46 Green St · Nashville-Davidson metropolitan government (balance), TN 37210

$265,000

3 bd · 3.0 ba · 1,230 sqft · Other · 26 Days on market

Built 1900

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Why this score? — see what drove the C+ 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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 46 Green Street & acirc; & euro; & rdquo; a beautifully crafted home offering modern comfort, thoughtful design, and affordable Nashville living. This 3-bedroom, 2.5-bath home features an open-concept layout filled with natural light, stylish finishes, and functional living spaces designed for everyday comfort and entertaining.

Key facts

• Built 1900
• Listed 25 days

Property features AI

Exterior

• Home design: Built in 1900
• Construction: Original construction completed in 1900
• Exterior features: Located in the Napier Area subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $265k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $261k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 C — 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: Napier Elementary (math 2% / reading 2%, grade F, #926 of 952 statewide, top 100%, 310 students, 0% FRL); Haynes Middle (math 0% / reading 3%, grade F, #332 of 333 statewide, top 100%, 291 students, 0% FRL); Mcgavock High (math 2% / reading 9%, grade F, #308 of 332 statewide, top 93%, 2,098 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.
• Zoned-school proficiency averages 3% at this address vs 16% district-wide (-12 pts) — the specific schools serving this property underperform the Davidson County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 170 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $74k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $265k implies a 3178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $261,025 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.66%
• DSCR: 1.74
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.78% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.25×
• Total profit: $18,552
• Equity at exit: $39,512

10-year hold

• IRR: 14.8%
• Equity multiple: 2.13×
• Total profit: $84,198
• Equity at exit: $22,912

Cash invested: $74,200 (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 37210

• Home prices YoY: -22.6%
• Rents YoY: 1.8%
• Active inventory: 170
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,286 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$66 /mo · $788/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $1,030

Break-even live

Break-even rent $1,982

Max offer price $265,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,180	-5% $1,105	+0% $1,030	+5% $955	+10% $880
Rent	-10% $770	-5% $900	+0% $1,030	+5% $1,160	+10% $1,289
Rate	-1.0pp $1,163	-0.5pp $1,097	base $1,030	+0.5pp $961	+1.0pp $891

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Lindsley Ave Unit 1051666P Nashville, TN	3.0	2.0	1194	$9,716	$8.14	22d	1	0.28mi
138 Academy Sq Nashville, TN	2.0	1.5	1110	$1,600	$1.44	25d	1	0.39mi
4 Academy Pl Nashville, TN	3.0	1.0–2.0	946	$2,887	$3.05	3d	19	0.41mi
115 Middleton St Nashville, TN	2.0	1.0–2.0	955	$2,490	$2.61	3d	22	0.48mi
1031B 2nd Ave S Unit B Nashville, TN	2.0	2.5	1480	$3,400	$2.30	25d	1	0.53mi
30 Peabody St Nashville, TN	2.0	1.0–2.5	1073	$5,732	$5.34	3d	135	0.65mi
1125 4th Ave S Nashville, TN	2.0	1.0–2.0	808	$4,125	$5.10	3d	27	0.76mi
607 Lenore St Nashville, TN	1.0–3.0	1.0–2.0	1248	$1,967	$1.58	3d	3	0.77mi
802 S 6th St Nashville, TN	1.0–3.0	1.0–2.0	1043	$1,751	$1.68	16d	6	0.79mi
825 6th Ave S Nashville, TN	1.0–3.0	1.0–2.0	1024	$3,975	$3.88	4d	115	0.84mi
776 Lenore St Nashville, TN	1.0–2.0	1.0	755	$1,299	$1.72	15d	4	0.86mi
1300 4th Ave S Nashville, TN	3.0	1.0–3.0	969	$3,750	$3.87	3d	77	0.87mi
1211 Davidson St Nashville, TN	2.0	2.5	1450	$3,500	$2.41	25d	1	0.87mi
700 Dew St Nashville, TN	1.0–2.0	1.0–2.0	817	$1,475	$1.81	5d	5	0.88mi
1111 Glenview Dr Nashville, TN	2.0	1.0	1090	$2,195	$2.01	18d	1	0.90mi
516 Lea Ave Nashville, TN	1.0–2.0	1.0–2.0	877	$4,684	$5.34	3d	11	0.91mi
1210 Martin St Nashville, TN	2.0	1.0–2.0	781	$5,211	$6.67	4d	46	0.91mi
1414 4th Ave S Nashville, TN	3.0	1.0–2.0	958	$3,445	$3.59	3d	53	0.94mi
225 Walden Village Ln Nashville, TN	1.0–2.0	1.0–2.0	887	$1,899	$2.14	3d	16	0.98mi
301 Demonbreun St #1716 Nashville, TN	2.0	2.0	1088	$2,995	$2.75	25d	1	0.99mi
641 Division St Nashville, TN	1.0–3.0	1.0–3.0	961	$3,179	$3.31	4d	30	1.01mi
622 Merritt Ave Nashville, TN	3.0	1.0–3.0	1187	$4,109	$3.46	4d	18	1.05mi
508 Hamilton Ave Unit A Nashville, TN	3.0	1.0	1200	$1,695	$1.41	9d	1	1.06mi
635 7th Ave S Nashville, TN	3.0–4.0	2.0–3.0	1634	$5,995	$3.67	25d	3	1.06mi
645 Division St Nashville, TN	3.0	1.0–2.0	1112	$6,362	$5.72	3d	65	1.06mi
635 7th Ave S #212 Nashville, TN	2.0	1.0	979	$3,495	$3.57	25d	1	1.10mi
620 8th Ave S Nashville, TN	2.0	1.0–2.0	863	$4,059	$4.70	3d	30	1.11mi
400 Herron Dr #418 Nashville, TN	2.0	2.0	1096	$1,800	$1.64	25d	1	1.14mi
400 Herron Dr Unit 21 Nashville, TN	2.0	2.0	1020	$1,975	$1.94	18d	1	1.14mi
517 Moore Ave Unit B Nashville, TN	3.0	2.0	1450	$2,100	$1.45	25d	1	1.17mi
805 Lea Ave Nashville, TN	2.0	1.0–2.0	822	$3,227	$3.93	3d	12	1.18mi
803 Division St Nashville, TN	2.0	1.0–2.0	972	$4,336	$4.46	4d	36	1.18mi
715 Merritt Ave Nashville, TN	2.0	1.0–2.0	826	$3,703	$4.48	3d	23	1.19mi
611 S 12th St Unit B Nashville, TN	2.0	1.0	1000	$1,899	$1.90	25d	1	1.19mi
810 Division St Nashville, TN	2.0	1.0–2.0	883	$3,553	$4.02	3d	23	1.20mi
160 2nd Ave N Unit 1906 Nashville, TN	2.0	2.5	1265	$10,750	$8.50	25d	1	1.24mi
160 2nd Ave N Unit 1606 Nashville, TN	2.0	2.5	1265	$12,000	$9.49	25d	1	1.24mi
611 S 14th St Unit C Nashville, TN	2.0	1.0	812	$1,600	$1.97	25d	1	1.25mi
611 S 14th St Unit C Nashville, TN	2.0	1.0	812	$1,600	$1.97	15d	1	1.25mi
908 Division St Nashville, TN	2.0	1.0–2.0	936	$4,486	$4.79	5d	22	1.26mi

Listing history 20 events

1. 2026-06-21
   days on market $265,000 Active 26 DOM
2. 2026-06-18
   days on market $265,000 Active 23 DOM
3. 2026-06-17
   days on market $265,000 Active 22 DOM
4. 2026-06-16
   days on market $265,000 Active 21 DOM
5. 2026-06-15
   days on market $265,000 Active 20 DOM
6. 2026-06-13
   days on market $265,000 Active 18 DOM
7. 2026-06-13
   days on market $265,000 Active 17 DOM
8. 2026-06-09
   days on market $265,000 Active 14 DOM
9. 2026-06-08
   days on market $265,000 Active 13 DOM
10. 2026-06-07
    days on market $265,000 Active 12 DOM
11. 2026-06-05
    days on market $265,000 Active 9 DOM
12. 2026-06-03
    days on market $265,000 Active 8 DOM
13. 2026-06-02
    days on market $265,000 Active 7 DOM
14. 2026-06-01
    days on market $265,000 Active 6 DOM
15. 2026-05-31
    days on market $265,000 Active 5 DOM
16. 2026-05-27
    listed $265,000 Active
17. 2006-04-18
    soldstatus $8,085
18. 1997-03-20
    soldstatus $10,500
19. 1990-10-01
    soldstatus $27,000
20. 1986-09-01
    soldstatus $10,000

ⓘ 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: $788 · $66/mo
• Projected year-2 tax: $1,882 · $157/mo
• Expected delta: +$1,094/yr (+$91/mo · 138.8%)

ⓘ 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 6/10 Major 7 d/yr ≥105°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: $39,427
• − Mortgage interest: −$14,844
• − Property taxes: −$788
• − Insurance: −$1,325
• − Repairs & maintenance: −$3,154
• − Management: −$3,154
• − Depreciation: −$7,709
• Taxable income: $8,453
• Est. tax owed @ 24.0%: −$2,029
• After-tax cash flow: $10,330/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): 17,725
• Household income: $50,284
• Rent vs Own: 69.7% rent · 30.3% own
• Severe rent burden: 1435.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 40% Black 31% Hispanic / Latino 19% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 9% Puerto Rican 4%
• Common ancestry: Slovak 1% Romanian 1% Serbian 1%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 80% English-only · Spanish 14% Other Asian/Pacific 1% Chinese 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: ▼ -111.00%
• Current HPI: 379.1401
• Rent YoY: ▲ 1.78%
• 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

+2550.0% since first listed

5 events — show timeline

• 2026-05-27 Listed $265,000 FSBO.com
• 2006-04-18 Sold (Public Records) $8,085 Public Records
• 1997-03-20 Sold (Public Records) $10,500 Public Records
• 1990-10-01 Sold (Public Records) $27,000 Public Records
• 1986-09-01 Sold (Public Records) $10,000 Public Records

Property tax history

+20.2%/yr

Latest (2025): $788 · +51.8% YoY. Source: county tax records.