1743 Dr Db Todd Jr Blvd · Nashville-Davidson metropolitan government (balance), TN 37208

$179,000

None bd · None ba · — sqft · Other · 15 Days on market

Built 1940

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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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss your chance to build in a rapidly growing area of Nashville. This lot is clear, flat and ready for you to start building your dream home. Just minutes to downtown and even closer to Germantown. You will be minutes away from all of Nashville's greatest hot spots and even its new developments. This lot is deep and you can create your own downtown personal oasis. Can be combined with a sale of 1749 Dr DB Todd Jr Blvd.

Key facts

• Generous depth
• Level cleared lot
• Listed 15 days

Tags

• LEVEL CLEARED LOT
• GENEROUS DEPTH
• FRONT AND REAR STREET ACCESS

Property features AI

Exterior

• Parking: Attached 2-car garage; Garage faces front; 2 covered parking spaces (total 2)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One story; New construction; Residential property
• Construction: Brick construction; To be built
• Exterior features: Public water; Public sewer; Electricity available; Water available

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: No basement; Wood flooring
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a other listed at $179k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $176k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: Robert Churchwell Elementary (math 2% / reading 2%, grade F, #926 of 952 statewide, top 100%, 289 students, 0% FRL); 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 rising (+2.1%/yr); 346 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 14y 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.
• Current owner paid $105k; list at $179k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $176,315 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.19% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.21%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.15% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $4,298
• Equity at exit: $26,689

10-year hold

• IRR: 11.0%
• Equity multiple: 1.83×
• Total profit: $41,575
• Equity at exit: $15,477

Cash invested: $50,120 (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 37208

• Home prices YoY: -12.6%
• Rents YoY: 2.1%
• Active inventory: 346
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,130 high
• Mortgage (P&I): −$939
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $552

Break-even live

Break-even rent $1,431

Max offer price $179,000

Occupancy floor 69%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1733 17th Ave N Nashville, TN	1.0	1.0	700	$1,150	$1.64	12d	1	0.08mi
1726 22nd Ave N Unit A Nashville, TN	2.0	1.0	—	$1,500	—	10d	1	0.10mi
1735 16th Ave N Unit A Nashville, TN	2.0	1.0	850	$1,095	$1.29	16d	1	0.12mi
1807 15th Ave N Unit A Nashville, TN	2.0	1.0	600	$1,400	$2.33	23d	1	0.15mi
1822 16th Ave N Unit 1 Nashville, TN	3.0	2.5	1912	$2,750	$1.44	17d	1	0.18mi
1822 16th Ave N Unit 1 Nashville, TN	3.0	2.5	1912	$2,750	$1.44	23d	1	0.18mi
1706 23rd Ave N Nashville, TN	3.0	2.0	1064	$1,600	$1.50	2d	1	0.19mi
1905A 15th Ave N Nashville, TN	3.0	2.5	1669	$2,595	$1.55	14d	1	0.20mi
1615A 22nd Ave N Unit 1 Nashville, TN	2.0	1.0	665	$1,295	$1.95	23d	1	0.24mi
1615 23rd Ave N Nashville, TN	3.0	2.0	1316	$1,750	$1.33	14d	1	0.27mi
1922 14th Ave N Nashville, TN	3.0	2.5	1876	$4,795	$2.56	23d	1	0.30mi
1924 14th Ave N Unit A Nashville, TN	3.0	2.5	1820	$4,500	$2.47	23d	1	0.31mi
1614 17th Ave N Unit B Nashville, TN	2.0	1.0	554	$1,095	$1.98	4d	1	0.32mi
2400 Buchanan St Unit B Nashville, TN	3.0	3.0	1398	$2,600	$1.86	4d	1	0.32mi
2400 Buchanan St Nashville, TN	3.0	3.0	1398	$2,600	$1.86	23d	1	0.32mi
1808 Cephas St Nashville, TN	3.0	1.0	848	$1,800	$2.12	14d	1	0.32mi
1522 22nd Ave N Nashville, TN	3.0	2.0	1350	$2,500	$1.85	4d	1	0.34mi
1522 22nd Ave N Nashville, TN	3.0	2.0	1350	$2,600	$1.93	23d	1	0.34mi
1519B 21st Ave N Nashville, TN	2.0	1.5	960	$1,498	$1.56	14d	1	0.36mi
1618 14th Ave N Nashville, TN	3.0	2.0	1047	$2,700	$2.58	16d	1	0.36mi
1515B 21st Ave N Nashville, TN	3.0	3.0	1757	$2,595	$1.48	23d	1	0.37mi
1828 11th Ave N Nashville, TN	3.0	2.5	2100	$3,150	$1.50	23d	1	0.40mi
1708 Underwood St Nashville, TN	3.0	2.0	1044	$1,500	$1.44	4d	1	0.42mi
2306 Hammond Dr Nashville, TN	3.0	1.0	912	$1,595	$1.75	23d	1	0.42mi
1910 11th Ave N Nashville, TN	3.0	3.0	2060	$5,595	$2.72	23d	1	0.43mi
2505 Jenkins St Nashville, TN	3.0	1.0	875	$1,800	$2.06	20d	1	0.44mi
2017 12th Ave N Unit B Nashville, TN	3.0	2.5	1668	$3,000	$1.80	17d	1	0.44mi
1713 Simpkins St Nashville, TN	3.0	2.5	1935	$2,595	$1.34	3d	1	0.46mi
1713 Simpkins St Nashville, TN	3.0	2.5	1935	$2,595	$1.34	16d	1	0.46mi
1909 10th Ave N Unit B Nashville, TN	3.0	2.0	1137	$2,200	$1.93	11d	1	0.47mi
1909 10th Ave N Unit A Nashville, TN	3.0	2.0	998	$1,950	$1.95	3d	1	0.47mi
1909 10th Ave N Unit B Nashville, TN	3.0	2.0	1137	$2,200	$1.93	7d	1	0.47mi
2144 18th Ave N Nashville, TN	3.0	2.5	2083	$3,199	$1.54	23d	1	0.48mi
1720 Knowles St Unit B Nashville, TN	2.0	1.0	870	$1,299	$1.49	23d	1	0.48mi
1708 10th Ave N Nashville, TN	3.0	2.0	1305	$2,350	$1.80	23d	1	0.51mi
1737 Pecan St #6 Nashville, TN	3.0	4.0	1879	$3,650	$1.94	21d	1	0.54mi
1523 12th Ave N Unit B Nashville, TN	3.0	2.0	1200	$1,200	$1.00	17d	1	0.54mi
1523 12th Ave N Nashville, TN	1.0	1.0	—	$1,000	—	17d	1	0.54mi
2122 24th Ave N Nashville, TN	3.0	3.5	1860	$2,400	$1.29	11d	1	0.55mi
1526 12th Ave N Unit B Nashville, TN	2.0	1.0	—	$1,095	—	7d	1	0.55mi

Listing history 12 events

1. 2026-06-18
   days on market $179,000 Active 15 DOM
2. 2026-06-17
   days on market $179,000 Active 14 DOM
3. 2026-06-16
   days on market $179,000 Active 13 DOM
4. 2026-06-15
   days on market $179,000 Active 12 DOM
5. 2026-06-13
   days on market $179,000 Active 10 DOM
6. 2026-06-13
   days on market $179,000 Active 9 DOM
7. 2026-06-09
   days on market $179,000 Active 6 DOM
8. 2026-06-08
   days on market $179,000 Active 5 DOM
9. 2026-06-07
   days on market $179,000 Active 4 DOM
10. 2026-06-05
    listing id $179,000 Active 1 DOM
11. 2026-06-02
    remarks 663-char remark
12. 2026-06-02
    listed $179,000 Active 1 DOM

ⓘ 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: $1,407 · $117/mo
• Projected year-2 tax: $1,407 · $117/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 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: $25,554
• − Mortgage interest: −$10,027
• − Property taxes: −$1,407
• − Insurance: −$895
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − Depreciation: −$5,207
• Taxable income: $3,929
• Est. tax owed @ 24.0%: −$943
• After-tax cash flow: $5,678/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): 20,889
• Household income: $65,556
• Rent vs Own: 67.0% rent · 33.0% own
• Severe rent burden: 1432.0

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: Black 57% White 34% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 2% Slovak 2% Hispanic 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% 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: ▼ -59.14%
• Current HPI: 410.2214
• Rent YoY: ▲ 2.15%
• 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

+103.4% since first listed

26 events — show timeline

• 2026-06-02 Listed $179,000 REALTRACS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-05-03 Listed $189,000 REALTRACS as Distributed by MLS Grid
• 2025-04-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-11-13 Relisted — REALTRACS as Distributed by MLS Grid
• 2024-11-01 Contingent — REALTRACS as Distributed by MLS Grid
• 2024-11-01 Relisted — REALTRACS as Distributed by MLS Grid
• 2024-11-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2024-10-03 Price Changed $199,000 REALTRACS as Distributed by MLS Grid
• 2024-05-08 Listed $225,000 REALTRACS as Distributed by MLS Grid
• 2024-05-04 Coming Soon $225,000 REALTRACS as Distributed by MLS Grid
• 2024-03-29 Listed $225,000 REALTRACS as Distributed by MLS Grid
• 2024-03-26 Coming Soon — REALTRACS as Distributed by MLS Grid
• 2016-08-01 Sold (Public Records) $105,000 Public Records
• 2016-07-29 Sold (MLS) $105,000 REALTRACS as Distributed by MLS Grid
• 2016-07-20 Pending — REALTRACS as Distributed by MLS Grid
• 2016-07-20 Contingent — REALTRACS as Distributed by MLS Grid
• 2016-05-18 Relisted — REALTRACS as Distributed by MLS Grid
• 2016-05-06 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2016-05-04 Listed $139,500 REALTRACS as Distributed by MLS Grid
• 2012-07-25 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2012-07-25 Sold (MLS) $23,000 REALTRACS as Distributed by MLS Grid
• 2012-03-05 Listed $22,200 REALTRACS as Distributed by MLS Grid
• 2005-09-14 Sold (Public Records) $102,000 Public Records
• 2005-09-14 Sold (Public Records) $85,000 Public Records
• 2004-02-12 Sold (Public Records) $88,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,407 · +44.1% YoY. Source: county tax records.