soon $349,999 REALTRACS as Distributed by MLS Grid
• 2018-10-24 Sold (Public Records) $170,000 Public Records
• 2018-10-23 Sold (MLS) $170,000 REALTRACS as Distributed by MLS Grid
• 2018-09-21 Contingent — REALTRACS as Distributed by MLS Grid
• 2018-09-12 Price Changed $175,000 REALTRACS as Distributed by MLS Grid
• 2018-09-12 Price Changed $170,000 REALTRACS as Distributed by MLS Grid
• 2018-08-29 Relisted — REALTRACS as Distributed by MLS Grid
• 2018-08-27 Contingent — REALTRACS as Distributed by MLS Grid
• 2018-08-22 Listed $180,000 REALTRACS as Distributed by MLS Grid
• 2014-11-26 Sold (Public Records) $83,500 Public Records
• 2014-11-24 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2014-11-24 Sold (MLS) $83,500 REALTRACS as Distributed by MLS Grid
• 2014-11-24 Sold (MLS) $83,500 REALTRACS as Distributed by MLS Grid
• 2014-06-03 Listed $94,900 REALTRACS as Distributed by MLS Grid

Property tax history

+10.7%/yr

Latest (2025): $2,482 · +20.3% YoY. Source: county tax records.