1301 Jeremy Way · Nashville-Davidson metropolitan government (balance), TN 37207

$210,000

3 bd · 2.0 ba · 1,706 sqft · Manufactured · 25 Days on market

Manufactured home Built 2026 Good condition $123/sqft · 10% below area Est $234k · 10% 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 +18.5/30.0
• ARV discount +12.2/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Condition / age +4.0/5.0
• Rent growth +2.8/5.0
• Appreciation +2.5/10.0
• Livability +2.5/5.0
• Schools +0.4/10.0
• Manufactured-home adj. -4.3

Listing remarks

Holiday Village in Nashville, Tennessee is a peaceful, yet vibrant community, ideal for people dreaming of owning a home in a thriving area of Tennessee. Our 3-bedroom, 2-bathroom homes feature spacious open-concept floor plans, Energy-Star Certified appliances, and wood kitchen cabinets. Holiday Village, owned and operated by UMH Properties, is a gated community offering a wide variety of amenities, including bus shelters, and playgrounds. Additionally, this Nashville community offers exciting events such as resident appreciation nights, raffles, and seed and fertilizer handouts to jumpstart your landscaping.

Key facts

• Built 2026
• Listed 25 days

Tags

• WOOD KITCHEN CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $198 ($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 $209k (0.6% below list).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.0% 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: 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); 884 active listings in the ZIP; 40 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).
• This rent runs 41% 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 $1k of loan paydown is wiped out by about $6k 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 25 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Recommended offer $206,850 (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. 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?
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $234,214
• List price: $210,000
• Delta: -10.34%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324B Queen Ave	0.74mi	3/2.5	1,700 (-0%)	1mo	$519,000	$305	62
120 Riva Rdg #2	1.35mi	3/3.5	1,776 (+4%)	0mo	$475,000	$267	52
2525 Flamingo Dr	0.98mi	3/2.0	1,488 (-13%)	0mo	$555,000	$373	44
3214 Conviser Dr	1.08mi	3/3.5	1,874 (+10%)	0mo	$439,550	$235	42
504 Edwin St #41	1.08mi	4/3.5 (+1)	1,843 (+8%)	0mo	$583,000	$316	40
1211 Stainback Ave	1.45mi	3/2.0	1,368 (-20%)	0mo	$460,000	$336	40
1220 Meridian St	1.35mi	3/3.0	1,334 (-22%)	0mo	$497,500	$373	36
102 Melody Aly	1.09mi	3/3.5	1,985 (+16%)	0mo	$574,990	$290	34
1309 Jones Ave	1.44mi	4/3.0 (+1)	1,960 (+15%)	0mo	$450,000	$230	31
207 Harmony Aly	1.07mi	4/3.5 (+1)	1,985 (+16%)	0mo	$500,000	$252	29
105 Lucile St	1.13mi	4/3.5 (+1)	2,090 (+22%)	0mo	$950,000	$455	29
209 Harmony Aly	1.07mi	4/3.5 (+1)	1,985 (+16%)	1mo	$574,990	$290	28

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: -11.9%
• Equity multiple: 0.58×
• Total profit: $-24,825
• Equity at exit: $31,312

10-year hold

• IRR: -5.3%
• Equity multiple: 0.68×
• Total profit: $-18,927
• Equity at exit: $18,157

Cash invested: $58,800 (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 →

Active competition Active MLS

• For sale now: 5 active
• Median asking: $210,000 ($114/sqft)
• Median days on market: 25 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +20.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 37207

• Home prices YoY: -27.8%
• Rents YoY: 1.3%
• Active inventory: 884
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,088 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $198

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 86%

Sensitivity live

Price	-10% $343	-5% $271	+0% $198	+5% $126	+10% $53
Rent	-10% $33	-5% $116	+0% $198	+5% $281	+10% $363
Rate	-1.0pp $304	-0.5pp $252	base $198	+0.5pp $144	+1.0pp $88

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: $52,500
• Closing costs: $6,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Grizzard Ave #3 Nashville, TN	4.0	4.0	1922	$3,852	$2.00	20d	1	0.38mi
106 Grizzard Ave #1 Nashville, TN	4.0	4.0	1938	$3,985	$2.06	5d	1	0.38mi
106 Grizzard Ave #3 Nashville, TN	4.0	4.0	1922	$3,852	$2.00	5d	1	0.38mi
106 Grizzard Ave Nashville, TN	4.0	4.0	1938	$3,985	$2.06	21d	1	0.38mi
106 Grizzard Ave #1 Nashville, TN	4.0	4.0	1938	$3,985	$2.06	11d	1	0.38mi
106 Grizzard Ave #3 Nashville, TN	4.0	4.0	1922	$3,852	$2.00	11d	1	0.38mi
105 Duke St #6 Nashville, TN	2.0	2.5	1536	$2,195	$1.43	10d	1	0.48mi
105 Duke St #9 Nashville, TN	3.0	2.5	1631	$3,300	$2.02	164d	1	0.48mi
105 Duke St #6 Nashville, TN	2.0	2.5	1536	$2,195	$1.43	11d	1	0.48mi
109 W Trinity Ln Nashville, TN	3.0	2.0	1200	$1,597	$1.33	109d	1	0.48mi
109 Duke St Unit E Nashville, TN	2.0	2.5	1400	$2,200	$1.57	164d	1	0.50mi
109 Duke St Unit B Nashville, TN	2.0	2.5	1400	$2,000	$1.43	164d	1	0.50mi
109 Duke St Unit D Nashville, TN	2.0	2.5	1400	$2,000	$1.43	120d	1	0.50mi
109 Duke St Nashville, TN	2.0	2.5	1400	$2,100	$1.50	10d	1	0.50mi
110 Duke St Nashville, TN	1.0–2.0	1.0	1030	$1,895	$1.84	35d	2	0.50mi
1206 Avondale Cir Nashville, TN	4.0	1.5	1199	$3,000	$2.50	1d	1	0.54mi
1206 Avondale Cir Nashville, TN	4.0	1.5	1199	$3,000	$2.50	55d	1	0.54mi
1207 N Avondale Cir Nashville, TN	2.0–3.0	1.5–2.5	1122	$2,213	$1.97	2d	2	0.56mi
1241 N Avondale Cir Nashville, TN	4.0	4.0	2244	$2,999	$1.34	145d	1	0.58mi
128 Gordon Ter Nashville, TN	3.0	2.0	1400	$2,600	$1.86	151d	1	0.59mi
229 Duke St Nashville, TN	3.0	3.0	1751	$3,150	$1.80	164d	1	0.62mi
617 Merrylodge Ct Nashville, TN	3.0	2.5	1700	$2,225	$1.31	21d	1	0.63mi
1901 Meridian St Unit H Nashville, TN	2.0	2.5	1400	$1,995	$1.43	28d	1	0.66mi
106 Timberline Ct Nashville, TN	3.0	2.0	1182	$1,795	$1.52	10d	1	0.67mi
106 Timberline Ct Nashville, TN	3.0	2.0	1182	$1,795	$1.52	11d	1	0.67mi
314B Duke St Nashville, TN	3.0	3.5	1897	$2,850	$1.50	20d	1	0.71mi
314B Duke St Nashville, TN	3.0	3.5	1897	$2,850	$1.50	11d	1	0.71mi
349 Queen Ave Nashville, TN	3.0	2.5	1496	$2,895	$1.94	55d	1	0.71mi
749 Cottage Park Dr Nashville, TN	2.0	2.5	1592	$2,200	$1.38	5d	1	0.72mi
149 Dellway Dr Nashville, TN	3.0	1.5	1152	$2,388	$2.07	126d	1	0.73mi
729 Cottage Park Dr Nashville, TN	3.0	3.5	2147	$2,850	$1.33	7d	1	0.74mi
729 Cottage Park Dr Nashville, TN	3.0	3.5	2147	$2,795	$1.30	10d	1	0.74mi
143 Donald St Nashville, TN	3.0	2.0	1279	$2,500	$1.95	23d	1	0.75mi
143 Donald St Nashville, TN	3.0	2.0	1279	$2,500	$1.95	7d	1	0.75mi
752 Cottage Park Dr Nashville, TN	2.0	2.5	1464	$2,200	$1.50	103d	1	0.75mi
336 Queen Ave Nashville, TN	3.0	3.0	1610	$2,873	$1.78	119d	1	0.77mi
1801 Meridian St Nashville, TN	1.0–2.0	1.0–2.5	1050	$2,507	$2.39	2d	11	0.78mi
338 Duke St Nashville, TN	3.0	2.5	1613	$2,575	$1.60	2d	1	0.81mi
5515 Scruggs Ln Nashville, TN	1.0–3.0	1.0–2.0	1017	$1,706	$1.68	2d	45	0.81mi
463 Monticello St Nashville, TN	3.0	2.0	1296	$1,700	$1.31	55d	1	0.82mi

Listing history 16 events

1. 2026-06-22
   days on market $210,000 Active 25 DOM
2. 2026-06-21
   days on market $210,000 Active 24 DOM
3. 2026-06-18
   days on market $210,000 Active 21 DOM
4. 2026-06-17
   days on market $210,000 Active 20 DOM
5. 2026-06-16
   days on market $210,000 Active 19 DOM
6. 2026-06-15
   days on market $210,000 Active 18 DOM
7. 2026-06-13
   days on market $210,000 Active 16 DOM
8. 2026-06-13
   days on market $210,000 Active 15 DOM
9. 2026-06-09
   days on market $210,000 Active 12 DOM
10. 2026-06-08
    days on market $210,000 Active 11 DOM
11. 2026-06-07
    days on market $210,000 Active 10 DOM
12. 2026-06-05
    days on market $210,000 Active 7 DOM
13. 2026-06-03
    days on market $210,000 Active 6 DOM
14. 2026-06-02
    days on market $210,000 Active 5 DOM
15. 2026-06-01
    days on market $210,000 Active 4 DOM
16. 2026-05-31
    days on market $210,000 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,055
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$6,109
• Taxable loss: −$1,026
• Est. tax savings @ 24.0%: +$246
• After-tax cash flow: $2,625/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.

Condition & rehab AI · 5 photos

Good 80/100 Cosmetic rehab Est. rehab $8,530–$25,590 screening

This home is in good condition with a modern and spacious floor plan. It has a good condition score and requires minimal repairs and maintenance. The highest-ROI updates would be to enhance the exterior and windows for better curb appeal and energy efficiency.

Value-add opportunities

• Both Paint the exterior and replace any damaged siding — Enhances curb appeal and adds value to the home. ↑
• Both Replace any damaged windows — Improves energy efficiency and adds to the home's aesthetic appeal. ↑
• Both Install a smart thermostat — Saves on energy costs and enhances home automation features. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 4/100

Zoned Schools

Elementary Tom Joy Elementary F TN #926/952 Nat'l #41,309/41,679 Middle Jere Baxter Middle F TN #329/333 Nat'l #13,969/14,009 High Maplewood High F TN #294/332 Nat'l #16,721/17,239

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 · 808,568 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: 17% of renters

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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%

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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%
• Languages at home: 88% English-only · Spanish 10%

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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

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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