3337B Niagara Dr · Nashville-Davidson metropolitan government (balance), TN 37214

$285,000

4 bd · 2.0 ba · 2,484 sqft · Townhouse public records · 528 Days on market

Built 1998 871 sqft lot

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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 +16.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity!! Excellent location in Donelson, close to interstate access, a full basement underneath the unit has been pre-plumbed for a future addition. Kitchen and bathroom countertops, luxury vinyl plank floor in wet areas replaced in 2021.

Key facts

• Full basement
• Garage
• Built 1998

Tags

• FULL BASEMENT
• LUXURY VINYL PLANK FLOOR

Property features AI

Finance

• HOA & community: Condominium common interest; Pets allowed

Exterior

• Parking: Attached 1-car garage (garage faces rear); 1 covered parking space
• Utilities: Public water; Public sewer; Water available
• Home design: Attached townhouse; Two levels; Slab foundation
• Construction: Vinyl siding; Shingle roof; Built (existing)
• Exterior features: Sloped lot

Interior

• Kitchen: Dishwasher, Electric oven, Electric range, Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Wood
• Bathrooms: 1 full bath, 1 half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Full basement; Dishwasher, Electric oven, Electric range, Refrigerator
• Laundry & utility: Washer hookup, Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $285k.

Deal economics

• At list price, monthly cash flow is $163 ($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 $263k (7.9% below list).
• Recommended offer: $251k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: Hickman Elementary (math 8% / reading 12%, grade F, #818 of 952 statewide, top 87%, 438 students, 0% FRL); Donelson Middle (math 5% / reading 9%, grade F, #278 of 333 statewide, top 85%, 439 students, 0% FRL); Mcgavock High (math 2% / reading 9%, grade F, #308 of 332 statewide, top 93%, 2,098 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 soft (-1.1%/yr); 207 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 44% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $9k 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 528 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $250,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 528 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.92% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.45%
• DSCR: 1.11
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.45×
• Total profit: $-43,510
• Equity at exit: $42,494

10-year hold

• IRR: -13.5%
• Equity multiple: 0.32×
• Total profit: $-54,264
• Equity at exit: $24,642

Cash invested: $79,800 (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 37214

• Home prices YoY: -29.2%
• Rents YoY: -1.1%
• Active inventory: 207
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,626 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$298 /mo · $3,578/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $163

Break-even live

Break-even rent $2,420

Max offer price $285,000

Occupancy floor 89%

Sensitivity live

Price	-10% $324	-5% $243	+0% $163	+5% $82	+10% $1
Rent	-10% $-45	-5% $59	+0% $163	+5% $266	+10% $370
Rate	-1.0pp $306	-0.5pp $235	base $163	+0.5pp $89	+1.0pp $14

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3309 Niagara Dr Nashville, TN	4.0	3.0	2250	$2,750	$1.22	6d	1	0.08mi
550 McCrory Creek Rd Nashville, TN	1.0–3.0	1.0–2.0	1120	$1,949	$1.74	16d	1	0.19mi
2912 Leatherwood Dr Nashville, TN	3.0	2.0	2394	$3,000	$1.25	5d	1	1.10mi
1804 Lincoya Bay Dr Nashville, TN	3.0	2.5	1712	$1,900	$1.11	21d	1	1.19mi
1804 Lincoya Bay Dr Nashville, TN	3.0	2.5	1777	$1,900	$1.07	25d	1	1.19mi
120 Fitzgerald Dr Unit 1039081P Nashville, TN	4.0	2.0	1851	$3,988	$2.15	4d	1	1.39mi
118 Fitzgerald Dr Unit 1039084P Nashville, TN	3.0	3.0	1851	$3,228	$1.74	4d	1	1.39mi
116 Fitzgerald Dr Unit 1039083P Nashville, TN	3.0	3.0	1851	$3,372	$1.82	9d	1	1.40mi
114 Fitzgerald Dr Unit 1039080P Nashville, TN	3.0	3.0	1851	$3,247	$1.75	9d	1	1.40mi
112 Fitzgerald Dr Unit 1039082P Nashville, TN	4.0	3.0	1851	$3,365	$1.82	14d	1	1.41mi
632 Markham St Nashville, TN	3.0	2.5	1787	$2,500	$1.40	25d	1	1.45mi

Listing history 48 events

1. 2026-06-21
   days on market $285,000 Active 528 DOM
2. 2026-06-18
   days on market $285,000 Active 525 DOM
3. 2026-06-17
   days on market $285,000 Active 524 DOM
4. 2026-06-16
   days on market $285,000 Active 523 DOM
5. 2026-06-15
   days on market $285,000 Active 522 DOM
6. 2026-06-13
   days on market $285,000 Active 520 DOM
7. 2026-06-13
   days on market $285,000 Active 519 DOM
8. 2026-06-09
   days on market $285,000 Active 516 DOM
9. 2026-06-08
   days on market $285,000 Active 515 DOM
10. 2026-06-07
    days on market $285,000 Active 514 DOM
11. 2026-06-05
    days on market $285,000 Active 511 DOM
12. 2026-06-03
    days on marketlisting id $285,000 Active 510 DOM
13. 2026-06-02
    days on market $285,000 Active 509 DOM
14. 2026-06-01
    days on market $285,000 Active 508 DOM
15. 2026-05-31
    days on market $285,000 Active 507 DOM
16. 2026-01-01
    status Active 254-char remark

    Show marketing remark (254 chars)

    Investment opportunity!! Excellent location in Donelson, close to interstate access, a full basement underneath the unit has been pre-plumbed for a future addition. Kitchen and bathroom countertops, luxury vinyl plank floor in wet areas replaced in 2021.

17. 2026-01-01
    status Active

    Show marketing remark (254 chars)

    Investment opportunity!! Excellent location in Donelson, close to interstate access, a full basement underneath the unit has been pre-plumbed for a future addition. Kitchen and bathroom countertops, luxury vinyl plank floor in wet areas replaced in 2021.

18. 2026-01-01
    historical 254-char remark

    Show marketing remark (254 chars)

    Investment opportunity!! Excellent location in Donelson, close to interstate access, a full basement underneath the unit has been pre-plumbed for a future addition. Kitchen and bathroom countertops, luxury vinyl plank floor in wet areas replaced in 2021.

19. 2026-01-01
    historical

    Show marketing remark (254 chars)

    Investment opportunity!! Excellent location in Donelson, close to interstate access, a full basement underneath the unit has been pre-plumbed for a future addition. Kitchen and bathroom countertops, luxury vinyl plank floor in wet areas replaced in 2021.

20. 2025-09-03
    status Active

    Show marketing remark (254 chars)

    Investment opportunity!! Excellent location in Donelson, close to interstate access, a full basement underneath the unit has been pre-plumbed for a future addition. Kitchen and bathroom countertops, luxury vinyl plank floor in wet areas replaced in 2021.

21. 2025-09-03
    status Active 254-char remark

    Show marketing remark (254 chars)

    Investment opportunity!! Excellent location in Donelson, close to interstate access, a full basement underneath the unit has been pre-plumbed for a future addition. Kitchen and bathroom countertops, luxury vinyl plank floor in wet areas replaced in 2021.

22. 2025-09-01
    historical 254-char remark

    Show marketing remark (254 chars)

    Investment opportunity!! Excellent location in Donelson, close to interstate access, a full basement underneath the unit has been pre-plumbed for a future addition. Kitchen and bathroom countertops, luxury vinyl plank floor in wet areas replaced in 2021.

23. 2025-09-01
    historical

    Show marketing remark (254 chars)

    Investment opportunity!! Excellent location in Donelson, close to interstate access, a full basement underneath the unit has been pre-plumbed for a future addition. Kitchen and bathroom countertops, luxury vinyl plank floor in wet areas replaced in 2021.

24. 2025-01-08
    listed $285,000 Active 254-char remark

    Show marketing remark (254 chars)

    Investment opportunity!! Excellent location in Donelson, close to interstate access, a full basement underneath the unit has been pre-plumbed for a future addition. Kitchen and bathroom countertops, luxury vinyl plank floor in wet areas replaced in 2021.

25. 2025-01-08
    listed $285,000 Active

    Show marketing remark (254 chars)

    Investment opportunity!! Excellent location in Donelson, close to interstate access, a full basement underneath the unit has been pre-plumbed for a future addition. Kitchen and bathroom countertops, luxury vinyl plank floor in wet areas replaced in 2021.

26. 2023-12-19
    historical
27. 2023-12-19
    historical
28. 2023-12-13
    listed $275,000 Active
29. 2023-12-13
    listed $275,000 Active
30. 2023-12-13
    historical
31. 2023-12-13
    historical
32. 2021-02-25
    soldstatus $375,000
33. 2021-02-19
    soldstatus $185,500 Closed
34. 2021-02-17
    soldstatus $189,500 Closed
35. 2021-01-18
    historical Active Under Contract
36. 2021-01-18
    historical Active Under Contract
37. 2021-01-16
    historical
38. 2021-01-16
    historical
39. 2021-01-16
    listed $199,500 Active
40. 2021-01-16
    listed $195,000 Active
41. 2021-01-15
    historical $199,500
42. 2021-01-15
    historical $195,000
43. 2021-01-02
    status Active
44. 2021-01-01
    historical
45. 2020-12-21
    listed $199,500 Active
46. 2020-12-17
    historical $199,500
47. 2020-12-10
    price $204,900
48. 2020-11-04
    listed $209,900 Active

ⓘ 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: $3,578 · $298/mo
• Projected year-2 tax: $3,578 · $298/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $31,506
• − Mortgage interest: −$15,964
• − Property taxes: −$3,578
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,521
• − Management: −$2,521
• − Depreciation: −$8,291
• Taxable loss: −$2,793
• Est. tax savings @ 24.0%: +$670
• After-tax cash flow: $2,623/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): 29,805
• Household income: $72,012
• Rent vs Own: 37.5% rent · 62.5% own
• Severe rent burden: 1235.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 18% Hispanic / Latino 10% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 2% Serbian 2%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 2% Arabic 2%

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: ▼ -134.97%
• Current HPI: 327.5959
• Rent YoY: ▼ -1.12%
• 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

+35.8% since first listed

33 events — show timeline

• 2026-01-01 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-01-01 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-09-03 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-09-03 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-09-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-09-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-01-08 Listed $285,000 REALTRACS as Distributed by MLS Grid
• 2025-01-08 Listed $285,000 REALTRACS as Distributed by MLS Grid
• 2023-12-19 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2023-12-19 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2023-12-13 Listed $275,000 REALTRACS as Distributed by MLS Grid
• 2023-12-13 Listed $275,000 REALTRACS as Distributed by MLS Grid
• 2023-12-13 Coming Soon — REALTRACS as Distributed by MLS Grid
• 2023-12-13 Coming Soon — REALTRACS as Distributed by MLS Grid
• 2021-02-25 Sold (Public Records) $375,000 Public Records
• 2021-02-19 Sold (MLS) $185,500 REALTRACS as Distributed by MLS Grid
• 2021-02-17 Sold (MLS) $189,500 REALTRACS as Distributed by MLS Grid
• 2021-01-18 Contingent — REALTRACS as Distributed by MLS Grid
• 2021-01-18 Contingent — REALTRACS as Distributed by MLS Grid
• 2021-01-16 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2021-01-16 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2021-01-16 Listed $199,500 REALTRACS as Distributed by MLS Grid
• 2021-01-16 Listed $195,000 REALTRACS as Distributed by MLS Grid
• 2021-01-15 Coming Soon $199,500 REALTRACS as Distributed by MLS Grid
• 2021-01-15 Coming Soon $195,000 REALTRACS as Distributed by MLS Grid
• 2021-01-02 Relisted — REALTRACS as Distributed by MLS Grid
• 2021-01-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2020-12-21 Listed $199,500 REALTRACS as Distributed by MLS Grid
• 2020-12-17 Coming Soon $199,500 REALTRACS as Distributed by MLS Grid
• 2020-12-10 Price Changed $204,900 REALTRACS as Distributed by MLS Grid
• 2020-11-04 Listed $209,900 REALTRACS as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2020): $3,578 · +33.8% YoY. Source: county tax records.