507 E 7th Ave · Nashville, GA 31639

$125,000

3 bd · 1.0 ba · 1,175 sqft · SingleFamily public records · 5 Days on market

Built 1997 5,227 sqft lot Est $122k · at est.

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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 +23.1/30.0
• DSCR +7.4/10.0
• ARV discount +6.3/15.0
• 1% rule +5.0/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely Remodeled & Move-In Ready! This adorable 3 bedroom, 1 bath home is the perfect opportunity for first-time homebuyers, downsizers, or investors looking to add a turnkey rental to their portfolio. Situated on a corner lot in the heart of Nashville, this home has been beautifully updated inside and out with new cabinets, new flooring, fresh paint, and more. The durable metal roof adds peace of mind, while the thoughtful renovations provide modern comfort and style. Enjoy the convenience of being just minutes from local shops, restaurants, schools, and everyday amenities, all while experiencing the charm and relaxed pace of small-town living. Offering the best of both worlds, easy access to town with a more rural feel, this property is one you won't want to miss! Co-listed with AnnMarie Reynolds with Maximum One Greater Atlanta Realtors.

Key facts

• Metal roof
• Fresh paint
• New flooring

Tags

• CORNER LOT
• NEW CABINETS
• NEW FLOORING
• FRESH PAINT
• METAL ROOF
• UPDATED INSIDE AND OUT

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, USDA and VA financing; Located at 507 E 7th Ave, Nashville, GA 31639
• HOA & community: No HOA

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Cable available; Sewer connected; Water available
• Home design: Single-family residence; House structure; Resale property; Built in 1997
• Construction: Vinyl siding; Metal roof; Built in 1997; Crawl space foundation
• Exterior features: Patio; Corner city lot; Workshop on the property

Interior

• Kitchen: Breakfast area; No listed built-in appliances
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: One-level living; Family room; Breakfast area; Crawl space basement; No fireplaces
• Laundry & utility: Laundry features listed as other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.5% vs local median 3.6% in Nashville — 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 70/100 on livability (#90 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime D-, amenities F, commute F.
• Berrien County (rural): math 48% / reading 44% proficiency, ranked #24 of 174 in GA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Berrien Middle School (math 49% / reading 46%, grade C-, #84 of 470 statewide, top 19%, 684 students, 54% FRL); Berrien High School (math 32% / reading 42%, grade F, #68 of 424 statewide, top 17%, 851 students, 43% FRL).
• Market conditions: 77 active listings in the ZIP; 96 units permitted in Berrien County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Berrien County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $125k implies a 257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.00% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.71%
• DSCR: 1.34
• GRM: 8.3

CMA / ARV

• ARV (median comp): $121,713
• List price: $125,000
• Delta: -1.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 Giddens Dr	0.17mi	3/1.0	1,148 (-2%)	10mo	$115,000	$100	80
502 Perkins Dr	0.12mi	3/1.0	1,242 (+6%)	19mo	$138,000	$111	69
705 Beetree Ave	0.10mi	3/2.0	1,286 (+9%)	8mo	$83,950	$65	69
508 Sharon Ave	0.43mi	3/1.0	1,200 (+2%)	13mo	$147,500	$123	66
301 Kirby Cir	0.35mi	3/2.0	1,092 (-7%)	3mo	$139,900	$128	66
402 Giddens Dr	0.21mi	2/2.5 (-1)	1,250 (+6%)	6mo	$110,000	$88	64
500 Perkins Dr	0.12mi	3/1.0	1,040 (-12%)	14mo	$145,900	$140	63
203 Guest Cir	0.32mi	3/1.5	1,050 (-11%)	6mo	$153,700	$146	61
514 Giddens Dr	0.22mi	3/1.0	1,350 (+15%)	6mo	$85,000	$63	60
734 N Taylor St	0.37mi	3/1.0	1,050 (-11%)	8mo	$149,900	$143	58
505 S Bartow St	0.64mi	3/2.0	1,174 (-0%)	18mo	$137,000	$117	51
807 Zimmerman St	0.60mi	3/2.0	1,075 (-8%)	15mo	$149,900	$139	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-5,980
• Equity at exit: $18,638

10-year hold

• IRR: 5.1%
• Equity multiple: 1.37×
• Total profit: $13,058
• Equity at exit: $10,808

Cash invested: $35,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 31639

• Home prices YoY: -8.3%
• Active inventory: 77
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$57 /mo · $690/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $225

Break-even live

Break-even rent $968

Max offer price $125,000

Occupancy floor 77%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $125,000 Active 5 DOM
2. 2026-06-18
   statusdays on market $125,000 Active 4 DOM
3. 2026-06-17
   days on market $125,000 Price Change 3 DOM
4. 2026-06-16
   days on market $125,000 Price Change 2 DOM
5. 2026-06-16
   pricestatus $125,000 Price Change 1 DOM
6. 2026-06-15
   remarks 695-char remark

   Show marketing remark (862 chars)

   Completely Remodeled & Move-In Ready! This adorable 3 bedroom, 1 bath home is the perfect opportunity for first-time homebuyers, downsizers, or investors looking to add a turnkey rental to their portfolio. Situated on a corner lot in the heart of Nashville, this home has been beautifully updated inside and out with new cabinets, new flooring, fresh paint, and more. The durable metal roof adds peace of mind, while the thoughtful renovations provide modern comfort and style. Enjoy the convenience of being just minutes from local shops, restaurants, schools, and everyday amenities, all while experiencing the charm and relaxed pace of small-town living. Offering the best of both worlds, easy access to town with a more rural feel, this property is one you won't want to miss! Co-listed with AnnMarie Reynolds with Maximum One Greater Atlanta Realtors.

7. 2026-06-15
   pricestatusdays on marketlisting id $140,000 New 1 DOM

   Show marketing remark (862 chars)

   Completely Remodeled & Move-In Ready! This adorable 3 bedroom, 1 bath home is the perfect opportunity for first-time homebuyers, downsizers, or investors looking to add a turnkey rental to their portfolio. Situated on a corner lot in the heart of Nashville, this home has been beautifully updated inside and out with new cabinets, new flooring, fresh paint, and more. The durable metal roof adds peace of mind, while the thoughtful renovations provide modern comfort and style. Enjoy the convenience of being just minutes from local shops, restaurants, schools, and everyday amenities, all while experiencing the charm and relaxed pace of small-town living. Offering the best of both worlds, easy access to town with a more rural feel, this property is one you won't want to miss! Co-listed with AnnMarie Reynolds with Maximum One Greater Atlanta Realtors.

8. 2026-06-12
   days on market $120,000 Active 83 DOM
9. 2026-06-09
   days on market $120,000 Active 80 DOM
10. 2026-06-08
    days on market $120,000 Active 79 DOM
11. 2026-06-07
    days on market $120,000 Active 78 DOM
12. 2026-06-07
    days on market $120,000 Active 77 DOM
13. 2026-06-03
    days on market $120,000 Active 74 DOM
14. 2026-06-02
    days on market $120,000 Active 73 DOM
15. 2026-06-01
    days on market $120,000 Active 72 DOM
16. 2026-05-31
    days on market $120,000 Active 71 DOM
17. 2026-05-30
    days on market $120,000 Active 70 DOM
18. 2026-05-15
    price $120,000 181-char remark
19. 2026-04-29
    price $149,000 181-char remark
20. 2026-03-21
    listed $150,000 New 181-char remark
21. 2021-08-13
    soldstatus $35,000
22. 2021-07-06
    listed $41,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $690 · $57/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$460/yr (+$38/mo · 66.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,036
• − Mortgage interest: −$7,002
• − Property taxes: −$690
• − Insurance: −$625
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,636
• Taxable income: $677
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $2,535/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: Berrien County
• NCES district ID: 1300390
• Math proficiency: 48% ▲ 1.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $33,858
• Composite: 37.95/100
• National rank: #4302
• State rank: #24 of 174 in GA

Livability — Nashville

• Score: 70/100
• State rank: #90
• US rank: #7347

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D- Housing A- Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nashville, GA
• Population (ZIP): 10,635

Population outlook (Berrien County) Hauer SSP2

• Today (2025): 17,982 people
• By 2030: 17,282 · -3.9%
• By 2040: 15,676 · -12.8%
• By 2050: 13,876 · -22.8%
• By 2075: 9,689 · -46.1%
• By 2100: 6,430 · -64.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 12% Two or more races 7% Hispanic / Latino 5% Asian 2%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 1% · Philippines, Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Berrien

• 2024 margin: Solid R (+69.8) · D 15.0% · R 84.8%
• 2008→2024 swing: -16.6pp toward R · 2008: -53.2pp · 2024: -69.8pp
• All cycles: 2024: R+69.8 2020: R+66.5 2016: R+66.5 2012: R+57.7 2008: R+53.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.01%
• Current HPI: 210.1024
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+198.3% since first listed

10 events — show timeline

• 2026-06-15 Price Changed $125,000 SGMLS
• 2026-06-15 Price Changed $125,000 GAMLS
• 2026-06-14 Listed $140,000 SGMLS
• 2026-06-14 Listed $140,000 GAMLS
• 2026-06-13 Listing Removed — GAMLS
• 2026-05-15 Price Changed $120,000 GAMLS
• 2026-04-29 Price Changed $149,000 GAMLS
• 2026-03-21 Listed $150,000 GAMLS
• 2021-08-13 Sold (MLS) $35,000 SGMLS
• 2021-07-06 Listed $41,900 SGMLS

Property tax history

-0.1%/yr

Latest (2025): $690 · +0.0% YoY. Source: county tax records.