930 Sharpe Ave · Nashville-Davidson metropolitan government (balance), TN 37206

$325,000

5 bd · 1.0 ba · 1,728 sqft · SingleFamily public records · 29 Days on market

Built 1960 8,276 sqft lot Est $503k · 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 +24.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.5/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Key facts

• 8,276 sq ft lot
• 2 parking spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $325k).
• Recommended offer: $320k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Hattie Cotton Elementary (math 2% / reading 2%, grade F, #926 of 952 statewide, top 100%, 249 students, 0% FRL); Maplewood High (math 2% / reading 12%, grade F, #294 of 332 statewide, top 91%, 691 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 (+1.5%/yr); 289 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 6,873 units permitted in Davidson County in 2024 (4,138 in 5+ unit buildings).
• This rent runs 43% of the median local income ($96k/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 $10k 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 29 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $320,125 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.62%
• DSCR: 1.38
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $502,848
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1021 Granada Ave	0.19mi	4/1.0 (-1)	1,620 (-6%)	2mo	$415,000	$256	74
896 W Sharpe Ave	0.12mi	5/2.0	1,662 (-4%)	21mo	$393,000	$236	67
1010 N 6th St	0.53mi	4/2.0 (-1)	1,725 (-0%)	15mo	$399,900	$232	54
906 N 14th St	0.54mi	4/2.0 (-1)	1,670 (-3%)	10mo	$735,000	$440	52
1022 North 5th St	0.60mi	4/3.0 (-1)	1,800 (+4%)	4mo	$687,500	$382	49
1003 N 5th St	0.58mi	4/2.0 (-1)	1,835 (+6%)	9mo	$680,000	$371	46
708 Hart Ave	0.50mi	4/2.0 (-1)	1,830 (+6%)	14mo	$610,000	$333	46
1109 N 6th St	0.49mi	4/2.5 (-1)	1,936 (+12%)	2mo	$650,000	$336	44
824 N 5th St	0.68mi	4/2.5 (-1)	1,584 (-8%)	7mo	$435,000	$275	37
1516 Montgomery Ave	0.66mi	4/2.0 (-1)	1,889 (+9%)	14mo	$550,000	$291	33
1320 N 5th St	0.68mi	4/3.0 (-1)	1,915 (+11%)	14mo	$550,000	$287	25

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 · 1.53% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-19,608
• Equity at exit: $48,459

10-year hold

• IRR: 2.0%
• Equity multiple: 1.13×
• Total profit: $11,946
• Equity at exit: $28,100

Cash invested: $91,000 (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 37206

• Rents YoY: 1.5%
• Active inventory: 289
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,422 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$210 /mo · $2,519/yr
• Insurance: −$135
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $598

Break-even live

Break-even rent $2,665

Max offer price $325,000

Occupancy floor 78%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
738 Douglas Ave Unit 1051756P Nashville, TN	4.0	3.0	1969	$7,391	$3.75	16d	1	0.30mi
1036 Seymour Ave Unit B Nashville, TN	4.0	2.0	2000	$2,695	$1.35	4d	1	0.34mi
1005 W Eastland Ave Nashville, TN	4.0	2.5	2200	$3,850	$1.75	7d	1	0.39mi
402 Cleveland St Unit 1312354P Nashville, TN	4.0	4.5	2174	$7,677	$3.53	7d	1	0.71mi
1002 Fairwin Ave Unit 1 Nashville, TN	4.0	2.0	1442	$3,300	$2.29	23d	1	0.74mi
1121 Cahal Ave Nashville, TN	4.0	3.5	2000	$2,995	$1.50	2d	1	0.81mi
206 N 9th St Unit D Nashville, TN	4.0	4.0	2000	$4,123	$2.06	2d	1	0.85mi
921 Spain Ave Nashville, TN	4.0	3.0	1850	$3,250	$1.76	13d	1	0.91mi
504 Edwin St #18 Nashville, TN	4.0	3.5	2002	$3,495	$1.75	23d	1	0.96mi
504 Edwin St #18 Nashville, TN	4.0	3.5	2002	$3,495	$1.75	3d	1	0.96mi
121 Lucile St Nashville, TN	4.0	4.5	2203	$3,573	$1.62	23d	1	1.09mi
203 Treutland Ave Unit A Nashville, TN	4.0	2.0	1476	$2,195	$1.49	20d	1	1.27mi
115 Elmhurst Ave Nashville, TN	4.0	3.0	2016	$3,995	$1.98	23d	1	1.27mi
115 Elmhurst Ave Nashville, TN	4.0	3.0	2016	$3,995	$1.98	14d	1	1.27mi
801 Shelby Ave Nashville, TN	4.0	2.0	1857	$4,200	$2.26	7d	1	1.38mi

Listing history 21 events

1. 2026-05-04
   soldstatus $325,000
2. 2026-04-15
   status Pending
3. 2026-03-17
   listed $325,000 Active
4. 2026-01-20
   status Pending
5. 2026-01-20
   historical
6. 2026-01-17
   listed $299,000 Active
7. 2017-12-14
   historical
8. 2017-10-17
   price $247,500
9. 2017-10-02
   price $248,500
10. 2017-08-31
    price $249,900
11. 2017-08-09
    price $264,900
12. 2017-08-02
    price $269,900
13. 2017-07-14
    listed $274,900 Active
14. 2017-01-15
    historical
15. 2016-12-15
    status Active
16. 2016-12-07
    historical Contingent - Inspection
17. 2016-11-21
    status Active
18. 2016-10-12
    historical Contingent - Inspection
19. 2016-09-15
    price $174,900
20. 2016-08-30
    listed $199,900 Active
21. 1996-05-14
    soldstatus $48,500

ⓘ 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: $2,519 · $210/mo
• Projected year-2 tax: $2,519 · $210/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $41,059
• − Mortgage interest: −$18,205
• − Property taxes: −$2,519
• − Insurance: −$2,292
• − Repairs & maintenance: −$3,285
• − Management: −$3,285
• − Depreciation: −$9,455
• Taxable income: $2,020
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $6,690/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): 28,545
• Household income: $96,169
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 1317.0

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 0.56)
• Race & ethnicity: White 60% Black 28% Two or more races 8% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 1% Korean 0%

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: ▼ -480.55%
• Current HPI: 500.0973
• Rent YoY: ▲ 1.53%
• 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

+570.1% since first listed

21 events — show timeline

• 2026-05-04 Sold (Public Records) $325,000 Public Records
• 2026-04-15 Pending — REALTRACS as Distributed by MLS Grid
• 2026-03-17 Listed $325,000 REALTRACS as Distributed by MLS Grid
• 2026-01-20 Pending — REALTRACS as Distributed by MLS Grid
• 2026-01-20 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-01-17 Listed $299,000 REALTRACS as Distributed by MLS Grid
• 2017-12-14 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2017-10-17 Price Changed $247,500 REALTRACS as Distributed by MLS Grid
• 2017-10-02 Price Changed $248,500 REALTRACS as Distributed by MLS Grid
• 2017-08-31 Price Changed $249,900 REALTRACS as Distributed by MLS Grid
• 2017-08-09 Price Changed $264,900 REALTRACS as Distributed by MLS Grid
• 2017-08-02 Price Changed $269,900 REALTRACS as Distributed by MLS Grid
• 2017-07-14 Listed $274,900 REALTRACS as Distributed by MLS Grid
• 2017-01-15 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2016-12-15 Relisted — REALTRACS as Distributed by MLS Grid
• 2016-12-07 Contingent — REALTRACS as Distributed by MLS Grid
• 2016-11-21 Relisted — REALTRACS as Distributed by MLS Grid
• 2016-10-12 Contingent — REALTRACS as Distributed by MLS Grid
• 2016-09-15 Price Changed $174,900 REALTRACS as Distributed by MLS Grid
• 2016-08-30 Listed $199,900 REALTRACS as Distributed by MLS Grid
• 1996-05-14 Sold (Public Records) $48,500 Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,519 · +20.2% YoY. Source: county tax records.