1115 Quail Ct W · Nashville-Davidson metropolitan government (balance), TN 37214

$168,000

3 bd · 2.0 ba · 1,044 sqft · Condo public records · 6 Days on market

Built 1983 $335/mo HOA · 18% 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 +14.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• DSCR +4.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

* More pics coming soon * Welcome to 1115 Quail Ct W — a 3-bedroom, 2-bath home full of potential and ready for your vision. This property needs repairs and TLC, making it a great opportunity for investors, flippers, or a handy first-time buyer looking to build equity. Featuring solid bones and a functional layout, this home is well-suited for a rental or renovation project. The primary bedroom is conveniently located on the first floor, adding both comfort and long-term value. Nestled on a quiet court, this property offers a chance to create something special in a desirable setting. Sold as-is, where-is. Seller will make no repairs. Property will not qualify for FHA financing. Buyer

Key facts

• Solid bones
• Quiet court
• First floor

Tags

• FIRST FLOOR
• QUIET COURT
• SOLID BONES
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Living area reported as 1,044 (assessor); Association-managed community
• HOA & community: Homeowners association with a monthly fee of $335

Exterior

• Parking: No covered parking reported; No total parking spaces reported
• Utilities: Public water; Public sewer; Water available
• Home design: Residential zero-lot-line property; One story
• Construction: Vinyl siding; Approximate year built
• Exterior features: Lot is approximately 0.02 acres

Interior

• Kitchen: Electric oven; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No basement; Electric oven, Dishwasher, Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $168k.

Deal economics

• At list price, monthly cash flow is $26 ($308/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Cap rate 6.5% 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: Hickman Elementary (math 8% / reading 12%, grade F, #818 of 952 statewide, top 87%, 438 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.
• Market conditions: Rents soft (-1.1%/yr); 203 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 30% of the median local income ($72k/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 $1k of loan paydown is wiped out by about $5k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $168,000

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. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 6.48%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.35×
• Total profit: $-30,732
• Equity at exit: $25,049

10-year hold

• IRR: -22.2%
• Equity multiple: 0.05×
• Total profit: $-44,492
• Equity at exit: $14,526

Cash invested: $47,040 (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 37214

• Home prices YoY: -29.2%
• Rents YoY: -1.1%
• Active inventory: 203
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,816 high
• Mortgage (P&I): −$881
• Tax from tax record: −$123 /mo · $1,474/yr
• Insurance: −$70
• HOA: −$335
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $26

Break-even live

Break-even rent $1,783

Max offer price $168,000

Occupancy floor 94%

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3153 E Lake Dr Nashville, TN	3.0	2.0	1350	$1,645	$1.22	20d	1	0.09mi
3202 Lakeford Dr Nashville, TN	3.0	2.0	1116	$1,881	$1.69	16d	1	0.12mi
309 Timberway Cir Nashville, TN	2.0	1.5	1174	$1,900	$1.62	23d	1	0.16mi
3110 Elm Hill Pike Nashville, TN	2.0–3.0	2.0	1052	$1,681	$1.60	2d	7	0.29mi
922 Hammack Dr Nashville, TN	2.0	1.5	1200	$1,800	$1.50	23d	1	0.70mi
406 Woodsman Ct Nashville, TN	2.0	1.5	1116	$1,400	$1.25	23d	1	0.79mi
3555 Bell Rd Nashville, TN	1.0–3.0	1.0–2.5	1000	$1,635	$1.64	2d	22	0.79mi
3312 Niagara Dr Unit B Nashville, TN	2.0	1.0	700	$1,095	$1.56	17d	1	0.90mi
3000 Lincoya Bay Dr Nashville, TN	1.0–3.0	1.0–2.5	1068	$1,730	$1.62	2d	18	0.90mi
3234 Lincoya Creek Dr Nashville, TN	2.0	2.5	1130	$1,860	$1.65	23d	1	0.94mi
3224 Lincoya Creek Dr Nashville, TN	2.0	2.5	1140	$1,825	$1.60	23d	1	0.96mi
739 Fitzpatrick Rd Nashville, TN	2.0	1.5	1096	$1,800	$1.64	23d	1	1.01mi
550 McCrory Creek Rd Nashville, TN	1.0–3.0	1.0–2.0	1120	$1,949	$1.74	14d	1	1.04mi
600 Stewarts Ferry Pike Nashville, TN	1.0–2.0	1.0–2.0	895	$2,065	$2.31	1d	22	1.13mi
1501 Woodland Pointe Dr Nashville, TN	1.0–3.0	1.0–2.0	1033	$2,165	$2.09	1d	15	1.25mi
42 Fawn Creek Pass Nashville, TN	2.0	2.5	1498	$1,999	$1.33	17d	1	1.30mi
430 Stewarts Ferry Pike Nashville, TN	2.0	1.5	960	$1,495	$1.56	4d	1	1.32mi
210 Buck Run Dr Nashville, TN	2.0	2.5	1380	$1,850	$1.34	23d	1	1.43mi
2914 Lakeland Dr Nashville, TN	2.0	1.0	900	$1,800	$2.00	23d	1	1.44mi
220 Buck Run Dr Nashville, TN	2.0	2.5	1380	$1,850	$1.34	12d	1	1.46mi
8100 Stewarts Ferry Pkwy Nashville, TN	1.0–2.0	1.0–2.0	846	$1,790	$2.11	2d	48	1.46mi

HOA detail condo

• Monthly dues: $335 · $4,020/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $168,000 Active 6 DOM
2. 2026-06-17
   days on market $168,000 Active 5 DOM
3. 2026-06-16
   pricedays on market $168,000 Active 4 DOM
4. 2026-06-15
   days on market $173,000 Active 3 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $173,000 Active 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: $1,474 · $123/mo
• Projected year-2 tax: $1,474 · $123/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 1/10 Low
• 🌡 Heat 5/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,789
• − Mortgage interest: −$9,411
• − Property taxes: −$1,474
• − Insurance: −$840
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − HOA: −$4,020
• − Depreciation: −$4,887
• Taxable loss: −$2,329
• Est. tax savings @ 24.0%: +$559
• After-tax cash flow: $867/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): 29,805
• Household income: $72,012
• Rent vs Own: 37.5% rent · 62.5% own
• Severe rent burden: 1235.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 18% Hispanic / Latino 10% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 2% Serbian 2%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 2% Arabic 2%

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: ▼ -134.97%
• Current HPI: 327.5959
• Rent YoY: ▼ -1.12%
• 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

+283.6% since first listed

10 events — show timeline

• 2026-06-12 Listed $173,000 REALTRACS as Distributed by MLS Grid
• 2026-05-15 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-04-21 Listed $185,000 REALTRACS as Distributed by MLS Grid
• 2018-07-25 Sold (Public Records) $164,000 Public Records
• 2017-03-13 Sold (Public Records) $105,000 Public Records
• 2012-04-09 Sold (Public Records) $99,900 Public Records
• 2005-09-07 Sold (Public Records) $77,600 Public Records
• 1996-05-02 Sold (Public Records) $57,000 Public Records
• 1985-08-01 Sold (Public Records) $49,733 Public Records
• 1982-08-01 Sold (Public Records) $45,100 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,474 · +22.9% YoY. Source: county tax records.