535 Amquiwood Ct · Nashville-Davidson metropolitan government (balance), TN 37115

$244,000

3 bd · 2.5 ba · 1,516 sqft · SingleFamily public records · 38 Days on market

Built 1985 6,969 sqft lot Est $376k · 35% 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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +3.8/10.0
• 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

Listing remarks

Seller may consider buyer concessions if made in an offer. Meet 535 Amquiwood Ct, recently improved with fresh interior paint throughout, establishing a refreshed living environment. The updated interior is complemented by a kitchen fully equipped with all stainless steel appliances. A detached storage shed in the rear yard provides convenient additional utility space. Modern updates meet thoughtful utility in this must-see home.

Key facts

• Fresh interior paint
• Built 1985
• Listed 38 days

Tags

• FRESH INTERIOR PAINT
• KITCHEN FULLY EQUIPPED
• STAINLESS STEEL APPLIANCES
• DETACHED STORAGE SHED

Property features AI

Finance

• Other: Lot about 0.16 acres (approx. 20 x 145); Living area reported as 1,264 sq ft (owner reported)

Exterior

• Parking: No covered parking reported; No total parking spaces reported
• Utilities: Private water source; Public sewer; Water available
• Home design: Single family residence; Residential property; Two levels; Existing construction
• Construction: Vinyl siding; Other construction materials; Built (existing)
• Exterior features: Water available

Interior

• Kitchen: Electric range; Dishwasher
• Bedrooms: 2 bedrooms total; 1 bedroom on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No basement; Electric range; Dishwasher

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $244k.

Deal economics

• At list price, monthly cash flow is $176 ($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 $216k (11.5% below list).
• Recommended offer: $216k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: Stratton Elementary (math 2% / reading 8%, grade F, #896 of 952 statewide, top 96%, 474 students, 0% FRL); Madison Middle (math 2% / reading 3%, grade F, #329 of 333 statewide, top 99%, 400 students, 0% FRL); 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); 338 active listings in the ZIP; 23 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).
• At $2,158/mo this rent would consume 47% 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 $7k 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 38 days — a 3% lower offer ($237k) is reasonable based on typical stale-listing flexibility.

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 $215,829 (11.5% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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: 0.88% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.10%
• DSCR: 1.14
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $375,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1417 Sixpence Pl	0.10mi	3/1.5	1,512 (-0%)	14mo	$345,000	$228	80
709 Heritage Dr	0.21mi	3/2.5	1,612 (+6%)	10mo	$360,000	$223	72
156 Heritage Trace Dr	0.43mi	3/2.5	1,472 (-3%)	9mo	$249,900	$170	67
342 Nesbitt Ln	0.05mi	3/2.0	1,291 (-15%)	6mo	$341,000	$264	66
298 Garner Ave	0.71mi	3/3.0	1,520 (+0%)	0mo	$492,000	$324	64
117 E Campbell Rd Unit B	0.33mi	4/3.0 (+1)	1,680 (+11%)	2mo	$365,000	$217	58
509 Pima Rd	0.60mi	3/1.5	1,581 (+4%)	3mo	$452,500	$286	58
608 Hamblen Dr	0.67mi	3/1.0	1,408 (-7%)	2mo	$365,000	$259	49
1118 Nelson Dr	0.59mi	2/2.0 (-1)	1,296 (-14%)	1mo	$245,000	$189	40
209 Dupont Ave	0.72mi	3/1.0	1,372 (-10%)	12mo	$321,000	$234	35
812 E Campbell Rd	0.73mi	2/1.0 (-1)	1,406 (-7%)	10mo	$348,000	$248	34
808 N Summerfield Dr	0.69mi	3/2.0	1,718 (+13%)	12mo	$450,000	$262	34

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: -14.6%
• Equity multiple: 0.49×
• Total profit: $-34,702
• Equity at exit: $36,381

10-year hold

• IRR: -11.3%
• Equity multiple: 0.41×
• Total profit: $-40,467
• Equity at exit: $21,097

Cash invested: $68,320 (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: 338
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,158 high
• Mortgage (P&I): −$1,280
• Tax from tax record: −$148 /mo · $1,771/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $176

Break-even live

Break-even rent $1,935

Max offer price $244,000

Occupancy floor 87%

Sensitivity live

Price	-10% $314	-5% $245	+0% $176	+5% $107	+10% $38
Rent	-10% $6	-5% $91	+0% $176	+5% $262	+10% $347
Rate	-1.0pp $299	-0.5pp $238	base $176	+0.5pp $113	+1.0pp $49

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: $61,000
• Closing costs: $7,320
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
531 Amquiwood Ct Madison, TN	2.0	2.0	1066	$2,200	$2.06	9d	1	0.04mi
857 Heritage Cir Madison, TN	3.0	1.5	1056	$1,900	$1.80	25d	1	0.28mi
222 Old Amqui Rd Madison, TN	4.0	3.5	2055	$2,695	$1.31	4d	1	0.32mi
222 Old Amqui Rd Madison, TN	4.0	3.5	2055	$2,700	$1.31	25d	1	0.32mi
255 Mayflower Ln N Madison, TN	3.0	2.5	1472	$1,795	$1.22	3d	1	0.39mi
326B Mulberry TER Madison, TN	2.0	2.5	1569	$2,500	$1.59	25d	1	0.44mi
1019 N Graycroft Ave Madison, TN	3.0	1.0	1200	$1,800	$1.50	19d	1	0.54mi
510 Heritage Dr Madison, TN	1.0–3.0	1.0–2.5	1097	$2,010	$1.83	3d	17	0.57mi
110 One Mile Pkwy Madison, TN	1.0–3.0	1.0–2.0	1018	$1,927	$1.89	5d	35	0.62mi
298C Garner Ave Madison, TN	4.0	2.0	1338	$2,400	$1.79	25d	1	0.74mi
100 Star Blvd Madison, TN	2.0–3.0	2.0–2.5	1180	$1,575	$1.33	3d	7	0.75mi
115 Elmore Ave Madison, TN	4.0	2.0	1548	$2,195	$1.42	25d	1	0.78mi
1401 Gallatin Pike N Madison, TN	3.0	1.0–2.0	976	$2,526	$2.59	4d	60	0.80mi
505 Roosevelt Ave Madison, TN	4.0	1.5	1423	$2,145	$1.51	6d	1	1.05mi
436 Gates Rd Goodlettsville, TN	4.0	2.0	1400	$2,000	$1.43	25d	1	1.17mi
1600 Nesbitt Ln Madison, TN	2.0	1.0–2.0	860	$1,545	$1.80	3d	35	1.28mi
266 Neelys Bend Rd Madison, TN	3.0	2.0	1668	$2,600	$1.56	19d	1	1.37mi
1562 Crestview Dr Madison, TN	1.0–2.0	1.0–2.0	930	$1,345	$1.45	6d	7	1.43mi
708 N DuPont Ave Madison, TN	3.0	2.5	1904	$2,395	$1.26	25d	1	1.44mi
409 Barbara Dr Madison, TN	3.0	2.5	1849	$3,000	$1.62	19d	1	1.48mi
1170 Dickerson Rd Unit 22 Goodlettsville, TN	3.0	2.5	1618	$2,295	$1.42	6d	1	1.48mi
1170 Dickerson Rd Unit 20 Goodlettsville, TN	3.0	3.0	1390	$1,950	$1.40	16d	1	1.48mi
1170 Dickerson Pike Unit 2 Goodlettsville, TN	3.0	3.0	1390	$1,895	$1.36	17d	1	1.49mi

Listing history 22 events

1. 2026-06-21
   days on market $244,000 Active 38 DOM
2. 2026-06-19
   price $244,000 Active 35 DOM
3. 2026-06-18
   days on market $249,000 Active 35 DOM
4. 2026-06-17
   days on market $249,000 Active 34 DOM
5. 2026-06-16
   days on market $249,000 Active 33 DOM
6. 2026-06-15
   days on market $249,000 Active 32 DOM
7. 2026-06-13
   days on market $249,000 Active 30 DOM
8. 2026-06-13
   days on market $249,000 Active 29 DOM
9. 2026-06-10
   price $249,000 Active 26 DOM
10. 2026-06-09
    days on market $269,000 Active 26 DOM
11. 2026-06-08
    days on market $269,000 Active 25 DOM
12. 2026-06-07
    days on market $269,000 Active 24 DOM
13. 2026-06-05
    days on market $269,000 Active 21 DOM
14. 2026-06-03
    pricedays on market $269,000 Active 20 DOM
15. 2026-06-02
    days on market $275,000 Active 19 DOM
16. 2026-06-01
    days on market $275,000 Active 18 DOM
17. 2026-05-31
    days on market $275,000 Active 17 DOM
18. 2026-05-14
    listed $275,000 Active
19. 2026-04-16
    soldstatus $285,800
20. 2004-01-07
    soldstatus $74,200
21. 1997-12-12
    soldstatus $53,000
22. 1986-10-01
    soldstatus $64,000

ⓘ 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: $1,771 · $148/mo
• Projected year-2 tax: $1,771 · $148/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 5/10 Major 7 d/yr ≥105°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: $25,899
• − Mortgage interest: −$13,668
• − Property taxes: −$1,771
• − Insurance: −$1,220
• − Repairs & maintenance: −$2,072
• − Management: −$2,072
• − Depreciation: −$7,098
• Taxable loss: −$2,001
• Est. tax savings @ 24.0%: +$480
• After-tax cash flow: $2,595/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

+329.7% since first listed

5 events — show timeline

• 2026-05-14 Listed $275,000 REALTRACS as Distributed by MLS Grid
• 2026-04-16 Sold (Public Records) $285,800 Public Records
• 2004-01-07 Sold (Public Records) $74,200 Public Records
• 1997-12-12 Sold (Public Records) $53,000 Public Records
• 1986-10-01 Sold (Public Records) $64,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,771 · +31.7% YoY. Source: county tax records.