1011 Vida Way #202 · Nashville-Davidson metropolitan government (balance), TN
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 3/10 · Minor
- Est. fire insurance / yr
- $949 – $1,763
Heat risk 5/10 · Moderate
- Hot days now (above 106°F)
- 7 days/yr
- Hot days in 30 yrs
- 20 days/yr
Wind risk 4/10 · Minor
- Chance of severe wind over 30 yrs
- 9.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the F 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).
- ARV discount +10.2/15.0
- Cash flow +7.9/30.0
- Condition / age +3.8/5.0
- 1% rule +3.0/10.0
- Rent growth +2.5/5.0
- Livability +2.5/5.0
- DSCR +2.0/10.0
- Schools +0.8/10.0
- Appreciation +0.0/10.0
$295,000
1011 Vida Way #202 · Nashville-Davidson metropolitan government (balance), TN 37135
2 bd · 2.0 ba · 1,309 sqft · Condo
public records
· 149 Days on market
Built 2022
$225/sqft
· 8% below area
Est $314k · 6% under
$310/mo HOA · 13% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
$8,000 toward closing costs and a 1% lender credit — one of the most affordable ways into Nolensville, and move-in ready. As a second-floor flat, you get what ground-floor units can't: no footsteps overhead, more privacy, better light, and added peace of mind. Step inside to a bright, open kitchen and dining space that does all the work for you: shaker cabinetry, granite counters, stainless appliances, and a generous island with seating, finished with crown molding and warm wood-look floors. Nolensville is known for its southern charm, quick access to Nashville, and a quality of life that keeps drawing buyers in.
Key facts
- 10-foot ceilings
- One-level living
- Modern kitchen
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath condo listed at $295k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-312 ($-4k/yr) — negative.
- To cash-flow at today's rent, offer at most $240k (18.7% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (20.0% below list).
- Recommended offer: $236k (20.0% below list) — sets the bar for 1% rule.
- Cap rate 5.0% vs local median 3.0% 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 F — 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: Henry C. Maxwell Elementary (math 12% / reading 12%, grade F, #786 of 952 statewide, top 84%, 555 students, 0% FRL); Thurgood Marshall Middle (math 4% / reading 7%, grade F, #291 of 333 statewide, top 88%, 753 students, 0% FRL); Cane Ridge High School (math 0% / reading 11%, grade F, #307 of 332 statewide, top 92%, 1,948 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: 515 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 30d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 6,873 units permitted in Davidson County in 2024 (4,138 in 5+ unit buildings).
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 149 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
- 4 sale attempts since 4y 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.
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
$235,894
(20.0% below list)
Questions for the listing agent
- What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
- It's been on market 149 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 0.80% ✗
- Cap rate
- 5.02%
- Cash-on-cash
- -4.53%
- DSCR
- 0.80
- GRM
- 10.4
CMA / ARV
- ARV (median comp)
- $313,701
- List price
- $295,000
- Delta
- -5.96%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 482 Portsdale Dr #15 | 0.35mi | 2/2.0 | 1,252 (-4%) | 2mo | $349,900 | $279 | 74 |
| 8309 Elmcroft Ct | 0.32mi | 3/2.0 (+1) | 1,428 (+9%) | 3mo | $475,000 | $333 | 62 |
| 3215 Tasker Dr | 0.96mi | 2/2.5 | 1,475 (+13%) | 4mo | $378,279 | $256 | 38 |
| 729 Westcott Ln | 0.81mi | 2/2.5 | 1,496 (+14%) | 3mo | $315,000 | $211 | 37 |
| 728 Westcott Ln | 0.84mi | 3/2.0 (+1) | 1,564 (+20%) | 2mo | $483,000 | $309 | 33 |
| 8639 Altesse Way | 0.90mi | 3/2.5 (+1) | 1,585 (+21%) | 1mo | $330,000 | $208 | 32 |
| 8407 Charbay Cir | 1.03mi | 3/2.5 (+1) | 1,595 (+22%) | 1mo | $346,500 | $217 | 32 |
| 8312 Rossi Rd | 0.91mi | 3/2.5 (+1) | 1,574 (+20%) | 1mo | $345,900 | $220 | 32 |
| 8712 Ambonnay Dr | 0.94mi | 3/2.5 (+1) | 1,595 (+22%) | 2mo | $329,900 | $207 | 32 |
| 8302 Oak Knoll Dr | 1.09mi | 3/2.5 (+1) | 1,595 (+22%) | 2mo | $334,900 | $210 | 32 |
| 2072 Kirkwall Dr | 1.06mi | 3/2.0 (+1) | 1,612 (+23%) | 4mo | $495,000 | $307 | 31 |
| 1149 Frewin St | 0.86mi | 3/2.5 (+1) | 1,632 (+25%) | 4mo | $495,000 | $303 | 30 |
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 · 3.0% rent growth · sell at horizon
5-year hold
- IRR
- -23.9%
- Equity multiple
- 0.18×
- Total profit
- $-67,564
- Equity at exit
- $43,985
10-year hold
- IRR
- -18.9%
- Equity multiple
- -0.02×
- Total profit
- $-83,946
- Equity at exit
- $25,506
Cash invested: $82,600 (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.
ZIP-level market 37135
- Home prices YoY
- -15.5%
- Active inventory
- 515
- Price-to-rent
- 10.4×
Monthly cashflow live
↻
- Estimated rent
- $2,359 high interval (Pro) →
- Mortgage (P&I)
- −$1,547
- Tax from tax record
- −$196 /mo · $2,349/yr
- Insurance
- −$123
- HOA
- −$310
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$495
- Net cashflow
- $-312
Break-even live
Break-even rent
$2,754
Max offer price
$239,858
Occupancy floor
—
Sensitivity live
| Price | -10% $-145 | -5% $-229 | +0% $-312 | +5% $-396 | +10% $-479 |
|---|---|---|---|---|---|
| Rent | -10% $-499 | -5% $-405 | +0% $-312 | +5% $-219 | +10% $-126 |
| Rate | -1.0pp $-164 | -0.5pp $-237 | base $-312 | +0.5pp $-389 | +1.0pp $-466 |
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
- $73,750
- Closing costs
- $8,850
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1011 Vida Way Nolensville, TN | 2.0 | 2.0 | 1249 | $2,012 | $1.61 | 2d | 2 | 0.03mi |
| 1011 Vida Way Nolensville, TN | 2.0 | 2.0 | 1200 | $2,099 | $1.75 | 164d | 1 | 0.03mi |
| 7802 Kemberton Dr W Nolensville, TN | 3.0 | 2.5 | 1864 | $2,500 | $1.34 | 158d | 1 | 0.25mi |
| 7802 Kemberton Dr W Nolensville, TN | 3.0 | 2.5 | 1864 | $2,500 | $1.34 | 10d | 1 | 0.25mi |
| 482 Portsdale Dr #17 Brentwood, TN | 2.0 | 2.0 | 1186 | $1,995 | $1.68 | 55d | 1 | 0.33mi |
| 1015 Gant Hill Dr Brentwood, TN | 1.0–3.0 | 1.0–2.0 | 1109 | $1,972 | $1.78 | 0d | 9 | 0.34mi |
| 479 Portsdale Dr Brentwood, TN | 2.0 | 3.5 | 1712 | $3,500 | $2.04 | 157d | 1 | 0.36mi |
| 461 Portsdale Dr Brentwood, TN | 3.0 | 3.5 | 1802 | $2,500 | $1.39 | 10d | 1 | 0.38mi |
| 3314 Tasker Dr Antioch, TN | 2.0 | 2.5 | 1663 | $1,950 | $1.17 | 0d | 1 | 0.78mi |
| 831 Westcott Ln Antioch, TN | 2.0 | 2.5 | 1395 | $2,475 | $1.77 | 0d | 1 | 0.82mi |
| 842 Westcott Ln Antioch, TN | 3.0 | 2.5 | 1300 | $2,550 | $1.96 | 11d | 1 | 0.85mi |
| 842 Westcott Ln Antioch, TN | 3.0 | 2.5 | 1300 | $2,550 | $1.96 | 35d | 1 | 0.85mi |
| 6944 Burkitt Rd Cane Ridge, TN | 2.0 | 1.0–2.0 | 1010 | $2,385 | $2.36 | 2d | 10 | 0.88mi |
| 8904 Greylock Dr Brentwood, TN | 3.0 | 2.5 | 1574 | $2,223 | $1.41 | 157d | 1 | 0.89mi |
| 3255 Tasker Dr Antioch, TN | 3.0 | 2.5 | 1265 | $2,500 | $1.98 | 128d | 1 | 0.90mi |
| 3255 Tasker Dr Unit 1 Antioch, TN | 3.0 | 2.5 | 1265 | $2,500 | $1.98 | 10d | 1 | 0.90mi |
| 8715 Ambonnay Dr Brentwood, TN | 3.0 | 2.5 | 1600 | $2,097 | $1.31 | 29d | 1 | 0.91mi |
| 8625 Altesse Way Brentwood, TN | 3.0 | 2.5 | 1574 | $2,050 | $1.30 | 50d | 1 | 0.91mi |
| 8625 Altesse Way Brentwood, TN | 3.0 | 2.5 | 1574 | $2,000 | $1.27 | 2d | 1 | 0.91mi |
| 8619 Altesse Way Brentwood, TN | 3.0 | 2.5 | 1606 | $2,197 | $1.37 | 164d | 1 | 0.92mi |
| 8333 Rossi Rd Brentwood, TN | 3.0 | 2.5 | 1595 | $1,995 | $1.25 | 117d | 1 | 0.93mi |
| 8333 Rossi Rd Brentwood, TN | 3.0 | 2.5 | 1595 | $1,995 | $1.25 | 133d | 1 | 0.93mi |
| 9601 Colton Rd Brentwood, TN | 3.0 | 2.5 | 1840 | $2,986 | $1.62 | 112d | 1 | 0.95mi |
| 8261 Rossi Rd Brentwood, TN | 3.0 | 2.5 | 1724 | $2,350 | $1.36 | 41d | 1 | 0.95mi |
| 8261 Rossi Rd Brentwood, TN | 3.0 | 2.5 | 1724 | $2,350 | $1.36 | 55d | 1 | 0.95mi |
| 8232 Rossi Rd Brentwood, TN | 3.0 | 2.5 | 1573 | $2,200 | $1.40 | 11d | 1 | 0.97mi |
| 8232 Rossi Rd Brentwood, TN | 3.0 | 2.5 | 1573 | $2,200 | $1.40 | 10d | 1 | 0.97mi |
| 8525 Calistoga Way Brentwood, TN | 3.0 | 2.5 | 1728 | $2,200 | $1.27 | 5d | 1 | 0.98mi |
| 8525 Calistoga Way Brentwood, TN | 3.0 | 2.5 | 1728 | $2,200 | $1.27 | 11d | 1 | 0.98mi |
| 8515 Calistoga Way Brentwood, TN | 3.0 | 2.5 | 1622 | $2,295 | $1.41 | 2d | 1 | 1.01mi |
| 8515 Calistoga Way Brentwood, TN | 3.0 | 2.5 | 1622 | $2,295 | $1.41 | 11d | 1 | 1.01mi |
| 8515 Calistoga Way Brentwood, TN | 3.0 | 2.5 | 1622 | $2,295 | $1.41 | 55d | 1 | 1.01mi |
| 1313 Duns Ln Nolensville, TN | 3.0 | 2.0 | 1659 | $2,750 | $1.66 | 119d | 1 | 1.01mi |
| 8401 Charbay Cir Nashville, TN | 3.0 | 2.5 | 1606 | $1,895 | $1.18 | 130d | 1 | 1.02mi |
| 8204 Rossi Rd Brentwood, TN | 3.0 | 2.5 | 1574 | $2,100 | $1.33 | 5d | 1 | 1.03mi |
| 6204 Pettus Rd Antioch, TN | 2.0 | 2.0 | 1156 | $4,995 | $4.32 | 164d | 1 | 1.04mi |
| 6664 Nolensville Rd Brentwood, TN | 1.0–2.0 | 1.0–2.0 | 761 | $1,650 | $2.17 | 1d | 10 | 1.05mi |
| 8308 Oak Knoll Dr Brentwood, TN | 3.0 | 2.5 | 1574 | $2,350 | $1.49 | 37d | 1 | 1.07mi |
| 8308 Oak Knoll Dr Brentwood, TN | 3.0 | 2.5 | 1574 | $2,350 | $1.49 | 1d | 1 | 1.07mi |
| 8304 Oak Knoll Dr Unit 1 Brentwood, TN | 3.0 | 2.5 | 1574 | $2,195 | $1.39 | 10d | 1 | 1.07mi |
Property features AI
Finance
- HOA & community
- HOA with monthly fee of $310One-time association fee of $250HOA covers structure and grounds maintenance, insurance, trash, and waterCondominium common interestPets allowed
Exterior
- Parking
- No covered spaces reportedNo parking total reported
- Utilities
- Public waterPublic sewerElectricity available
- Home design
- Residential flat condominiumAttached propertyOne story
- Construction
- Brick construction
- Exterior features
- Small lot (approximately 0.03 acres)
Interior
- Kitchen
- Built-in electric ovenBuilt-in electric rangeDishwasherMicrowaveRefrigerator
- Bedrooms
- 2 bedrooms (both on main level)Bedroom 1 ~ 14 x 13Bedroom 2 ~ 12 x 10
- Flooring
- CarpetLaminateTile
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central electric heatingCentral electric cooling (central air)
- Interior features
- Kitchen island
- Laundry & utility
- WasherDryer
HOA detail $310/mo · $3,720/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-10-31days on market $295,000 Active 149 DOM
-
2026-10-30days on market $295,000 Active 148 DOM
-
2026-10-29days on market $295,000 Active 147 DOM
-
2026-10-28days on market $295,000 Active 146 DOM
-
2026-10-27days on market $295,000 Active 145 DOM
-
2026-10-26days on market $295,000 Active 144 DOM
-
2026-10-25days on market $295,000 Active 143 DOM
-
2026-10-24days on market $295,000 Active 142 DOM
-
2026-10-23days on market $295,000 Active 141 DOM
-
2026-10-22days on market $295,000 Active 140 DOM
-
2026-10-21days on market $295,000 Active 139 DOM
-
2026-10-20days on market $295,000 Active 138 DOM
-
2026-10-19days on market $295,000 Active 137 DOM
-
2026-10-18days on market $295,000 Active 136 DOM
-
2026-10-17days on market $295,000 Active 135 DOM
-
2026-10-16days on market $295,000 Active 134 DOM
-
2026-10-15days on market $295,000 Active 133 DOM
-
2026-10-14days on market $295,000 Active 132 DOM
-
2026-10-13days on market $295,000 Active 131 DOM
-
2026-10-12days on market $295,000 Active 130 DOM
-
2026-10-11days on market $295,000 Active 129 DOM
-
2026-10-10days on market $295,000 Active 128 DOM
-
2026-10-09days on market $295,000 Active 127 DOM
-
2026-10-08days on market $295,000 Active 126 DOM
-
2026-10-07days on market $295,000 Active 125 DOM
-
2026-10-06days on market $295,000 Active 124 DOM
-
2026-10-05days on market $295,000 Active 123 DOM
-
2026-10-04days on market $295,000 Active 122 DOM
-
2026-10-04days on market $295,000 Active 121 DOM
-
2026-10-02days on market $295,000 Active 120 DOM
-
2026-10-02days on market $295,000 Active 119 DOM
-
2026-09-30days on market $295,000 Active 118 DOM
-
2026-09-29days on market $295,000 Active 117 DOM
-
2026-09-28days on market $295,000 Active 116 DOM
-
2026-09-27days on market $295,000 Active 115 DOM
-
2026-09-25days on market $295,000 Active 113 DOM
-
2026-09-24days on market $295,000 Active 112 DOM
-
2026-09-23days on market $295,000 Active 111 DOM
-
2026-09-22days on market $295,000 Active 110 DOM
-
2026-09-21days on market $295,000 Active 109 DOM
-
2026-09-20days on market $295,000 Active 108 DOM
-
2026-09-19days on market $295,000 Active 107 DOM
-
2026-09-18days on market $295,000 Active 106 DOM
-
2026-09-16days on market $295,000 Active 104 DOM
-
2026-09-15days on market $295,000 Active 103 DOM
-
2026-09-14days on market $295,000 Active 102 DOM
-
2026-09-13days on market $295,000 Active 101 DOM
-
2026-09-12days on market $295,000 Active 100 DOM
-
2026-09-11days on market $295,000 Active 99 DOM
-
2026-09-05days on market $295,000 Active 93 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
- $2,349 · $196/mo
- Projected year-2 tax
- $2,349 · $196/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 3/10 Moderate
- Heat 5/10 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $28,307
- − Mortgage interest
- −$16,525
- − Property taxes
- −$2,349
- − Insurance
- −$1,475
- − Repairs & maintenance
- −$2,265
- − Management
- −$2,265
- − HOA
- −$3,720
- − Depreciation
- −$8,582
- Taxable loss
- −$8,873
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,129
- After-tax cash flow
- $-1,616/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
75/100
Cosmetic rehab
Est. rehab $6,545–$19,635 screening
This well-maintained, modern condo is move-in ready with good condition and minimal repairs needed. Upgrades to paint, light fixtures, countertops, and flooring would significantly enhance its value.
Value-add opportunities
- Both painting interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
- Both replacing light fixtures — modern light fixtures improve aesthetics and energy efficiency ↑
- Both upgrading countertops — granite countertops are durable and add value ↑
- Both upgrading flooring — hardwood flooring is durable and adds value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 8/100
Zoned Schools
Elementary
Henry C. Maxwell Elementary
F
TN #786/952
Nat'l #38,100/41,679
Middle
Thurgood Marshall Middle
F
TN #291/333
Nat'l #13,801/14,009
High
Cane Ridge High School
F
TN #307/332
Nat'l #16,850/17,239
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
- Williamson County · 808,568 people
- City population
- 677,595
- Metro
- Nashville-Davidson--Murfreesboro--Franklin, TN
- Population (ZIP)
- 24,409
- Household income
- $148,819
- Rent vs Own
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 White (81%)
- Race & ethnicity
- White 81% Two or more races 8% Hispanic / Latino 6% Asian 5% Black 4%
- Hispanic origin (detail)
- Mexican 2%
- Languages at home
- 84% English-only · Arabic 5% Spanish 4% Other Indo-European 3%
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
- ▼ -67.95%
- Current HPI
- 369.3079
- Rent YoY
- —
- 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 |
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| Retail | 3 | $72B |
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| Transportation / Logistics | 1 | $88B |
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| Paper / Packaging | 1 | $19B |
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| Insurance | 1 | $13B |
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| Energy | 1 | $12B |
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Price history
+14.3% since first listed12 events — show timeline
- 2026-06-04 Listed $297,000 REALTRACS as Distributed by MLS Grid
- 2026-06-02 Listing Removed — REALTRACS as Distributed by MLS Grid
- 2026-04-09 Price Changed $323,999 REALTRACS as Distributed by MLS Grid
- 2026-04-09 Price Changed $323,900 REALTRACS as Distributed by MLS Grid
- 2026-03-19 Price Changed $324,500 REALTRACS as Distributed by MLS Grid
- 2026-02-24 Price Changed $324,900 REALTRACS as Distributed by MLS Grid
- 2026-01-29 Listed $330,000 REALTRACS as Distributed by MLS Grid
- 2026-01-27 Coming Soon — REALTRACS as Distributed by MLS Grid
- 2024-09-18 Listing Removed — REALTRACS as Distributed by MLS Grid
- 2024-09-11 Listed $346,000 REALTRACS as Distributed by MLS Grid
- 2022-04-10 Sold (MLS) $259,900 REALTRACS as Distributed by MLS Grid
- 2022-04-10 Listed $259,900 REALTRACS as Distributed by MLS Grid
Property tax history
+7.6%/yrLatest (2025): $2,349 · +24.5% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…