2720 Bullock Ave E · Nashville-Davidson metropolitan government (balance), TN 37207

$249,900

3 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 9 Days on market

Built 1995 0.40 ac lot Est $387k · 35% under

---

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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +3.9/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Good rental or make your on home there, quite neighborhood, great lot, can rent for $1500.00 up to $2000.00, carport, Deck front and side, needs a little repair & stain. It's been good for me for rental! all plumbing has been made new,

Key facts

• Deck front and side
• 0.4 acre lot
• Built 1995

Tags

• DECK FRONT AND SIDE
• ALL PLUMBING HAS BEEN MADE NEW

Property features AI

Exterior

• Parking: No covered spaces; No designated parking listed
• Utilities: Public water; Public sewer; Water available
• Home design: Modular residential home; One story
• Construction: Other construction materials; Existing structure
• Exterior features: Level lot

Interior

• Kitchen: Electric oven and electric range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Electric oven and electric range; Dishwasher; Refrigerator; Ceiling fans; Central heating and central air
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $169 ($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 $221k (11.4% below list).
• Recommended offer: $221k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: Tom Joy Elementary (math 2% / reading 2%, grade F, #926 of 952 statewide, top 100%, 456 students, 0% FRL); Jere Baxter Middle (math 2% / reading 3%, grade F, #329 of 333 statewide, top 99%, 440 students, 0% FRL); Maplewood High (math 2% / reading 12%, grade F, #294 of 332 statewide, top 91%, 691 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 (+1.3%/yr); 539 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 43% of the median local income ($62k/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 $2k of loan paydown is wiped out by about $7k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $68k; list at $250k implies a 268% gain — meaningful room to come down on a strong offer.

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 $221,300 (11.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.89% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.90%
• DSCR: 1.13
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $387,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 Jones Pl	0.20mi	3/2.0	1,152 (-3%)	10mo	$494,900	$430	77
120 Dellway Dr	0.43mi	3/1.0	1,148 (-3%)	1mo	$362,000	$315	69
2627 Woodyhill Dr	0.25mi	3/2.0	1,319 (+11%)	1mo	$510,000	$387	69
2800 Brunswick Dr	0.36mi	2/2.0 (-1)	1,219 (+3%)	8mo	$381,600	$313	67
2573 Slaydon Dr	0.34mi	3/2.0	1,044 (-12%)	1mo	$255,000	$244	64
520 Norton Ave	0.56mi	3/1.0	1,164 (-2%)	4mo	$380,000	$326	63
2608 Woodyhill Dr	0.35mi	3/1.0	1,273 (+7%)	7mo	$366,100	$288	62
529 Wesley Ave	0.60mi	3/2.0	1,152 (-3%)	9mo	$435,000	$378	60
318 Queen Ave	0.64mi	2/2.0 (-1)	1,160 (-2%)	5mo	$375,000	$323	57
2058 Oakwood Ave	0.44mi	3/2.0	1,080 (-9%)	10mo	$430,000	$398	56
143 Gordon Ter	0.41mi	3/1.0	1,075 (-10%)	8mo	$390,000	$363	54
2021 Jones Cir	0.56mi	3/2.0	1,360 (+14%)	10mo	$424,999	$312	41

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-33,434
• Equity at exit: $37,261

10-year hold

• IRR: -7.3%
• Equity multiple: 0.57×
• Total profit: $-29,985
• Equity at exit: $21,607

Cash invested: $69,972 (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 37207

• Home prices YoY: -27.8%
• Rents YoY: 1.3%
• Active inventory: 539
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,213 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$164 /mo · $1,973/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $169

Break-even live

Break-even rent $1,999

Max offer price $249,900

Occupancy floor 87%

Sensitivity live

Price	-10% $311	-5% $240	+0% $169	+5% $98	+10% $28
Rent	-10% $-6	-5% $82	+0% $169	+5% $257	+10% $344
Rate	-1.0pp $295	-0.5pp $233	base $169	+0.5pp $104	+1.0pp $39

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3100 Conviser Dr Nashville, TN	2.0	1.5	960	$1,600	$1.67	19d	1	0.50mi
128 Gordon Ter Nashville, TN	3.0	2.0	1400	$2,600	$1.86	12d	1	0.51mi
538 Norton Ave Nashville, TN	3.0	2.0	1394	$2,000	$1.43	21d	1	0.56mi
2003 Overby Rd Nashville, TN	2.0	2.0	924	$2,295	$2.48	9d	1	0.69mi
600 E Trinity Ln Unit 1049679P Nashville, TN	2.0	2.0	990	$3,890	$3.93	25d	1	0.74mi
308 Prince Ave Unit A Nashville, TN	2.0	1.0	800	$1,200	$1.50	23d	1	0.76mi
308 Prince Ave Nashville, TN	2.0	1.0	900	$1,200	$1.33	18d	1	0.76mi
618 Cogdill Ln Nashville, TN	2.0–3.0	2.5–3.5	1857	$4,325	$2.33	5d	8	0.80mi
215 Prince Ave Unit D Nashville, TN	2.0	1.0	780	$999	$1.28	25d	1	0.83mi
109 Duke St Unit E Nashville, TN	2.0	2.5	1400	$2,200	$1.57	25d	1	0.84mi
301 Ben Allen Rd Nashville, TN	1.0–3.0	1.0–2.0	1019	$1,681	$1.65	3d	11	0.84mi
109 Duke St Unit B Nashville, TN	2.0	2.5	1400	$2,000	$1.43	25d	1	0.85mi
1100 Sunset Cir Nashville, TN	1.0–3.0	1.0–2.5	1070	$1,899	$1.77	4d	7	0.88mi
204 Prince Ave Unit A Nashville, TN	2.0	1.0	800	$1,875	$2.34	25d	1	0.89mi
614 Poplar Pl Nashville, TN	3.0	2.0	1244	$2,200	$1.77	3d	1	0.91mi
849 Cherokee Ave #12 Nashville, TN	2.0	2.5	1330	$2,600	$1.95	25d	1	0.93mi
901 Cherokee Ave Nashville, TN	3.0	1.0–2.0	1457	$3,563	$2.45	3d	12	0.94mi
1801 Meridian St Nashville, TN	1.0–2.0	1.0–2.5	1050	$2,817	$2.68	6d	10	0.98mi
488 Lemont Dr Nashville, TN	1.0–3.0	1.0–1.5	951	$2,065	$2.17	3d	47	1.02mi
1067 Zophi St Nashville, TN	2.0	2.0	1392	$2,500	$1.80	15d	1	1.03mi
917B Spain Ave Nashville, TN	3.0	3.0	1428	$2,450	$1.72	6d	1	1.03mi
927 Chickasaw Ave Nashville, TN	3.0	2.0	1223	$2,600	$2.13	19d	1	1.04mi
3108 Hillside Rd Unit 1 Nashville, TN	3.0	2.0	1194	$1,400	$1.17	22d	1	1.08mi
120 Oak Valley Dr Nashville, TN	2.0	1.0	1170	$1,299	$1.11	5d	9	1.20mi
905 Blue Ridge Dr Unit B Nashville, TN	2.0	1.0	780	$1,600	$2.05	9d	1	1.23mi
1002 Fairwin Ave Unit 1 Nashville, TN	4.0	2.0	1442	$3,300	$2.29	25d	1	1.23mi
1002 Fairwin Ave Nashville, TN	3.0	2.0	1437	$3,300	$2.30	25d	1	1.23mi
2814 Gallatin Pike Nashville, TN	1.0–2.0	1.0	800	$1,733	$2.17	5d	11	1.26mi
1118 Litton Ave Nashville, TN	2.0	2.0–2.5	976	$1,700	$1.74	9d	2	1.27mi
1118 Litton Ave Nashville, TN	2.0	2.0–2.5	976	$1,688	$1.73	3d	2	1.27mi
438 Roger Williams Ave Nashville, TN	2.0	1.5	960	$1,450	$1.51	23d	1	1.29mi
1402 Montgomery Ave Unit B Nashville, TN	2.0	1.0	885	$2,250	$2.54	9d	1	1.29mi
2424 Inga St Nashville, TN	3.0	2.0	1440	$2,495	$1.73	18d	1	1.30mi
1122 Litton Ave #212 Nashville, TN	2.0	2.0	1130	$2,100	$1.86	25d	1	1.30mi
1106B Stratford Ave Unit 1312367P Nashville, TN	2.0	2.5	1280	$3,559	$2.78	17d	1	1.35mi
2312 Northview Ave Unit A Nashville, TN	2.0	1.0	700	$1,495	$2.14	18d	1	1.40mi
323 E Village Ln Nashville, TN	2.0	2.0	1143	$2,475	$2.17	25d	1	1.42mi
1310 Jones Ave Nashville, TN	2.0	2.0	1200	$1,895	$1.58	19d	1	1.43mi
2516 Gallatin Pike Unit 1302205P Nashville, TN	2.0	1.0	828	$3,536	$4.27	9d	1	1.47mi
3120 Creekwood Dr Nashville, TN	2.0	1.0	910	$1,300	$1.43	23d	1	1.49mi

Listing history 8 events

1. 2026-06-21
   days on market $249,900 Active 9 DOM
2. 2026-06-19
   status $249,900 Active 6 DOM
3. 2026-06-16
   status $249,900 Pending 6 DOM
4. 2026-06-15
   days on market $249,900 Active 6 DOM
5. 2026-06-13
   days on market $249,900 Active 4 DOM
6. 2026-06-13
   days on market $249,900 Active 3 DOM
7. 2026-06-10
   remarks 237-char remark
8. 2026-06-10
   listed $249,900 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: $1,973 · $164/mo
• Projected year-2 tax: $1,973 · $164/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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $26,556
• − Mortgage interest: −$13,998
• − Property taxes: −$1,973
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − Depreciation: −$7,270
• Taxable loss: −$2,184
• Est. tax savings @ 24.0%: +$524
• After-tax cash flow: $2,555/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): 41,366
• Household income: $61,744
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 1969.0

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 0.60)
• Race & ethnicity: Black 57% White 24% Hispanic / Latino 13% Two or more races 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Serbian 1% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 10%

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: ▼ -135.21%
• Current HPI: 351.9628
• Rent YoY: ▲ 1.33%
• 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

+267.5% since first listed

2 events — show timeline

• 2026-06-09 Listed $249,900 REALTRACS as Distributed by MLS Grid
• 2014-04-17 Sold (Public Records) $68,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,973 · +26.9% YoY. Source: county tax records.