2436 Robbie Ct · Nashville-Davidson metropolitan government (balance), TN 37214

$110,000

2 bd · 1.5 ba · 1,020 sqft · SingleFamily public records · 15 Days on market

Built 1985

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Why this score? — see what drove the B- 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
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• 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

This home is a classic two-story property located in a quiet and established neighborhood in Nashville. It offers a traditional design with a mix of siding and brick, sitting on a spacious lot with plenty of potential. The home is approximately 1,100 square feet with two bedrooms and one bathroom, making it a comfortable layout for a small family. Unfortunately, the home was recently affected by a house fire and is being sold as-is. While the structure has been damaged, the property still holds strong value because of its location and lot size. This creates a great opportunity for investors, builders, or buyers looking to rebuild and customize a home to their liking. The property is ideally

Key facts

• Two story property
• Spacious lot
• Built 1985

Tags

• TWO STORY PROPERTY
• SPACIOUS LOT
• LOCATION NEAR GRAND OLE OPRY
• LOCATION NEAR OPRY MILLS MALL
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO ENTERTAINMENT

Property features AI

Exterior

• Home design: Built in 1985
• Exterior features: Located in the Donelson subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 B — 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.
• Market conditions: Rents soft (-1.1%/yr); 203 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $761 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $76k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $108,350 (1.5% 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: 1.40% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.53%
• DSCR: 1.78
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $249,900
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2424 Robbie Ct	0.05mi	2/1.5	1,020 (0%)	2mo	$250,000	$245	96
2433 Robbie Ct	0.03mi	2/1.5	1,020 (0%)	11mo	$195,000	$191	90
2414 Fairbrook Dr	0.10mi	2/1.5	1,080 (+6%)	14mo	$300,000	$278	74

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.21×
• Total profit: $6,342
• Equity at exit: $16,401

10-year hold

• IRR: 12.0%
• Equity multiple: 1.81×
• Total profit: $25,073
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,542 high
• Mortgage (P&I): −$577
• Tax from tax record: −$146 /mo · $1,749/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $450

Break-even live

Break-even rent $973

Max offer price $110,000

Occupancy floor 66%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2448 Fairbrook Dr Nashville, TN	2.0	1.5	1100	$1,475	$1.34	21d	1	0.16mi
2011 Upland Dr Unit B Nashville, TN	2.0	1.0	1001	$1,400	$1.40	14d	1	1.15mi
330 Pennington Centre Blvd Nashville, TN	1.0–3.0	1.0–2.0	1114	$1,828	$1.64	1d	26	1.16mi
2007 Forrest Green Dr Nashville, TN	2.0	1.0	1050	$2,100	$2.00	23d	1	1.22mi
1807 Rosebank Ave Unit B Nashville, TN	1.0	1.0	750	$1,350	$1.80	23d	1	1.29mi
2205 Pennington Bend Rd Unit C Nashville, TN	2.0	1.0	900	$1,400	$1.56	23d	1	1.29mi
505 Church St Nashville, TN	2.0	1.0–2.0	785	$3,845	$4.89	3d	34	1.42mi

Listing history 2 events

1. 2026-05-12
   listed $110,000 Active
2. 2007-02-28
   soldstatus $76,000

ⓘ 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: $1,749 · $146/mo
• Projected year-2 tax: $1,749 · $146/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 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,507
• − Mortgage interest: −$6,162
• − Property taxes: −$1,749
• − Insurance: −$550
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$3,200
• Taxable income: $3,885
• Est. tax owed @ 24.0%: −$933
• After-tax cash flow: $4,467/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

+44.7% since first listed

2 events — show timeline

• 2026-05-12 Listed $110,000 FSBO.com
• 2007-02-28 Sold (Public Records) $76,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,749 · +22.2% YoY. Source: county tax records.