7 Peachtree · Nashville-Davidson metropolitan government (balance), TN 37210

$400,000

4 bd · 2.0 ba · 1,656 sqft · MultiFamily public records · 1488 Days on market

Built 1979 8,400 sqft lot Est $515k · 22% 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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +3.4/10.0
• 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

Multi-family units

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

Listing remarks MLS

DUPLEX THAT STAYS RENTED. ONE TENANT HAS BEEN THERE 23 YEARS AND THE OTHER 2 YEARS. BOTH WISH TO STAY. RENTS FOR 500.00 ON FRONT AND 450.00 IN BACK AND TENANTS PAY THEIR OWN UTILITIES. NICE BACKYARD AND CLOSE TO DOWNTOWN.NEW ROOF WITHIN THE LAST 6 MO.

Key facts

• 8,400 sq ft lot
• 6 parking spots
• Built 1979

Property features AI

Finance

• Financial info: Gross income: $17,000; Net operating income: $5,500; Owner pays trash collection; Tenants pay electricity and water

Exterior

• Parking: Gravel driveway with space for 6 vehicles (6 open parking spaces)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Water service available
• Home design: Duplex; One story; Attached property; Residential income property; Zoned RS10 - HPR
• Construction: Asphalt roof; Other construction materials; Existing structure
• Exterior features: 56 x 150 lot dimensions; Public water available; Public sewer

Interior

• Bedrooms: Two 2-bedroom units
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carpet, laminate and vinyl flooring; Smoke detectors
• Laundry & utility: Individual laundry for each unit

🏷️ Possibly a rental listed for sale. The $400,000 price doesn't fit this home's estimated sale value (~$515,016) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive. Per door: $73/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 $337k (15.8% below list).
• Recommended offer: $337k (15.8% 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: John B. Whitsitt Elementary (math 2% / reading 8%, grade F, #896 of 952 statewide, top 96%, 484 students, 0% FRL); Glencliff High School (math 0% / reading 6%, grade F, #323 of 332 statewide, top 98%, 1,177 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 (+1.8%/yr); 171 active listings in the ZIP; 23 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).
• At $3,370/mo this rent would consume 80% of the median local household income ($50k/yr) (locally 1435% 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 $12k 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 1488 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $100k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $400k implies a 400% gain — meaningful room to come down on a strong offer.

Recommended offer $337,000 (15.8% below list)

Questions for the listing agent

1. It's been on market 1488 days. Have you received any prior offers? Is the seller open to a 16% 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 1979 — 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: 0.84% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $515,016
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2520 Glenrose Ave	0.18mi	4/—	1,440 (-13%)	11mo	$220,000	$153	61
2222 Foster Ave	0.69mi	4/2.0	1,534 (-7%)	19mo	$477,500	$311	40

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 · 1.78% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.47×
• Total profit: $-59,767
• Equity at exit: $59,641

10-year hold

• IRR: -8.6%
• Equity multiple: 0.49×
• Total profit: $-56,924
• Equity at exit: $34,585

Cash invested: $112,000 (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 37210

• Home prices YoY: -22.6%
• Rents YoY: 1.8%
• Active inventory: 171
• Price-to-rent: 19.8×

Monthly cashflow live

• Estimated rent: $3,370 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$253 /mo · $3,035/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$708
• Net cashflow: $145

Break-even live

Break-even rent $3,186

Max offer price $400,000

Occupancy floor 91%

Sensitivity live

Price	-10% $371	-5% $258	+0% $145	+5% $32	+10% $-81
Rent	-10% $-121	-5% $12	+0% $145	+5% $278	+10% $411
Rate	-1.0pp $346	-0.5pp $247	base $145	+0.5pp $41	+1.0pp $-64

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,370
Total (2 units)			$3,370

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 Lutie St Nashville, TN	3.0	1.0	1148	$2,295	$2.00	15d	1	0.35mi
111 Whitsett Rd Nashville, TN	1.0–3.0	1.0	875	$1,595	$1.82	2d	17	0.43mi
421 E Thompson Ln Nashville, TN	1.0–3.0	1.0–3.0	1150	$2,399	$2.09	24d	1	0.70mi
2203 Foster Ave Unit 2203 Nashville, TN	3.0	2.5	1650	$2,200	$1.33	24d	1	0.72mi
430 Bunkerhill Dr Unit C Nashville, TN	4.0	2.0	2200	$1,995	$0.91	24d	1	0.84mi
328 E Thompson Ln Nashville, TN	3.0	1.5	1715	$2,250	$1.31	24d	1	0.93mi
308 Plus Park Blvd Nashville, TN	3.0	1.0–2.5	947	$1,877	$1.98	2d	19	0.94mi
2201 Wickson Ave Nashville, TN	3.0	2.0	1500	$2,750	$1.83	22d	1	0.96mi
141 Neese Dr Nashville, TN	1.0–3.0	1.0–2.0	976	$2,001	$2.05	3d	26	1.03mi
719 Woodmere Dr Nashville, TN	3.0	2.0	1804	$2,550	$1.41	11d	1	1.09mi
3136 Glencliff Rd Nashville, TN	2.0–3.0	2.5–3.5	1848	$3,395	$1.84	22d	3	1.10mi
1086 Noble LOOP #11 Nashville, TN	3.0	2.5	1654	$2,450	$1.48	20d	1	1.14mi
1201 Valerie Ln Nashville, TN	3.0	3.5	1962	$3,345	$1.70	8d	1	1.15mi
414 Patterson St Nashville, TN	3.0	1.0	1330	$2,395	$1.80	17d	1	1.26mi
860 Murfreesboro Pike Nashville, TN	1.0–3.0	1.0–2.0	1025	$1,685	$1.64	11d	13	1.28mi
860 Murfreesboro Pike Nashville, TN	1.0–4.0	1.0–2.0	1375	$1,670	$1.21	2d	31	1.28mi
2002 Hutton Dr Nashville, TN	3.0	2.0	1686	$2,450	$1.45	24d	1	1.28mi
2002 Hutton Dr Nashville, TN	3.0	2.0	1686	$2,450	$1.45	22d	1	1.28mi
205 Millwood Dr Nashville, TN	1.0–3.0	1.0–1.5	1050	$1,937	$1.84	4d	14	1.31mi
408 Elgin St Unit B Nashville, TN	3.0	2.0	1200	$2,400	$2.00	24d	1	1.40mi
100 Antioch Pike Nashville, TN	1.0–3.0	1.0–2.0	1201	$2,425	$2.02	3d	33	1.42mi
200 Raymond St Nashville, TN	3.0	3.5	1600	$2,585	$1.62	3d	1	1.49mi
200 Raymond St Nashville, TN	3.0	3.5	1545	$2,461	$1.59	24d	1	1.49mi

Listing history 50 events

1. 2026-06-21
   days on market $400,000 Active 1488 DOM
2. 2026-06-18
   days on market $400,000 Active 1485 DOM
3. 2026-06-17
   days on market $400,000 Active 1484 DOM
4. 2026-06-16
   days on market $400,000 Active 1483 DOM
5. 2026-06-15
   days on market $400,000 Active 1482 DOM
6. 2026-06-13
   days on market $400,000 Active 1480 DOM
7. 2026-06-13
   days on market $400,000 Active 1479 DOM
8. 2026-06-09
   days on market $400,000 Active 1476 DOM
9. 2026-06-08
   days on market $400,000 Active 1475 DOM
10. 2026-06-07
    days on market $400,000 Active 1474 DOM
11. 2026-06-05
    days on market $400,000 Active 1471 DOM
12. 2026-06-03
    days on market $400,000 Active 1470 DOM
13. 2026-06-02
    days on market $400,000 Active 1469 DOM
14. 2026-06-01
    days on market $400,000 Active 1468 DOM
15. 2026-05-31
    days on market $400,000 Active 1467 DOM
16. 2025-09-01
    status Active
17. 2025-09-01
    historical
18. 2025-04-30
    price $400,000
19. 2024-09-16
    price $435,000
20. 2024-09-03
    status Active
21. 2024-09-01
    historical
22. 2024-04-26
    price $455,000
23. 2022-12-29
    price $424,999
24. 2022-11-23
    price $425,000
25. 2022-11-17
    price $400,000
26. 2022-11-11
    price $405,000
27. 2022-10-18
    price $410,000
28. 2022-10-13
    price $415,000
29. 2022-10-05
    price $420,000
30. 2022-09-27
    price $425,000
31. 2022-09-21
    price $420,000
32. 2022-09-14
    price $425,000
33. 2022-09-10
    price $440,000
34. 2022-09-02
    price $445,000
35. 2022-08-22
    price $450,000
36. 2022-08-21
    price $455,000
37. 2022-08-05
    price $464,900
38. 2022-08-01
    price $468,900
39. 2022-08-01
    status Active
40. 2022-08-01
    historical
41. 2022-07-29
    price $470,000
42. 2022-07-25
    price $472,500
43. 2022-07-22
    price $475,000
44. 2022-07-13
    price $477,500
45. 2022-06-23
    price $487,500
46. 2022-06-17
    price $490,000
47. 2022-06-04
    price $495,000
48. 2022-05-23
    listed $500,000 Active
49. 2013-07-29
    historical 251-char remark

    Show marketing remark (251 chars)

    DUPLEX THAT STAYS RENTED. ONE TENANT HAS BEEN THERE 23 YEARS AND THE OTHER 2 YEARS. BOTH WISH TO STAY. RENTS FOR 500.00 ON FRONT AND 450.00 IN BACK AND TENANTS PAY THEIR OWN UTILITIES. NICE BACKYARD AND CLOSE TO DOWNTOWN.NEW ROOF WITHIN THE LAST 6 MO.

50. 2013-07-29
    soldstatus $80,000 Closed 251-char remark

    Show marketing remark (251 chars)

    DUPLEX THAT STAYS RENTED. ONE TENANT HAS BEEN THERE 23 YEARS AND THE OTHER 2 YEARS. BOTH WISH TO STAY. RENTS FOR 500.00 ON FRONT AND 450.00 IN BACK AND TENANTS PAY THEIR OWN UTILITIES. NICE BACKYARD AND CLOSE TO DOWNTOWN.NEW ROOF WITHIN THE LAST 6 MO.

ⓘ 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: $3,035 · $253/mo
• Projected year-2 tax: $3,035 · $253/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $40,440
• − Mortgage interest: −$22,406
• − Property taxes: −$3,035
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,235
• − Management: −$3,235
• − Depreciation: −$11,636
• Taxable loss: −$5,108
• Est. tax savings @ 24.0%: +$1,226
• After-tax cash flow: $2,967/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

+370.6% since first listed

37 events — show timeline

• 2025-09-01 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-09-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-04-30 Price Changed $400,000 REALTRACS as Distributed by MLS Grid
• 2024-09-16 Price Changed $435,000 REALTRACS as Distributed by MLS Grid
• 2024-09-03 Relisted — REALTRACS as Distributed by MLS Grid
• 2024-09-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-04-26 Price Changed $455,000 REALTRACS as Distributed by MLS Grid
• 2022-12-29 Price Changed $424,999 REALTRACS as Distributed by MLS Grid
• 2022-11-23 Price Changed $425,000 REALTRACS as Distributed by MLS Grid
• 2022-11-17 Price Changed $400,000 REALTRACS as Distributed by MLS Grid
• 2022-11-11 Price Changed $405,000 REALTRACS as Distributed by MLS Grid
• 2022-10-18 Price Changed $410,000 REALTRACS as Distributed by MLS Grid
• 2022-10-13 Price Changed $415,000 REALTRACS as Distributed by MLS Grid
• 2022-10-05 Price Changed $420,000 REALTRACS as Distributed by MLS Grid
• 2022-09-27 Price Changed $425,000 REALTRACS as Distributed by MLS Grid
• 2022-09-21 Price Changed $420,000 REALTRACS as Distributed by MLS Grid
• 2022-09-14 Price Changed $425,000 REALTRACS as Distributed by MLS Grid
• 2022-09-10 Price Changed $440,000 REALTRACS as Distributed by MLS Grid
• 2022-09-02 Price Changed $445,000 REALTRACS as Distributed by MLS Grid
• 2022-08-22 Price Changed $450,000 REALTRACS as Distributed by MLS Grid
• 2022-08-21 Price Changed $455,000 REALTRACS as Distributed by MLS Grid
• 2022-08-05 Price Changed $464,900 REALTRACS as Distributed by MLS Grid
• 2022-08-01 Price Changed $468,900 REALTRACS as Distributed by MLS Grid
• 2022-08-01 Relisted — REALTRACS as Distributed by MLS Grid
• 2022-08-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2022-07-29 Price Changed $470,000 REALTRACS as Distributed by MLS Grid
• 2022-07-25 Price Changed $472,500 REALTRACS as Distributed by MLS Grid
• 2022-07-22 Price Changed $475,000 REALTRACS as Distributed by MLS Grid
• 2022-07-13 Price Changed $477,500 REALTRACS as Distributed by MLS Grid
• 2022-06-23 Price Changed $487,500 REALTRACS as Distributed by MLS Grid
• 2022-06-17 Price Changed $490,000 REALTRACS as Distributed by MLS Grid
• 2022-06-04 Price Changed $495,000 REALTRACS as Distributed by MLS Grid
• 2022-05-23 Listed $500,000 REALTRACS as Distributed by MLS Grid
• 2013-07-29 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2013-07-29 Sold (MLS) $80,000 REALTRACS as Distributed by MLS Grid
• 2013-07-29 Sold (MLS) $80,000 REALTRACS as Distributed by MLS Grid
• 2013-05-23 Listed $85,000 REALTRACS as Distributed by MLS Grid

Property tax history

+8.8%/yr

Latest (2022): $3,035 · -1.0% YoY. Source: county tax records.