3819 Crouch Dr · Nashville-Davidson metropolitan government (balance), TN 37207

$190,000

3 bd · 1.5 ba · 1,430 sqft · SingleFamily public records · 5 Days on market

Built 1966 8,712 sqft lot Est $322k · 41% under

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Why this score? — see what drove the B- 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
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.6/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

* * * Multiple offers received. Please submit your highest and best offers by noon on June 10. They will be presented to the Seller and you will be notified of the results by 6:30 PM on June 10. * * * This home is a total renovation. This all brick 3 bedroom home need your help!!! Come and make it yours! The roof and HVAC are in need of total replacement. It’s located just minutes from downtown Nashville in the established Haynes Manor subdivision. No HOA. This is the perfect situation for an investor or a homeowner who wants to start from scratch and personalize it in every detail. Has a nice backyard. This house has not been cleared out and is being sold as is. The seller wil

Key facts

• 8,712 sq ft lot
• Parking
• Built 1966

Property features AI

Finance

• Other: Property type listed as residential; Above-grade living area reported as 1,430 square feet (assessor)
• Financial info: No financial rental/income details listed
• HOA & community: No HOA information listed

Exterior

• Parking: Attached carport with 1 covered space (1 total parking space)
• Security: No security features listed
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One story
• Construction: Brick construction; Brick/mortar foundation; Approximate year built
• Exterior features: Lot approximately 0.2 acres; Lot dimensions about 65 x 132

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No heating listed; No cooling listed
• Interior features: Wood and vinyl flooring
• Laundry & utility: No laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• 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 B — 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: Cumberland Elementary (math 2% / reading 2%, grade F, #926 of 952 statewide, top 100%, 438 students, 0% FRL); Whites Creek High (math 2% / reading 12%, grade F, #294 of 332 statewide, top 91%, 587 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); 535 active listings in the ZIP; 16 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).
• This rent runs 43% 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $190,000

Questions for the listing agent

1. Built in 1966 — 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: 9.56%
• Cash-on-cash: 11.67%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $321,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 Moormans Arm Rd	0.27mi	3/1.0	1,430 (0%)	3mo	$212,500	$149	83
3805 Dubois Dr	0.25mi	3/2.0	1,437 (+0%)	11mo	$324,500	$226	76
3849 Woodward Dr	0.42mi	4/1.5 (+1)	1,398 (-2%)	1mo	$340,000	$243	71
3836 Buena Vista Pike	0.20mi	4/1.5 (+1)	1,509 (+6%)	8mo	$280,000	$186	70
3806 Crouch Dr	0.10mi	2/2.0 (-1)	1,356 (-5%)	14mo	$325,000	$240	68
3933 Augusta Dr	0.47mi	3/2.0	1,335 (-7%)	4mo	$385,000	$288	61
718 Vanderhorst Dr	0.23mi	4/1.5 (+1)	1,621 (+13%)	2mo	$230,000	$142	60
601 Rowan Ct	0.48mi	2/2.0 (-1)	1,484 (+4%)	13mo	$305,900	$206	54
3853 Woodward Dr	0.43mi	4/2.5 (+1)	1,570 (+10%)	5mo	$360,000	$229	50
737 Troy Dr	0.52mi	3/2.0	1,590 (+11%)	12mo	$325,000	$204	45
3048 Chateau Valley Dr	0.38mi	4/2.0 (+1)	1,643 (+15%)	8mo	$369,900	$225	44
692 Rowan Dr	0.36mi	4/1.0 (+1)	1,222 (-14%)	10mo	$250,000	$205	44

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,504
• Equity at exit: $28,330

10-year hold

• IRR: 7.2%
• Equity multiple: 1.50×
• Total profit: $26,565
• Equity at exit: $16,428

Cash invested: $53,200 (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 37207

• Home prices YoY: -27.8%
• Rents YoY: 1.3%
• Active inventory: 535
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,207 high
• Mortgage (P&I): −$996
• Tax from tax record: −$150 /mo · $1,806/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $517

Break-even live

Break-even rent $1,552

Max offer price $190,000

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
780 Garrison Dr Nashville, TN	2.0	1.5	1100	$1,120	$1.02	21d	1	0.47mi
4010 Tucker Rd Nashville, TN	3.0	1.0	1200	$1,850	$1.54	21d	1	0.57mi
812 Shawnwood Cir Nashville, TN	3.0	2.0	1100	$1,795	$1.63	20d	1	0.58mi
2641 Old Buena Vista Rd Nashville, TN	3.0	1.0	1200	$1,700	$1.42	23d	1	0.59mi
970 Youngs Ln Unit A Nashville, TN	4.0	4.0	1772	$4,200	$2.37	17d	1	0.83mi
968 Youngs Ln Unit 1051746P Nashville, TN	4.0	4.0	1711	$6,192	$3.62	3d	1	0.85mi
966 Youngs Ln Unit 1051745P Nashville, TN	4.0	4.0	1754	$7,110	$4.05	7d	1	0.85mi
888 W Trinity Ln Nashville, TN	1.0–2.0	1.0–2.0	845	$1,671	$1.98	1d	27	0.87mi
906A Youngs Ln Nashville, TN	3.0	2.5	1850	$4,500	$2.43	23d	1	1.05mi
2323 Ilolo St Unit 1 Nashville, TN	3.0	1.5	1116	$1,995	$1.79	23d	1	1.17mi
2327 Whites Creek Pike Nashville, TN	2.0	2.0	1391	$1,950	$1.40	7d	1	1.19mi
3212A Lincoln Ave Nashville, TN	4.0	3.0	1871	$2,895	$1.55	7d	1	1.28mi
4064 Cedar Cir Nashville, TN	3.0	2.5	1500	$2,400	$1.60	14d	1	1.36mi
305 Vista Cv Nashville, TN	3.0	2.0	1215	$2,000	$1.65	17d	1	1.37mi
541 Great Circle Rd Nashville, TN	2.0	1.0–2.0	800	$2,050	$2.56	1d	30	1.48mi
613 Youngs Ln Nashville, TN	2.0	2.0	1056	$1,350	$1.28	7d	1	1.49mi

Listing history 5 events

1. 2026-06-13
   statusdays on market $190,000 Pending 5 DOM
2. 2026-06-13
   days on market $190,000 Active 4 DOM
3. 2026-06-10
   remarks 693-char remark
4. 2026-06-08
   remarks 582-char remark
5. 2026-06-08
   listed $190,000 Active 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: $1,806 · $150/mo
• Projected year-2 tax: $1,806 · $150/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 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $26,482
• − Mortgage interest: −$10,643
• − Property taxes: −$1,806
• − Insurance: −$950
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$5,527
• Taxable income: $3,319
• Est. tax owed @ 24.0%: −$797
• After-tax cash flow: $5,412/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): 41,366
• Household income: $61,744
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 1969.0

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 0.60)
• Race & ethnicity: Black 57% White 24% Hispanic / Latino 13% Two or more races 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Serbian 1% Romanian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 10%

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

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

+0.0% since first listed

2 events — show timeline

• 2026-06-08 Listed $190,000 REALTRACS as Distributed by MLS Grid
• 2026-06-08 Coming Soon $190,000 REALTRACS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $1,806 · +12.7% YoY. Source: county tax records.