1031 College Ave · Nashville-Davidson metropolitan government (balance), TN 37209

$329,900

5 bd · 3.5 ba · 2,136 sqft · SingleFamily public records · 76 Days on market

Built 1960 0.30 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Located within walking distance to Tennessee State University! This property has a lot of potential~a large home with a floorplan that allows for flexibility within the usage for each room~a basement that has been finished where it makes it easy for large families or gatherings to occur~hardwood floors~park-like corner lot~great for investment property~sqft includes basement and sunroom~parking is ideal because the road actually ends next to the house and there is a perfect area for extra spacing~detached buildings that will be great for a separate office or just use for storage~property to be sold as-is~seller makes no representations or warranties

Key facts

• 0.3 acre lot
• Built 1960
• Listed 76 days

Property features AI

Finance

• Other: Living area reported as 2,989 square feet (per appraiser)

Exterior

• Parking: No covered parking listed; No parking total listed
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence; Two levels; Residential property
• Construction: Brick and vinyl siding exterior; Shingle roof; Block foundation; Existing year built (per record)
• Exterior features: Level lot; Lot dimensions approximately 35 x 220; Other exterior structure: storage

Interior

• Kitchen: Oven; Range; Eat-in kitchen
• Bedrooms: 5 bedrooms total (3 on the main level); Bedroom dimensions include 12x12, 12x11, 11x11
• Flooring: Carpet; Wood; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air (electric)
• Interior features: Finished basement; Formal living room; Eat-in kitchen; Sewing room; Utility room; Storage
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $888 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $330k).
• Recommended offer: $310k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: Pearl-Cohn High (math 2% / reading 12%, grade F, #294 of 332 statewide, top 91%, 604 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 (-0.6%/yr); 554 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 6,873 units permitted in Davidson County in 2024 (4,138 in 5+ unit buildings).
• At $4,355/mo this rent would consume 64% of the median local household income ($81k/yr) (locally 2402% 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 $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 76 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $330k implies a 1841% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $310,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.32% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.51%
• DSCR: 1.78
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $732,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
718 41st Ave N	0.53mi	4/4.0 (-1)	2,101 (-2%)	2mo	$597,000	$284	64
1015 42nd Ave N	0.27mi	4/3.0 (-1)	2,273 (+6%)	14mo	$737,500	$324	58
4407 Illinois Ave	0.59mi	5/3.0	2,262 (+6%)	6mo	$785,000	$347	56
4005A Indiana Ave	0.57mi	4/3.5 (-1)	2,108 (-1%)	14mo	$700,000	$332	55
4021 Indiana Ave	0.56mi	4/3.0 (-1)	2,118 (-1%)	14mo	$785,000	$371	54
914A 32nd Ave N	0.68mi	4/3.0 (-1)	2,000 (-6%)	9mo	$540,000	$270	43
4806 Michigan Ave	0.71mi	4/3.0 (-1)	2,262 (+6%)	14mo	$775,000	$343	38
4708A Illinois Ave	0.71mi	4/3.0 (-1)	2,410 (+13%)	1mo	$900,000	$373	37
4604 Indiana Ave	0.71mi	4/4.5 (-1)	2,348 (+10%)	6mo	$830,000	$353	37
4710B Illinois Ave	0.72mi	4/3.0 (-1)	2,356 (+10%)	10mo	$700,000	$297	34
4812 Kentucky Ave	0.70mi	4/3.5 (-1)	2,396 (+12%)	11mo	$725,000	$303	33
4705B Illinois Ave	0.73mi	4/3.0 (-1)	2,451 (+15%)	10mo	$860,000	$351	26

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-9,453
• Equity at exit: $49,189

10-year hold

• IRR: 2.9%
• Equity multiple: 1.18×
• Total profit: $16,194
• Equity at exit: $28,524

Cash invested: $92,372 (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 37209

• Rents YoY: -0.6%
• Active inventory: 554
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $4,355 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$225 /mo · $2,695/yr
• Insurance: −$137
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$914
• Net cashflow: $888

Break-even live

Break-even rent $3,231

Max offer price $329,900

Occupancy floor 75%

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4021 Indiana Ave Unit 1312371P Nashville, TN	4.0	3.0	2594	$9,337	$3.60	23d	1	0.55mi
2726 Scovel St Nashville, TN	4.0	2.5	2400	$4,500	$1.88	23d	1	0.84mi
409B 35th Ave N Nashville, TN	4.0	3.5	2909	$4,750	$1.63	23d	1	0.90mi
2826 Clifton Ave Nashville, TN	4.0	3.5	2256	$3,500	$1.55	23d	1	0.90mi
5011 Illinois Ave Nashville, TN	4.0	4.5	2200	$5,400	$2.45	21d	1	0.91mi
5204A Kentucky Ave Nashville, TN	4.0	3.0	2172	$4,500	$2.07	23d	1	0.95mi
525 31st Ave N Nashville, TN	4.0	3.5	2800	$5,000	$1.79	23d	1	0.96mi
5301 Centennial Blvd Unit B Nashville, TN	4.0	4.0	2039	$4,200	$2.06	14d	1	0.97mi
515 31st Ave N Nashville, TN	4.0	3.0	2725	$5,000	$1.83	21d	1	0.99mi
3009 Delaware Ave Nashville, TN	4.0	3.5	2038	$4,100	$2.01	2d	1	1.04mi
2601 Batavia St Nashville, TN	4.0	3.0	1944	$2,950	$1.52	23d	1	1.08mi
2807 Delaware Ave Unit 1051682P Nashville, TN	4.0	4.0	2701	$7,514	$2.78	12d	1	1.08mi
2704 Clifton Ave #402 Nashville, TN	4.0	3.5	1740	$6,995	$4.02	23d	1	1.11mi
2420 Albion St Nashville, TN	4.0	3.0	2985	$3,595	$1.20	23d	1	1.16mi
5816 Morrow Rd Unit 1051667P Nashville, TN	4.0	4.5	2852	$15,823	$5.55	21d	1	1.38mi
1006 Trice Dr Nashville, TN	4.0	3.0	1981	$3,795	$1.92	7d	1	1.38mi
1526 23rd Ave N Unit b Nashville, TN	4.0	3.0	3000	$3,600	$1.20	23d	1	1.39mi
1613 23rd Ave N Nashville, TN	4.0	3.0	2702	$3,000	$1.11	4d	1	1.40mi
1612 23rd Ave N Nashville, TN	4.0	3.0	1906	$2,623	$1.38	23d	1	1.42mi
1202 60th Ave N Nashville, TN	4.0	3.5	1832	$2,850	$1.56	2d	1	1.46mi
1202 60th Ave N Nashville, TN	4.0	3.5	1832	$2,850	$1.56	21d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $329,900 Active 76 DOM
2. 2026-06-17
   days on market $329,900 Active 75 DOM
3. 2026-06-16
   days on market $329,900 Active 74 DOM
4. 2026-06-15
   days on market $329,900 Active 73 DOM
5. 2026-06-13
   days on market $329,900 Active 71 DOM
6. 2026-06-13
   days on market $329,900 Active 70 DOM
7. 2026-06-09
   days on market $329,900 Active 67 DOM
8. 2026-06-08
   days on market $329,900 Active 66 DOM
9. 2026-06-07
   days on market $329,900 Active 65 DOM
10. 2026-06-05
    pricedays on market $329,900 Active 62 DOM
11. 2026-06-03
    days on market $346,750 Active 61 DOM
12. 2026-06-02
    days on market $346,750 Active 60 DOM
13. 2026-06-01
    days on market $346,750 Active 59 DOM
14. 2026-05-31
    days on market $346,750 Active 58 DOM
15. 2026-05-01
    price $346,750
16. 2026-04-03
    status Active
17. 2026-04-03
    listed $365,000 Active
18. 1982-04-01
    soldstatus $17,000

ⓘ 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: $2,695 · $225/mo
• Projected year-2 tax: $2,695 · $225/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 AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $52,255
• − Mortgage interest: −$18,480
• − Property taxes: −$2,695
• − Insurance: −$7,174
• − Repairs & maintenance: −$4,180
• − Management: −$4,180
• − Depreciation: −$9,597
• Taxable income: $5,948
• Est. tax owed @ 24.0%: −$1,428
• After-tax cash flow: $9,224/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): 37,817
• Household income: $81,423
• Rent vs Own: 53.1% rent · 46.9% own
• Severe rent burden: 2402.0

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 (65%)
• Race & ethnicity: White 65% Black 18% Hispanic / Latino 8% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 3%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 88% English-only · Spanish 7% Other Indo-European 1% Vietnamese 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: ▼ -580.87%
• Current HPI: 372.4026
• Rent YoY: ▼ -0.58%
• 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

+1939.7% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $346,750 REALTRACS as Distributed by MLS Grid
• 2026-04-03 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-04-03 Listed $365,000 REALTRACS as Distributed by MLS Grid
• 1982-04-01 Sold (Public Records) $17,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $2,695 · +9.9% YoY. Source: county tax records.