747 22nd Ave N · Nashville-Davidson metropolitan government (balance), TN 37208

$204,000

3 bd · 1.0 ba · 644 sqft · SingleFamily public records · 7 Days on market

Built 1920 5,662 sqft lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

COMING SOON! Investor opportunity in the rapidly developing area of North Nashville. This 1-bedroom, 1-bath home offers great potential for rental income, renovation, or future redevelopment. Conveniently located near Downtown Nashville.

Key facts

• 5,662 sq ft lot
• Built 1920
• Listed 6 days

Tags

• RAPIDLY DEVELOPING AREA
• NEAR DOWNTOWN NASHVILLE

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One level
• Construction: Frame construction; Existing (previously built)
• Exterior features: Lot approximately 0.13 acres; Lot dimensions 50 x 108

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom (main level)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric range; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $204k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $204k).
• Cap rate 9.6% 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: 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); 346 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 43% 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $8k; list at $204k implies a 2450% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $204,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.16% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.71%
• DSCR: 1.52
• GRM: 7.2

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $402
• Equity at exit: $30,417

10-year hold

• IRR: 9.0%
• Equity multiple: 1.66×
• Total profit: $37,849
• Equity at exit: $17,638

Cash invested: $57,120 (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: 346
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,373 high
• Mortgage (P&I): −$1,070
• Tax from tax record: −$163 /mo · $1,955/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $557

Break-even live

Break-even rent $1,668

Max offer price $204,000

Occupancy floor 72%

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: $51,000
• Closing costs: $6,120
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
640 21st Ave N Nashville, TN	1.0–2.0	1.0–2.0	852	$3,410	$4.00	21d	10	0.26mi
2222 Morena St Unit A Nashville, TN	2.0	2.0	750	$1,450	$1.93	16d	1	0.26mi
2222 Morena St Unit B Nashville, TN	2.0	1.0	700	$1,350	$1.93	16d	1	0.26mi
2100 Clifton Ave Nashville, TN	2.0	1.0	750	$1,875	$2.50	8d	6	0.27mi
2400 Charlotte Ave Nashville, TN	1.0–2.0	1.0–2.0	950	$2,333	$2.46	2d	27	0.31mi
908 25th Ave N Nashville, TN	2.0	1.0	750	$1,500	$2.00	24d	1	0.32mi
2406 Meharry Blvd Unit B Nashville, TN	2.0	1.0	750	$1,095	$1.46	24d	1	0.49mi
2815 Torbett St Unit C Nashville, TN	2.0	1.0	650	$1,495	$2.30	24d	1	0.60mi
2713 Alameda St Nashville, TN	2.0	1.0	653	$1,450	$2.22	24d	1	0.61mi
2713 Alameda St Unit A Nashville, TN	2.0	1.0	662	$1,500	$2.27	24d	1	0.61mi
2713 Alameda St Nashville, TN	2.0	1.0	662	$1,450	$2.19	17d	1	0.61mi
1801 Patterson St Nashville, TN	1.0–2.0	1.0–2.0	865	$3,650	$4.22	21d	27	0.68mi
2830 Georgia Ave Nashville, TN	3.0	2.0	704	$849	$1.21	21d	1	0.68mi
800 16th Ave N Nashville, TN	2.0	1.0–2.0	798	$2,557	$3.20	2d	24	0.69mi
1501 Herman St Nashville, TN	2.0	1.0–2.0	922	$2,769	$3.00	2d	32	0.69mi
1200 W H. Davis Dr Nashville, TN	2.0	1.0	600	$1,250	$2.08	3d	1	0.79mi
1815 Church St Nashville, TN	2.0	1.0–2.0	958	$4,165	$4.35	2d	185	0.81mi
1904 Hayes St Nashville, TN	2.0	1.0–2.0	764	$3,460	$4.53	2d	82	0.81mi
2312 Elliston Pl Nashville, TN	2.0	1.0–2.0	882	$3,007	$3.41	2d	32	0.81mi
1600 State St Nashville, TN	2.0	1.0–2.0	878	$3,253	$3.71	2d	38	0.82mi
801 12th Ave N Nashville, TN	2.0	1.0–2.5	1024	$3,570	$3.49	3d	186	0.83mi
3010 Indiana Ave Unit 2 Nashville, TN	2.0	1.0	750	$1,300	$1.73	14d	1	0.84mi
2325 Elliston Pl Nashville, TN	2.0–20.0	2.0	775	$1,878	$2.42	2d	3	0.87mi
2325 Elliston Pl Nashville, TN	2.0	2.0	775	$2,100	$2.71	24d	3	0.87mi
2 City Pl Nashville, TN	2.0	1.0–2.0	902	$3,425	$3.80	2d	17	0.90mi
3025 Charlotte Ave Nashville, TN	2.0	1.0–2.0	994	$3,632	$3.65	2d	28	0.92mi
110 19th Ave S Nashville, TN	3.0	1.0–3.5	1575	$9,333	$5.93	2d	31	0.97mi
1614 17th Ave N Unit B Nashville, TN	2.0	1.0	554	$1,095	$1.98	4d	1	1.02mi
1615A 22nd Ave N Unit 1 Nashville, TN	2.0	1.0	665	$1,295	$1.95	24d	1	1.02mi
300 31st Ave N Nashville, TN	2.0	1.0–2.0	801	$2,276	$2.84	3d	9	1.03mi
303 31st Ave N Nashville, TN	1.0–2.0	1.0–2.0	806	$3,100	$3.85	24d	3	1.03mi
600 11th Ave N Nashville, TN	3.0	1.0–2.0	1072	$3,657	$3.41	3d	20	1.04mi
3320 Charlotte Ave Unit 10 Nashville, TN	2.0	1.0	700	$1,195	$1.71	21d	1	1.05mi
800 19th Ave S Nashville, TN	3.0	1.0–3.0	478	$2,416	$5.05	2d	80	1.12mi
2000 Grand Ave Nashville, TN	1.0–2.0	1.0–2.0	800	$2,940	$3.67	4d	10	1.12mi
221 31st Ave N Nashville, TN	1.0–2.0	1.0–2.0	906	$2,686	$2.96	2d	13	1.13mi
1201 Church St Nashville, TN	1.0–3.0	1.0–2.0	979	$3,308	$3.38	2d	50	1.14mi
210 11th Ave N Nashville, TN	1.0–3.0	1.0–2.0	970	$3,060	$3.15	2d	35	1.17mi
819 18th Ave S Nashville, TN	1.0–2.0	1.0–2.0	835	$2,691	$3.22	2d	20	1.17mi
1111 Church St Nashville, TN	2.0	1.0–2.0	904	$4,545	$5.02	2d	61	1.17mi

Listing history 8 events

1. 2026-06-18
   days on market $204,000 Active 7 DOM
2. 2026-06-17
   days on market $204,000 Active 6 DOM
3. 2026-06-16
   days on market $204,000 Active 5 DOM
4. 2026-06-15
   days on market $204,000 Active 4 DOM
5. 2026-06-13
   days on market $204,000 Active 2 DOM
6. 2026-06-13
   status $204,000 Active 1 DOM
7. 2026-06-10
   remarks 237-char remark
8. 2026-06-10
   listed $204,000 Coming Soon 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: $1,955 · $163/mo
• Projected year-2 tax: $1,955 · $163/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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $28,481
• − Mortgage interest: −$11,427
• − Property taxes: −$1,955
• − Insurance: −$1,020
• − Repairs & maintenance: −$2,278
• − Management: −$2,278
• − Depreciation: −$5,935
• Taxable income: $3,587
• Est. tax owed @ 24.0%: −$861
• After-tax cash flow: $5,826/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): 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

+2450.0% since first listed

2 events — show timeline

• 2026-06-10 Coming Soon $204,000 REALTRACS as Distributed by MLS Grid
• 1985-11-01 Sold (Public Records) $8,000 Public Records

Property tax history

+17.1%/yr

Latest (2025): $1,955 · +57.9% YoY. Source: county tax records.