13512 Old Nashville Hwy · Smyrna, TN 37167

$230,000

3 bd · 2.0 ba · 1,516 sqft · SingleFamily public records · 106 Days on market

Built 1957 0.29 ac lot $152/sqft · 39% below area Est $376k · 39% under ↓ 4% since listing

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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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Smyrna, this 3 bedroom, 2 bath home is a solid opportunity for someone ready to put in a little work. The layout is practical, with a comfortable living area, separate dining space and a primary suite with its own bath. This home does need some TLC and cosmetic updates, but has potential! The yard offers room to garden, play, or make improvements over time. There's a Florida room off the back to sit back and relax in, and 2 storage sheds for those gardening tools!

Key facts

• Florida room
• Storage sheds
• Room to garden

Tags

• FLORIDA ROOM
• STORAGE SHEDS
• ROOM TO GARDEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $132 ($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 $197k (14.4% below list).
• Recommended offer: $197k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.0% in Smyrna — 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 74/100 on livability (#16 in TN, #4,392 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Rutherford County (suburban): math 34% / reading 37% proficiency, ranked #22 of 139 in TN (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.5%/yr); 682 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 3,421 units permitted in Rutherford County in 2024 (400 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Rutherford County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $196,923 (14.4% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.47%
• DSCR: 1.11
• GRM: 9.7

CMA / ARV

• ARV (median comp): $376,232
• List price: $230,000
• Delta: -38.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 Noel Ln	0.16mi	3/2.0	1,399 (-8%)	9mo	$363,000	$259	72
105 Vernon Traylor Dr	0.45mi	3/2.5	1,498 (-1%)	10mo	$340,000	$227	66
642 Rock Springs Rd	0.65mi	3/2.0	1,457 (-4%)	3mo	$375,000	$257	61
510 Williamsport Dr	0.46mi	3/2.0	1,727 (+14%)	0mo	$430,000	$249	55
816 Blue Springs Dr	0.38mi	3/2.0	1,331 (-12%)	11mo	$355,000	$267	53
105 Belfield Ct	0.63mi	3/2.0	1,663 (+10%)	6mo	$315,700	$190	50
410 Shamrock Dr	0.36mi	4/2.5 (+1)	1,653 (+9%)	15mo	$377,000	$228	49
400 Shamrock Dr	0.42mi	3/2.0	1,323 (-13%)	15mo	$327,000	$247	47
1005 Cedarstone Ct	0.56mi	3/2.0	1,314 (-13%)	10mo	$380,000	$289	44
507 Saint Francis Ave	0.59mi	4/2.5 (+1)	1,708 (+13%)	1mo	$405,000	$237	43
815 Southwoods Dr	0.53mi	3/2.0	1,332 (-12%)	16mo	$364,999	$274	42
105 Pleasant Dr	0.71mi	3/1.0	1,325 (-13%)	4mo	$285,000	$215	38

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: -15.5%
• Equity multiple: 0.46×
• Total profit: $-34,682
• Equity at exit: $34,294

10-year hold

• IRR: -12.6%
• Equity multiple: 0.35×
• Total profit: $-41,941
• Equity at exit: $19,886

Cash invested: $64,400 (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 37167

• Home prices YoY: -31.8%
• Rents YoY: -1.5%
• Active inventory: 682
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$121 /mo · $1,456/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $132

Break-even live

Break-even rent $1,802

Max offer price $230,000

Occupancy floor 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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Noel Ln Smyrna, TN	1.0–2.0	1.0–2.0	935	$1,608	$1.72	2d	8	0.20mi
258 Ashley Nicole Ln Smyrna, TN	2.0	2.5	1365	$1,750	$1.28	44d	1	0.25mi
252 Ashley Nicole Ln Smyrna, TN	2.0	2.5	1365	$1,750	$1.28	44d	1	0.27mi
100 Marie Dr Smyrna, TN	2.0–3.0	2.5	1509	$1,950	$1.29	3d	4	0.32mi
417 Saint Francis Ave Smyrna, TN	4.0	2.0	2191	$2,575	$1.18	2d	1	0.34mi
128 Stokes Dr Smyrna, TN	3.0	2.0	1225	$1,775	$1.45	24d	1	0.54mi
212 Branch Trl Smyrna, TN	3.0	1.0	1125	$1,893	$1.68	24d	1	0.74mi
461 Backlin Dr Smyrna, TN	3.0	2.5	1679	$2,400	$1.43	3d	46	0.84mi
14531 Old Nashville Hwy Smyrna, TN	1.0–3.0	1.0–2.0	1090	$1,863	$1.71	3d	12	1.05mi
122 Wolverine Ct Smyrna, TN	2.0	2.5	1380	$1,800	$1.30	24d	1	1.05mi
108 Oak Valley Cir Smyrna, TN	2.0	2.5	1256	$1,749	$1.39	4d	1	1.06mi
200 Carriage House Dr Smyrna, TN	1.0–3.0	1.0–2.0	1008	$2,447	$2.43	3d	42	1.17mi
207 Fairfield Dr Smyrna, TN	4.0	2.0	2060	$2,495	$1.21	8d	1	1.17mi
625 Heath Pl Smyrna, TN	3.0	2.5	1194	$1,975	$1.65	44d	1	1.21mi
217 Hunters Chase Dr Smyrna, TN	3.0	2.5	1375	$2,161	$1.57	44d	1	1.25mi
205 Hazelwood Dr Smyrna, TN	3.0	2.0	1248	$1,900	$1.52	44d	1	1.30mi
400 Chaney Rd Smyrna, TN	1.0–3.0	1.0–2.0	1113	$1,919	$1.72	2d	24	1.37mi
101 S Lowry St Smyrna, TN	1.0–3.0	1.0–2.0	1022	$2,183	$2.13	3d	27	1.37mi
733 Lipizanner Ln Smyrna, TN	3.0	2.5	1767	$2,200	$1.25	44d	1	1.39mi
4000 White Birch Ave Smyrna, TN	1.0–2.0	1.0–2.0	978	$2,059	$2.11	2d	26	1.42mi
2103 Academy Way La Vergne, TN	3.0	2.0	1900	$2,289	$1.20	3d	1	1.45mi
515 Moore Ave Smyrna, TN	3.0	2.5	1250	$1,800	$1.44	24d	1	1.45mi
1014 Stonemark Trl La Vergne, TN	2.0	2.0	1073	$1,725	$1.61	24d	1	1.48mi
1435 Tuffnell Dr La Vergne, TN	3.0	2.0	1112	$1,910	$1.72	4d	1	1.49mi

Listing history 26 events

1. 2026-06-13
   statusdays on market $230,000 Pending 106 DOM
2. 2026-06-09
   days on market $230,000 Active 105 DOM
3. 2026-06-08
   days on market $230,000 Active 104 DOM
4. 2026-06-07
   days on market $230,000 Active 103 DOM
5. 2026-06-05
   days on market $230,000 Active 100 DOM
6. 2026-06-03
   days on market $230,000 Active 99 DOM
7. 2026-06-02
   days on market $230,000 Active 98 DOM
8. 2026-06-01
   days on market $230,000 Active 97 DOM
9. 2026-05-31
   days on market $230,000 Active 96 DOM
10. 2026-05-15
    price $230,000 479-char remark

    Show marketing remark (479 chars)

    Located in Smyrna, this 3 bedroom, 2 bath home is a solid opportunity for someone ready to put in a little work. The layout is practical, with a comfortable living area, separate dining space and a primary suite with its own bath. This home does need some TLC and cosmetic updates, but has potential! The yard offers room to garden, play, or make improvements over time. There's a Florida room off the back to sit back and relax in, and 2 storage sheds for those gardening tools!

11. 2026-03-31
    status Active 479-char remark

    Show marketing remark (479 chars)

    Located in Smyrna, this 3 bedroom, 2 bath home is a solid opportunity for someone ready to put in a little work. The layout is practical, with a comfortable living area, separate dining space and a primary suite with its own bath. This home does need some TLC and cosmetic updates, but has potential! The yard offers room to garden, play, or make improvements over time. There's a Florida room off the back to sit back and relax in, and 2 storage sheds for those gardening tools!

12. 2026-03-26
    historical Active Under Contract 479-char remark

    Show marketing remark (479 chars)

    Located in Smyrna, this 3 bedroom, 2 bath home is a solid opportunity for someone ready to put in a little work. The layout is practical, with a comfortable living area, separate dining space and a primary suite with its own bath. This home does need some TLC and cosmetic updates, but has potential! The yard offers room to garden, play, or make improvements over time. There's a Florida room off the back to sit back and relax in, and 2 storage sheds for those gardening tools!

13. 2026-02-24
    listed $250,000 Active 479-char remark

    Show marketing remark (479 chars)

    Located in Smyrna, this 3 bedroom, 2 bath home is a solid opportunity for someone ready to put in a little work. The layout is practical, with a comfortable living area, separate dining space and a primary suite with its own bath. This home does need some TLC and cosmetic updates, but has potential! The yard offers room to garden, play, or make improvements over time. There's a Florida room off the back to sit back and relax in, and 2 storage sheds for those gardening tools!

14. 2026-01-29
    soldstatus $262,400
15. 2021-03-26
    soldstatus $225,000
16. 2021-03-25
    soldstatus $225,000 Closed 340-char remark

    Show marketing remark (340 chars)

    Cute cottage on one level which is close to everything. New HVAC . This home has lots of extra living space. The main bedroom features a large bathroom with a separate shower as well as a large walk-in closet. There is a Florida Room across the back of the house. This could be a good investment property located on a main road in Smyrna.

17. 2021-03-13
    status Pending 340-char remark

    Show marketing remark (340 chars)

    Cute cottage on one level which is close to everything. New HVAC . This home has lots of extra living space. The main bedroom features a large bathroom with a separate shower as well as a large walk-in closet. There is a Florida Room across the back of the house. This could be a good investment property located on a main road in Smyrna.

18. 2021-02-11
    historical Active Under Contract 340-char remark

    Show marketing remark (340 chars)

    Cute cottage on one level which is close to everything. New HVAC . This home has lots of extra living space. The main bedroom features a large bathroom with a separate shower as well as a large walk-in closet. There is a Florida Room across the back of the house. This could be a good investment property located on a main road in Smyrna.

19. 2021-01-07
    status Active 340-char remark

    Show marketing remark (340 chars)

    Cute cottage on one level which is close to everything. New HVAC . This home has lots of extra living space. The main bedroom features a large bathroom with a separate shower as well as a large walk-in closet. There is a Florida Room across the back of the house. This could be a good investment property located on a main road in Smyrna.

20. 2020-12-28
    historical Active Under Contract 340-char remark

    Show marketing remark (340 chars)

    Cute cottage on one level which is close to everything. New HVAC . This home has lots of extra living space. The main bedroom features a large bathroom with a separate shower as well as a large walk-in closet. There is a Florida Room across the back of the house. This could be a good investment property located on a main road in Smyrna.

21. 2020-12-11
    status Active 340-char remark

    Show marketing remark (340 chars)

    Cute cottage on one level which is close to everything. New HVAC . This home has lots of extra living space. The main bedroom features a large bathroom with a separate shower as well as a large walk-in closet. There is a Florida Room across the back of the house. This could be a good investment property located on a main road in Smyrna.

22. 2020-12-07
    historical Active Under Contract 340-char remark

    Show marketing remark (340 chars)

    Cute cottage on one level which is close to everything. New HVAC . This home has lots of extra living space. The main bedroom features a large bathroom with a separate shower as well as a large walk-in closet. There is a Florida Room across the back of the house. This could be a good investment property located on a main road in Smyrna.

23. 2020-11-27
    price $225,000 340-char remark

    Show marketing remark (340 chars)

    Cute cottage on one level which is close to everything. New HVAC . This home has lots of extra living space. The main bedroom features a large bathroom with a separate shower as well as a large walk-in closet. There is a Florida Room across the back of the house. This could be a good investment property located on a main road in Smyrna.

24. 2020-11-21
    price $234,000 340-char remark

    Show marketing remark (340 chars)

    Cute cottage on one level which is close to everything. New HVAC . This home has lots of extra living space. The main bedroom features a large bathroom with a separate shower as well as a large walk-in closet. There is a Florida Room across the back of the house. This could be a good investment property located on a main road in Smyrna.

25. 2020-11-01
    listed $239,000 Active 340-char remark

    Show marketing remark (340 chars)

    Cute cottage on one level which is close to everything. New HVAC . This home has lots of extra living space. The main bedroom features a large bathroom with a separate shower as well as a large walk-in closet. There is a Florida Room across the back of the house. This could be a good investment property located on a main road in Smyrna.

26. 2020-10-19
    historical $239,000 340-char remark

    Show marketing remark (340 chars)

    Cute cottage on one level which is close to everything. New HVAC . This home has lots of extra living space. The main bedroom features a large bathroom with a separate shower as well as a large walk-in closet. There is a Florida Room across the back of the house. This could be a good investment property located on a main road in Smyrna.

ⓘ 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: $1,456 · $121/mo
• Projected year-2 tax: $1,633 · $136/mo
• Expected delta: +$177/yr (+$15/mo · 12.2%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,631
• − Mortgage interest: −$12,884
• − Property taxes: −$1,456
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$6,691
• Taxable loss: −$2,331
• Est. tax savings @ 24.0%: +$559
• After-tax cash flow: $2,148/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: Rutherford County
• NCES district ID: 4703690
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $59,872
• Composite: 31.7/100
• National rank: #5917
• State rank: #22 of 139 in TN

Livability — Smyrna

• Score: 74/100
• State rank: #16
• US rank: #4392

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment C+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Smyrna, TN
• County: Rutherford County · 327,859 people
• City population: 66,504
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 66,504
• Household income: $84,351
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 1843.0

Population outlook (Rutherford County) Hauer SSP2

• Today (2025): 385,165 people
• By 2030: 430,283 · +11.7%
• By 2040: 523,241 · +35.8%
• By 2050: 616,830 · +60.1%
• By 2075: 848,777 · +120.4%
• By 2100: 1,028,900 · +167.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 60% Hispanic / Latino 15% Black 14% Two or more races 11% Asian 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 16% · Canada, Philippines, Vietnam
• Languages at home: 78% English-only · Spanish 13% Arabic 4% Other Asian/Pacific 3%

Political lean MEDSL · Rutherford

• 2024 margin: Strong R (+21.8) · D 38.4% · R 60.1% · Other 1.5%
• 2008→2024 swing: -2.7pp toward R · 2008: -19.1pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+15.4 2016: R+26.1 2012: R+24.7 2008: R+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.73%
• Current HPI: 295.5888
• Rent YoY: ▼ -1.50%
• 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

-3.8% since first listed

17 events — show timeline

• 2026-05-15 Price Changed $230,000 REALTRACS as Distributed by MLS Grid
• 2026-03-31 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-03-26 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-02-24 Listed $250,000 REALTRACS as Distributed by MLS Grid
• 2026-01-29 Sold (Public Records) $262,400 Public Records
• 2021-03-26 Sold (Public Records) $225,000 Public Records
• 2021-03-25 Sold (MLS) $225,000 REALTRACS as Distributed by MLS Grid
• 2021-03-13 Pending — REALTRACS as Distributed by MLS Grid
• 2021-02-11 Contingent — REALTRACS as Distributed by MLS Grid
• 2021-01-07 Relisted — REALTRACS as Distributed by MLS Grid
• 2020-12-28 Contingent — REALTRACS as Distributed by MLS Grid
• 2020-12-11 Relisted — REALTRACS as Distributed by MLS Grid
• 2020-12-07 Contingent — REALTRACS as Distributed by MLS Grid
• 2020-11-27 Price Changed $225,000 REALTRACS as Distributed by MLS Grid
• 2020-11-21 Price Changed $234,000 REALTRACS as Distributed by MLS Grid
• 2020-11-01 Listed $239,000 REALTRACS as Distributed by MLS Grid
• 2020-10-19 Coming Soon $239,000 REALTRACS as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2025): $1,456 · +0.0% YoY. Source: county tax records.