1309A Pierce Rd · Nashville-Davidson metropolitan government (balance), TN 37115

$275,000

4 bd · 2.0 ba · 1,512 sqft · MultiFamily public records · 58 Days on market

Built 1984 9,650 sqft lot Est $304k · 10% under

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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 +21.5/30.0
• ARV discount +11.8/15.0
• DSCR +6.9/10.0
• 1% rule +5.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Renovated duplex in a great location in Madison with new hardy board siding, roof, decking, insulation and gutters (2024). Great looking. This duplex is part of a quad. The left side is for sale. 1309 A on the first floor. 1309B on the second floor. There is a really large front yard and parking in the rear. The interior is in good condition. The upstairs unit has brand new flooring, kitchen, appliances and renovated bathroom with a new double vanity. There is a nice view from the front of the units. The upstairs unit has deck with room for a barbecue and one can see really pretty trees in the distance. There are two newer water heaters, laundry hookups in each unit and a new stove and ref

Key facts

• Renovated duplex
• New decking
• New gutters

Tags

• RENOVATED DUPLEX
• NEW HARDY BOARD SIDING
• NEW ROOF
• NEW DECKING
• NEW INSULATION
• NEW GUTTERS

Property features AI

Finance

• Financial info: Gross income reported: $910; Net operating income reported: $910; Owner pays: none; Tenants pay electricity and water

Exterior

• Parking: 2 total parking spaces (2 open); No covered parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Water available
• Home design: Duplex; Two levels; Attached property; Residential income property; Renovated
• Construction: Hardboard siding and brick exterior; Shingle roof
• Exterior features: Lot dimensions approximately 50 x 193

Interior

• Bedrooms: Two 2-bedroom units
• Flooring: Laminate
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate flooring; Smoke detector(s)
• Laundry & utility: Individual laundry in units; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive. Per door: $206/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $267k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Hunters Lane High (math 0% / reading 8%, grade F, #321 of 332 statewide, top 97%, 1,466 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 (-0.9%/yr); 330 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 6,873 units permitted in Davidson County in 2024 (4,138 in 5+ unit buildings).
• At $2,855/mo this rent would consume 63% of the median local household income ($55k/yr) (locally 2759% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 58 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $19k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $89k; list at $275k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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: 1.04% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $303,912
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Welworth St	0.22mi	4/2.0	1,608 (+6%)	14mo	$324,000	$201	68
501 Roosevelt Ave	0.63mi	4/—	1,716 (+14%)	9mo	$291,000	$170	41

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: -9.8%
• Equity multiple: 0.65×
• Total profit: $-26,728
• Equity at exit: $41,003

10-year hold

• IRR: -5.0%
• Equity multiple: 0.72×
• Total profit: $-21,848
• Equity at exit: $23,777

Cash invested: $77,000 (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 37115

• Rents YoY: -0.9%
• Active inventory: 330
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $2,855 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$287 /mo · $3,450/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $411

Break-even live

Break-even rent $2,334

Max offer price $275,000

Occupancy floor 81%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,856
Total (2 units)			$2,855

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1241 Pierce Rd Madison, TN	5.0	2.0	1536	$2,250	$1.46	21d	1	0.11mi
115 Elmore Ave Madison, TN	4.0	2.0	1548	$2,195	$1.42	23d	1	0.13mi
1401 Gallatin Pike N Madison, TN	3.0	1.0–2.0	976	$2,526	$2.59	2d	60	0.25mi
110 One Mile Pkwy Madison, TN	1.0–3.0	1.0–2.0	1018	$1,927	$1.89	3d	35	0.34mi
222 Old Amqui Rd Madison, TN	4.0	3.5	2055	$2,695	$1.31	2d	1	0.56mi
222 Old Amqui Rd Madison, TN	4.0	3.5	2055	$2,700	$1.31	23d	1	0.56mi
505 Roosevelt Ave Madison, TN	4.0	1.5	1423	$2,145	$1.51	4d	1	0.60mi
298C Garner Ave Madison, TN	4.0	2.0	1338	$2,400	$1.79	23d	1	0.66mi
100 Star Blvd Madison, TN	2.0–3.0	2.0–2.5	1180	$1,575	$1.33	1d	7	0.91mi
1019 N Graycroft Ave Madison, TN	3.0	1.0	1200	$1,800	$1.50	17d	1	0.97mi
436 Gates Rd Goodlettsville, TN	4.0	2.0	1400	$2,000	$1.43	23d	1	1.00mi
708 N DuPont Ave Madison, TN	3.0	2.5	1904	$2,395	$1.26	23d	1	1.02mi
345 Archwood Dr Madison, TN	3.0	2.0	1162	$2,000	$1.72	23d	1	1.09mi
343 Archwood Dr Madison, TN	3.0	2.0	1162	$2,000	$1.72	23d	1	1.09mi
857 Heritage Cir Madison, TN	3.0	1.5	1056	$1,900	$1.80	23d	1	1.12mi
218B Myatt Dr Madison, TN	3.0	3.5	1614	$2,500	$1.55	23d	1	1.12mi
1830 Spring Branch Dr Madison, TN	2.0–3.0	2.0	1069	$1,699	$1.59	4d	6	1.19mi
255 Mayflower Ln N Madison, TN	3.0	2.5	1472	$1,795	$1.22	1d	1	1.21mi
510 Heritage Dr Madison, TN	1.0–3.0	1.0–2.5	1097	$2,010	$1.83	1d	17	1.31mi
30 Dry Creek Rd Goodlettsville, TN	2.0–3.0	2.0	1206	$1,605	$1.33	1d	11	1.44mi

Listing history 32 events

1. 2026-06-18
   days on market $275,000 Active 58 DOM
2. 2026-06-17
   price $275,000 Active 57 DOM
3. 2026-06-17
   days on market $285,000 Active 57 DOM
4. 2026-06-16
   days on market $285,000 Active 56 DOM
5. 2026-06-15
   days on market $285,000 Active 55 DOM
6. 2026-06-13
   days on market $285,000 Active 53 DOM
7. 2026-06-13
   days on market $285,000 Active 52 DOM
8. 2026-06-09
   days on market $285,000 Active 49 DOM
9. 2026-06-08
   days on market $285,000 Active 48 DOM
10. 2026-06-07
    days on market $285,000 Active 47 DOM
11. 2026-06-05
    days on market $285,000 Active 44 DOM
12. 2026-06-03
    days on market $285,000 Active 43 DOM
13. 2026-06-02
    days on market $285,000 Active 42 DOM
14. 2026-06-01
    days on market $285,000 Active 41 DOM
15. 2026-05-31
    days on market $285,000 Active 40 DOM
16. 2026-04-21
    listed $294,000 Active
17. 2026-04-16
    historical
18. 2026-04-15
    price $294,000
19. 2026-03-11
    listed $299,000 Active
20. 2025-12-09
    historical
21. 2025-11-12
    listed $309,000 Active
22. 2025-11-12
    historical
23. 2025-10-13
    historical
24. 2025-10-01
    listed $309,000 Active
25. 2014-03-18
    soldstatus $89,000
26. 2014-03-12
    historical
27. 2014-03-12
    soldstatus $170,800 Closed
28. 2014-03-12
    soldstatus $170,800
29. 2013-12-29
    listed $194,500
30. 2007-04-24
    soldstatus $355,000
31. 1997-06-17
    soldstatus $265,000
32. 1983-10-24
    soldstatus $40,000

ⓘ 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: $3,450 · $287/mo
• Projected year-2 tax: $3,450 · $287/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 · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,260
• − Mortgage interest: −$15,404
• − Property taxes: −$3,450
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,741
• − Management: −$2,741
• − Depreciation: −$8,000
• Taxable income: $549
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $4,803/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): 40,615
• Household income: $54,566
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 2759.0

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 0.70)
• Race & ethnicity: White 37% Black 32% Hispanic / Latino 26% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 13% Cuban 2%
• Common ancestry: Serbian 1% Italian 1% Iranian 1%
• Foreign-born: 18% · Canada
• Languages at home: 74% English-only · Spanish 22% Tagalog/Filipino 1% 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: ▼ -259.74%
• Current HPI: 341.9614
• Rent YoY: ▼ -0.94%
• 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

+635.0% since first listed

17 events — show timeline

• 2026-04-21 Listed $294,000 REALTRACS as Distributed by MLS Grid
• 2026-04-16 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-04-15 Price Changed $294,000 REALTRACS as Distributed by MLS Grid
• 2026-03-11 Listed $299,000 REALTRACS as Distributed by MLS Grid
• 2025-12-09 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-11-12 Listed $309,000 REALTRACS as Distributed by MLS Grid
• 2025-11-12 Coming Soon — REALTRACS as Distributed by MLS Grid
• 2025-10-13 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-10-01 Listed $309,000 REALTRACS as Distributed by MLS Grid
• 2014-03-18 Sold (Public Records) $89,000 Public Records
• 2014-03-12 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2014-03-12 Sold (MLS) $170,800 REALTRACS as Distributed by MLS Grid
• 2014-03-12 Sold (MLS) $170,800 REALTRACS as Distributed by MLS Grid
• 2013-12-29 Listed $194,500 REALTRACS as Distributed by MLS Grid
• 2007-04-24 Sold (Public Records) $355,000 Public Records
• 1997-06-17 Sold (Public Records) $265,000 Public Records
• 1983-10-24 Sold (Public Records) $40,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $3,450 · +17.7% YoY. Source: county tax records.