1730B 17th Ave N · Nashville-Davidson metropolitan government (balance), TN 37208

$185,000

2 bd · 1.0 ba · 700 sqft · Condo · 45 Days on market

Built 1965 Good condition ↓ 26% since listing

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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 +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your updated gem in one of Nashville’s most desirable up-and-coming areas! This fully renovated 2BR/1bath home offers modern comfort and style just minutes from Midtown, Germantown, and Downtown Nashville. Enjoy an open, light-filled living space with granite countertops, NEW floors, NEW appliances, and a sleek, contemporary kitchen perfect for everyday living or entertaining. The home also features a mini-split HVAC system for efficient heating and cooling year-round. Whether you’re a first-time buyer, downsizing, or seeking a smart investment, this move-in ready property combines convenience, quality, and Nashville charm. Don’t miss out!

Key facts

• New floors
• Fully renovated
• New appliances

Tags

• FULLY RENOVATED
• LIGHT-FILLED LIVING SPACE
• GRANITE COUNTERTOPS
• NEW FLOORS
• NEW APPLIANCES
• MINI-SPLIT HVAC SYSTEM

Property features AI

Exterior

• Parking: No covered parking listed; No parking total listed
• Utilities: Public water service; Public sewer service; Electric service available
• Home design: Attached residential property (horizontal property regime); One story
• Construction: Brick construction
• Exterior features: Public water; Public sewer; Electricity available; Water available; Pets allowed

Interior

• Kitchen: Electric oven and range; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Crawl space basement; Vinyl flooring; Electric heating and cooling

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $65 ($782/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 $170k (8.1% below list).
• Recommended offer: $170k (8.1% 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: Robert Churchwell Elementary (math 2% / reading 2%, grade F, #926 of 952 statewide, top 100%, 289 students, 0% FRL); Pearl-Cohn High (math 2% / reading 12%, grade F, #294 of 332 statewide, top 91%, 604 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 (+2.1%/yr); 351 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 6,873 units permitted in Davidson County in 2024 (4,138 in 5+ unit buildings).
• This rent runs 31% of the median local income ($66k/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 45 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $170,082 (8.1% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.15% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-27,245
• Equity at exit: $27,584

10-year hold

• IRR: -7.7%
• Equity multiple: 0.53×
• Total profit: $-24,095
• Equity at exit: $15,995

Cash invested: $51,800 (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 37208

• Home prices YoY: -12.6%
• Rents YoY: 2.1%
• Active inventory: 351
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,701 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $65

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 91%

Sensitivity live

Price	-10% $193	-5% $129	+0% $65	+5% $1	+10% $-63
Rent	-10% $-69	-5% $-2	+0% $65	+5% $132	+10% $200
Rate	-1.0pp $158	-0.5pp $112	base $65	+0.5pp $17	+1.0pp $-32

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1733 17th Ave N Nashville, TN	1.0	1.0	700	$1,150	$1.64	13d	1	0.05mi
1807 15th Ave N Unit A Nashville, TN	2.0	1.0	600	$1,400	$2.33	24d	1	0.12mi
1615A 22nd Ave N Unit 1 Nashville, TN	2.0	1.0	665	$1,295	$1.95	24d	1	0.27mi
1614 17th Ave N Unit B Nashville, TN	2.0	1.0	554	$1,095	$1.98	5d	1	0.28mi
1919 9th Ave N Nashville, TN	1.0	1.0	541	$1,195	$2.21	17d	4	0.53mi
1928 9th Ave N Nashville, TN	1.0	1.0	555	$1,245	$2.24	17d	3	0.56mi
1200 W H. Davis Dr Nashville, TN	2.0	1.0	600	$1,250	$2.08	4d	1	0.70mi
808 Garfield St Nashville, TN	2.0	1.0–2.0	865	$2,300	$2.66	2d	10	0.73mi
2406 Meharry Blvd Unit B Nashville, TN	2.0	1.0	750	$1,095	$1.46	24d	1	0.80mi
377 Athens Way Nashville, TN	1.0–3.0	1.0–2.0	897	$1,970	$2.19	2d	13	0.81mi
339 Athens Way Nashville, TN	1.0–2.0	1.0–2.0	883	$2,119	$2.40	2d	14	0.86mi
1350 Rosa L Parks Blvd Nashville, TN	1.0	1.0	677	$1,938	$2.86	3d	3	0.89mi
1615C 6th Ave N Nashville, TN	2.0	1.0	720	$1,500	$2.08	8d	1	0.93mi
2714 Jefferson St Unit 104 Nashville, TN	1.0	1.0	650	$1,149	$1.77	8d	1	0.94mi
2714 Jefferson St Unit 109 Nashville, TN	1.0	1.0	650	$1,199	$1.84	11d	1	0.95mi
2333 Rosa L Parks Blvd Nashville, TN	1.0–3.0	1.0–2.0	885	$1,325	$1.50	24d	1	0.95mi
2222 Morena St Unit B Nashville, TN	2.0	1.0	700	$1,350	$1.93	17d	1	0.99mi
2222 Morena St Unit A Nashville, TN	2.0	2.0	750	$1,450	$1.93	17d	1	0.99mi
1515 5th Ave N Nashville, TN	2.0	1.0–2.0	854	$2,741	$3.21	4d	19	1.03mi
908 25th Ave N Nashville, TN	2.0	1.0	750	$1,500	$2.00	24d	1	1.04mi
2713 Alameda St Unit A Nashville, TN	2.0	1.0	662	$1,500	$2.27	24d	1	1.07mi
2713 Alameda St Nashville, TN	2.0	1.0	662	$1,450	$2.19	18d	1	1.07mi
2713 Alameda St Nashville, TN	2.0	1.0	653	$1,450	$2.22	24d	1	1.07mi
1501 Herman St Nashville, TN	2.0	1.0–2.0	922	$2,769	$3.00	2d	32	1.10mi
45 Vantage Way Nashville, TN	1.0–2.0	1.0–2.0	925	$2,202	$2.38	3d	22	1.13mi
550 Great Circle Rd Nashville, TN	1.0	1.0	602	$1,995	$3.31	5d	109	1.14mi
1225 6th Ave N Nashville, TN	1.0	1.0	750	$1,699	$2.27	24d	1	1.15mi
801 12th Ave N Nashville, TN	2.0	1.0–2.5	1024	$3,570	$3.49	4d	186	1.18mi
800 16th Ave N Nashville, TN	2.0	1.0–2.0	798	$2,557	$3.20	3d	24	1.18mi
541 Great Circle Rd Nashville, TN	2.0	1.0–2.0	800	$2,050	$2.56	2d	30	1.20mi
515 Madison St Nashville, TN	1.0–2.0	1.0–2.0	917	$3,018	$3.29	2d	25	1.21mi
1401 3rd Ave N Nashville, TN	3.0	1.0–2.0	973	$2,931	$3.01	3d	24	1.22mi
909 Rosa L Parks Blvd Nashville, TN	2.0	1.0–2.0	877	$2,592	$2.95	3d	26	1.25mi
1300 4th Ave N Nashville, TN	2.0	1.0–2.0	927	$3,053	$3.29	8d	15	1.25mi
1200 5th Ave N #412 Nashville, TN	1.0	1.0	504	$1,595	$3.16	22d	1	1.26mi
640 21st Ave N Nashville, TN	1.0–2.0	1.0–2.0	852	$3,410	$4.00	22d	10	1.37mi
1001 4th Ave N Nashville, TN	1.0–2.0	1.0–2.0	879	$3,334	$3.79	4d	21	1.37mi
600 11th Ave N Nashville, TN	3.0	1.0–2.0	1072	$2,964	$2.76	4d	20	1.37mi
932 33rd Ave N Unit B Nashville, TN	1.0	1.0	650	$1,350	$2.08	24d	1	1.43mi
1315 Adams St Nashville, TN	2.0	1.0–2.0	1208	$5,840	$4.83	3d	51	1.44mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $185,000 Active 45 DOM
2. 2026-06-18
   days on market $185,000 Active 42 DOM
3. 2026-06-17
   days on market $185,000 Active 41 DOM
4. 2026-06-16
   days on market $185,000 Active 40 DOM
5. 2026-06-15
   days on market $185,000 Active 39 DOM
6. 2026-06-13
   days on market $185,000 Active 37 DOM
7. 2026-06-13
   days on market $185,000 Active 36 DOM
8. 2026-06-09
   days on market $185,000 Active 33 DOM
9. 2026-06-08
   days on market $185,000 Active 32 DOM
10. 2026-06-07
    days on market $185,000 Active 31 DOM
11. 2026-06-05
    days on market $185,000 Active 28 DOM
12. 2026-06-03
    days on market $185,000 Active 27 DOM
13. 2026-06-02
    days on market $185,000 Active 26 DOM
14. 2026-06-01
    days on market $185,000 Active 25 DOM
15. 2026-05-31
    days on market $185,000 Active 24 DOM
16. 2026-05-07
    price $185,000
17. 2026-05-07
    listed $195,000 Active
18. 2026-05-05
    historical 676-char remark

    Show marketing remark (676 chars)

    Welcome to your updated gem in one of Nashville’s most desirable up-and-coming areas! This fully renovated 2BR/1bath home offers modern comfort and style just minutes from Midtown, Germantown, and Downtown Nashville. Enjoy an open, light-filled living space with granite countertops, NEW floors, NEW appliances, and a sleek, contemporary kitchen perfect for everyday living or entertaining. The home also features a mini-split HVAC system for efficient heating and cooling year-round. Whether you’re a first-time buyer, downsizing, or seeking a smart investment, this move-in ready property combines convenience, quality, and Nashville charm. Don’t miss out!

19. 2026-02-26
    price $195,000 676-char remark

    Show marketing remark (676 chars)

    Welcome to your updated gem in one of Nashville’s most desirable up-and-coming areas! This fully renovated 2BR/1bath home offers modern comfort and style just minutes from Midtown, Germantown, and Downtown Nashville. Enjoy an open, light-filled living space with granite countertops, NEW floors, NEW appliances, and a sleek, contemporary kitchen perfect for everyday living or entertaining. The home also features a mini-split HVAC system for efficient heating and cooling year-round. Whether you’re a first-time buyer, downsizing, or seeking a smart investment, this move-in ready property combines convenience, quality, and Nashville charm. Don’t miss out!

20. 2026-01-02
    listed $225,000 Active 676-char remark

    Show marketing remark (676 chars)

    Welcome to your updated gem in one of Nashville’s most desirable up-and-coming areas! This fully renovated 2BR/1bath home offers modern comfort and style just minutes from Midtown, Germantown, and Downtown Nashville. Enjoy an open, light-filled living space with granite countertops, NEW floors, NEW appliances, and a sleek, contemporary kitchen perfect for everyday living or entertaining. The home also features a mini-split HVAC system for efficient heating and cooling year-round. Whether you’re a first-time buyer, downsizing, or seeking a smart investment, this move-in ready property combines convenience, quality, and Nashville charm. Don’t miss out!

21. 2024-04-01
    historical 236-char remark

    Show marketing remark (236 chars)

    Fully renovated 2 bed / 1 Bath. Enjoy being minutes away from Midtown, Germantown, and Downtown Nashville all for under $250k! Granite countertops, brand new appliances and mini split HVAC. Great for first time homebuyer or an investor.

22. 2024-03-20
    price $255,000 236-char remark

    Show marketing remark (236 chars)

    Fully renovated 2 bed / 1 Bath. Enjoy being minutes away from Midtown, Germantown, and Downtown Nashville all for under $250k! Granite countertops, brand new appliances and mini split HVAC. Great for first time homebuyer or an investor.

23. 2023-12-01
    listed $249,900 Active 236-char remark

    Show marketing remark (236 chars)

    Fully renovated 2 bed / 1 Bath. Enjoy being minutes away from Midtown, Germantown, and Downtown Nashville all for under $250k! Granite countertops, brand new appliances and mini split HVAC. Great for first time homebuyer or an investor.

24. 2023-11-30
    historical $249,900 236-char remark

    Show marketing remark (236 chars)

    Fully renovated 2 bed / 1 Bath. Enjoy being minutes away from Midtown, Germantown, and Downtown Nashville all for under $250k! Granite countertops, brand new appliances and mini split HVAC. Great for first time homebuyer or an investor.

ⓘ 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: $20,410
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$5,382
• Taxable loss: −$2,300
• Est. tax savings @ 24.0%: +$552
• After-tax cash flow: $1,334/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 · 13 photos

Good 80/100 Cosmetic rehab

This fully renovated 2BR/1bath home in a desirable Nashville neighborhood is move-in ready with modern updates and a fresh exterior.

Value-add opportunities

• Both landscaping — improves curb appeal and adds value
• Resale new flooring in bathrooms — enhances aesthetic and functionality
• Resale new paint on exterior — freshens appearance and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and adds value ↑
• Resale new flooring in bathrooms — enhances aesthetic and functionality ↑
• Resale new paint on exterior — freshens appearance and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 20,889
• Household income: $65,556
• Rent vs Own: 67.0% rent · 33.0% own
• Severe rent burden: 1432.0

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 0.56)
• Race & ethnicity: Black 57% White 34% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 2% Slovak 2% Hispanic 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 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: ▼ -59.14%
• Current HPI: 410.2214
• Rent YoY: ▲ 2.15%
• 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

-26.0% since first listed

9 events — show timeline

• 2026-05-07 Price Changed $185,000 REALTRACS as Distributed by MLS Grid
• 2026-05-07 Listed $195,000 REALTRACS as Distributed by MLS Grid
• 2026-05-05 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-02-26 Price Changed $195,000 REALTRACS as Distributed by MLS Grid
• 2026-01-02 Listed $225,000 REALTRACS as Distributed by MLS Grid
• 2024-04-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-03-20 Price Changed $255,000 REALTRACS as Distributed by MLS Grid
• 2023-12-01 Listed $249,900 REALTRACS as Distributed by MLS Grid
• 2023-11-30 Coming Soon $249,900 REALTRACS as Distributed by MLS Grid