1729 17th Ave N · Nashville-Davidson metropolitan government (balance), TN 37208

$425,000

4 bd · 2.0 ba · 1,682 sqft · MultiFamily public records · 105 Days on market

Built 1953 6,600 sqft lot Est $452k · 6% 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 +15.4/30.0
• ARV discount +10.2/15.0
• DSCR +4.7/10.0
• 1% rule +3.7/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Duplex has frontage on two streets (DB Todd Blvd and 17th Ave N) Great lot for new builds.

Key facts

• 6,600 sq ft lot
• Built 1953
• Listed 105 days

Tags

• TWO SEPARATE BUILDINGS
• FRONTAGE ON TWO STREETS
• SURROUNDED BY NEW CONSTRUCTION

Property features AI

Finance

• Other: Zoned RS5
• Financial info: Gross income listed as $1 (multi-family); Owner pays: None; Tenant pays: None

Exterior

• Parking: No covered or marked parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Residential income property (duplex); Attached property; One level
• Construction: Constructed with other materials
• Exterior features: 50 x 132 lot dimensions

Interior

• Bedrooms: Two 3-bedroom units
• Flooring: Laminate
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Laminate flooring

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $425k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive. Per door: $80/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $368k (13.4% below list).
• Recommended offer: $368k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Robert Churchwell Elementary (math 2% / reading 2%, grade F, #926 of 952 statewide, top 100%, 289 students, 0% FRL); Pearl-Cohn High (math 2% / reading 12%, grade F, #294 of 332 statewide, top 91%, 604 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 (+2.1%/yr); 346 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $3,681/mo this rent would consume 67% of the median local household income ($66k/yr) (locally 1432% 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 $3k of loan paydown is wiped out by about $13k 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 105 days — a 9% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $34k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; list at $425k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $368,100 (13.4% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.87% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $452,458
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1816 15th Ave N	0.22mi	4/2.0	1,792 (+6%)	12mo	$482,000	$269	69
1727 Mckinney Ave	0.70mi	4/2.0	1,431 (-15%)	23mo	$300,000	$210	24

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 · 2.15% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.48×
• Total profit: $-61,885
• Equity at exit: $63,369

10-year hold

• IRR: -7.4%
• Equity multiple: 0.55×
• Total profit: $-53,637
• Equity at exit: $36,746

Cash invested: $119,000 (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 37208

• Home prices YoY: -12.6%
• Rents YoY: 2.1%
• Active inventory: 346
• Price-to-rent: 19.2×

Monthly cashflow live

• Estimated rent: $3,681 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$343 /mo · $4,111/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$773
• Net cashflow: $160

Break-even live

Break-even rent $3,479

Max offer price $425,000

Occupancy floor 91%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,682
Total (2 units)			$3,681

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1727 14th Ave N Nashville, TN	4.0	2.0	1326	$1,995	$1.50	24d	1	0.17mi
1706 23rd Ave N Nashville, TN	3.0	2.0	1064	$1,600	$1.50	3d	1	0.21mi
1822 16th Ave N Unit 1 Nashville, TN	3.0	2.5	1912	$2,750	$1.44	24d	1	0.25mi
1822 16th Ave N Unit 1 Nashville, TN	3.0	2.5	1912	$2,750	$1.44	17d	1	0.25mi
1612 23rd Ave N Nashville, TN	4.0	3.0	1906	$2,623	$1.38	24d	1	0.25mi
1905A 15th Ave N Nashville, TN	3.0	2.5	1669	$2,595	$1.55	15d	1	0.25mi
1615 23rd Ave N Nashville, TN	3.0	2.0	1316	$1,750	$1.33	14d	1	0.26mi
1605 Dr Db Todd Jr Blvd Nashville, TN	5.0	2.5	1667	$2,425	$1.45	24d	1	0.27mi
1608 16th Ave N Nashville, TN	4.0	3.0	1811	$3,295	$1.82	17d	1	0.28mi
1522 22nd Ave N Nashville, TN	3.0	2.0	1350	$2,500	$1.85	4d	1	0.28mi
1522 22nd Ave N Nashville, TN	3.0	2.0	1350	$2,600	$1.93	24d	1	0.28mi
1515B 21st Ave N Nashville, TN	3.0	3.0	1757	$2,595	$1.48	24d	1	0.31mi
1922 14th Ave N Nashville, TN	3.0	2.5	1876	$4,795	$2.56	24d	1	0.35mi
1924 14th Ave N Unit A Nashville, TN	3.0	2.5	1820	$4,500	$2.47	24d	1	0.36mi
2400 Buchanan St Unit B Nashville, TN	3.0	3.0	1398	$2,600	$1.86	4d	1	0.40mi
2400 Buchanan St Nashville, TN	3.0	3.0	1398	$2,600	$1.86	24d	1	0.40mi
1828 11th Ave N Nashville, TN	3.0	2.5	2100	$3,150	$1.50	24d	1	0.40mi
1802 10th Ave N Nashville, TN	4.0	3.0	1553	$3,150	$2.03	24d	1	0.44mi
1910 11th Ave N Nashville, TN	3.0	3.0	2060	$5,595	$2.72	24d	1	0.45mi
1523 12th Ave N Unit B Nashville, TN	3.0	2.0	1200	$1,200	$1.00	17d	1	0.46mi
1708 10th Ave N Nashville, TN	3.0	2.0	1305	$2,350	$1.80	24d	1	0.47mi
1909 10th Ave N Unit B Nashville, TN	3.0	2.0	1137	$2,200	$1.93	8d	1	0.48mi
1909 10th Ave N Unit B Nashville, TN	3.0	2.0	1137	$2,200	$1.93	11d	1	0.48mi
1507B 14th Ave Nashville, TN	3.0	3.0	1800	$3,100	$1.72	15d	1	0.48mi
2017 12th Ave N Unit B Nashville, TN	3.0	2.5	1668	$3,000	$1.80	17d	1	0.50mi
1713 Heiman St Nashville, TN	3.0	2.5	1734	$2,500	$1.44	20d	1	0.51mi
1713 Heiman St Nashville, TN	3.0	2.5	1734	$2,500	$1.44	24d	1	0.51mi
1713 Simpkins St Nashville, TN	3.0	2.5	1935	$2,595	$1.34	16d	1	0.54mi
1713 Simpkins St Nashville, TN	3.0	2.5	1935	$2,595	$1.34	3d	1	0.54mi
2144 18th Ave N Nashville, TN	3.0	2.5	2083	$3,199	$1.54	24d	1	0.56mi
2110 11th Ave N Nashville, TN	4.0	3.0	2171	$4,800	$2.21	24d	1	0.63mi
1737 Pecan St #6 Nashville, TN	3.0	4.0	1879	$3,650	$1.94	21d	1	0.63mi
2122 24th Ave N Nashville, TN	3.0	3.5	1860	$2,400	$1.29	11d	1	0.63mi
2003 26th Ave N Nashville, TN	3.0	2.0	1691	$2,850	$1.69	8d	1	0.64mi
819 Buchanan St Nashville, TN	3.0	2.0	1500	$2,200	$1.47	24d	1	0.64mi
2004 Salem Mason Dr Nashville, TN	3.0	1.0	1133	$2,500	$2.21	24d	1	0.67mi
2605 Aspen Dr Nashville, TN	3.0	2.0	1236	$2,400	$1.94	8d	1	0.68mi
2133 24th Ave N Unit 1051710P Nashville, TN	4.0	4.0	1776	$5,718	$3.22	3d	1	0.69mi
1037 16th Ave N Unit B Nashville, TN	3.0	2.0	1450	$1,875	$1.29	24d	1	0.69mi
1033 16th Ave N Nashville, TN	3.0	3.0	2000	$1,950	$0.97	21d	1	0.71mi

Listing history 26 events

1. 2026-06-18
   days on market $425,000 Active 105 DOM
2. 2026-06-17
   days on market $425,000 Active 104 DOM
3. 2026-06-16
   days on market $425,000 Active 103 DOM
4. 2026-06-15
   days on market $425,000 Active 102 DOM
5. 2026-06-13
   days on market $425,000 Active 100 DOM
6. 2026-06-13
   days on market $425,000 Active 99 DOM
7. 2026-06-09
   days on market $425,000 Active 96 DOM
8. 2026-06-08
   days on market $425,000 Active 95 DOM
9. 2026-06-07
   days on market $425,000 Active 94 DOM
10. 2026-06-05
    days on market $425,000 Active 91 DOM
11. 2026-06-03
    days on market $425,000 Active 90 DOM
12. 2026-06-02
    days on market $425,000 Active 89 DOM
13. 2026-06-01
    days on market $425,000 Active 88 DOM
14. 2026-05-31
    days on market $425,000 Active 87 DOM
15. 2026-03-05
    listed $459,000 Active
16. 2025-12-01
    historical 90-char remark

    Show marketing remark (90 chars)

    Duplex has frontage on two streets (DB Todd Blvd and 17th Ave N) Great lot for new builds.

17. 2025-10-28
    listed $459,900 Active 90-char remark

    Show marketing remark (90 chars)

    Duplex has frontage on two streets (DB Todd Blvd and 17th Ave N) Great lot for new builds.

18. 2020-10-15
    soldstatus $180,000
19. 2020-10-14
    soldstatus $180,000 Closed 116-char remark

    Show marketing remark (116 chars)

    Duplex property has frontage on two streets (17th Ave. N and on DB Todd. Blvd) Property is being sold for lot value.

20. 2020-10-09
    status Pending 116-char remark

    Show marketing remark (116 chars)

    Duplex property has frontage on two streets (17th Ave. N and on DB Todd. Blvd) Property is being sold for lot value.

21. 2020-06-08
    historical Contingent - Inspection 116-char remark

    Show marketing remark (116 chars)

    Duplex property has frontage on two streets (17th Ave. N and on DB Todd. Blvd) Property is being sold for lot value.

22. 2020-01-06
    price $199,900 116-char remark

    Show marketing remark (116 chars)

    Duplex property has frontage on two streets (17th Ave. N and on DB Todd. Blvd) Property is being sold for lot value.

23. 2020-01-03
    status Active 116-char remark

    Show marketing remark (116 chars)

    Duplex property has frontage on two streets (17th Ave. N and on DB Todd. Blvd) Property is being sold for lot value.

24. 2020-01-01
    historical 116-char remark

    Show marketing remark (116 chars)

    Duplex property has frontage on two streets (17th Ave. N and on DB Todd. Blvd) Property is being sold for lot value.

25. 2019-11-08
    listed $249,900 Active 116-char remark

    Show marketing remark (116 chars)

    Duplex property has frontage on two streets (17th Ave. N and on DB Todd. Blvd) Property is being sold for lot value.

26. 2015-12-10
    soldstatus $75,000

ⓘ 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: $4,111 · $343/mo
• Projected year-2 tax: $4,111 · $343/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) · 22% 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: $44,172
• − Mortgage interest: −$23,807
• − Property taxes: −$4,111
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,534
• − Management: −$3,534
• − Depreciation: −$12,364
• Taxable loss: −$5,301
• Est. tax savings @ 24.0%: +$1,272
• After-tax cash flow: $3,188/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): 20,889
• Household income: $65,556
• Rent vs Own: 67.0% rent · 33.0% own
• Severe rent burden: 1432.0

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 0.56)
• Race & ethnicity: Black 57% White 34% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 2% Slovak 2% Hispanic 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 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: ▼ -59.14%
• Current HPI: 410.2214
• Rent YoY: ▲ 2.15%
• 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

+512.0% since first listed

12 events — show timeline

• 2026-03-05 Listed $459,000 REALTRACS as Distributed by MLS Grid
• 2025-12-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-10-28 Listed $459,900 REALTRACS as Distributed by MLS Grid
• 2020-10-15 Sold (Public Records) $180,000 Public Records
• 2020-10-14 Sold (MLS) $180,000 REALTRACS as Distributed by MLS Grid
• 2020-10-09 Pending — REALTRACS as Distributed by MLS Grid
• 2020-06-08 Contingent — REALTRACS as Distributed by MLS Grid
• 2020-01-06 Price Changed $199,900 REALTRACS as Distributed by MLS Grid
• 2020-01-03 Relisted — REALTRACS as Distributed by MLS Grid
• 2020-01-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2019-11-08 Listed $249,900 REALTRACS as Distributed by MLS Grid
• 2015-12-10 Sold (Public Records) $75,000 Public Records

Property tax history

+13.4%/yr

Latest (2025): $4,111 · +20.9% YoY. Source: county tax records.