5104 Linbar Dr · Nashville-Davidson metropolitan government (balance), TN 37211

$515,000

8 bd · 4.0 ba · 2,244 sqft · MultiFamily public records · 318 Days on market

Built 1983 7,998 sqft lot

---

Why this score? — see what drove the D+ 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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Don't miss out on this awesome Investment property! Four units (5104-5110) with great cash flow. 100% occupancy rate in last year. **Similar quadplex 5120 Linbar also on market 'for sale'** Seller has done many improvements, hardwood floors in some units - cement siding - concrete drive - all appliances convey with property. Location! Location! Close proximity to I24, Harding Pl, Haywood Ln.

Key facts

• 7,998 sq ft lot
• Built 1983
• Listed 318 days

Property features AI

Finance

• Other: Zoning: OR20
• Financial info: Gross income reported at $50,700; Net operating income reported at $43,479; Tenants pay electricity, trash collection, and water; Owner pays: none listed
• HOA & community: No HOA information provided

Exterior

• Parking: No covered spaces; No designated parking total provided
• Security: No security features provided
• Utilities: Public water; Public sewer; Water service available
• Home design: Quadruplex (residential income property); Attached property; Two levels
• Construction: Fiber cement and brick exterior construction; Existing structure (year built not specified)
• Exterior features: Lot dimensions approximately 62 x 129

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Four 1-bedroom units (total of 4 units)
• Flooring: Wood flooring; Tile flooring; Vinyl flooring
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Wall furnace heating; Wall/window air conditioning units
• Interior features: Wood, tile, and vinyl flooring
• Laundry & utility: No laundry or utility room details provided

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1.0-bath units multifamily listed at $515k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive. Per door: $164/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $502k (2.6% below list).
• Recommended offer: $453k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 D — 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: Haywood Elementary (math 2% / reading 12%, grade F, #863 of 952 statewide, top 92%, 575 students, 0% FRL); John Overton High (math 0% / reading 22%, grade F, #267 of 332 statewide, top 80%, 2,016 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 (-0.2%/yr); 454 active listings in the ZIP; 6,873 units permitted in Davidson County in 2024 (4,138 in 5+ unit buildings).
• At $5,018/mo this rent would consume 84% of the median local household income ($71k/yr) (locally 4645% 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 $4k of loan paydown is wiped out by about $15k 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 318 days — a 12% lower offer ($453k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $30k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $453,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.61×
• Total profit: $-56,468
• Equity at exit: $76,788

10-year hold

• IRR: -6.5%
• Equity multiple: 0.64×
• Total profit: $-52,538
• Equity at exit: $44,528

Cash invested: $144,200 (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 37211

• Rents YoY: -0.2%
• Active inventory: 454
• Price-to-rent: 34.2×

Monthly cashflow live

• Estimated rent: $5,018 high
• Mortgage (P&I): −$2,701
• Tax from tax record: −$393 /mo · $4,717/yr
• Insurance: −$215
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,054
• Net cashflow: $656

Break-even live

Break-even rent $4,188

Max offer price $515,000

Occupancy floor 82%

Sensitivity live

Price	-10% $947	-5% $802	+0% $656	+5% $510	+10% $364
Rent	-10% $259	-5% $458	+0% $656	+5% $854	+10% $1,052
Rate	-1.0pp $915	-0.5pp $787	base $656	+0.5pp $522	+1.0pp $387

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$5,020
Total (4 units)			$5,018

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: $128,750
• Closing costs: $15,450
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-13
   statusdays on market $515,000 Pending 318 DOM
2. 2026-06-09
   days on market $515,000 Active 317 DOM
3. 2026-06-08
   days on market $515,000 Active 316 DOM
4. 2026-06-07
   days on market $515,000 Active 315 DOM
5. 2026-06-05
   days on market $515,000 Active 312 DOM
6. 2026-06-03
   days on market $515,000 Active 311 DOM
7. 2026-06-02
   days on market $515,000 Active 310 DOM
8. 2026-06-01
   days on market $515,000 Active 309 DOM
9. 2026-05-31
   days on market $515,000 Active 308 DOM
10. 2026-04-02
    status Active
11. 2026-04-02
    historical
12. 2026-01-15
    status Active
13. 2026-01-01
    historical
14. 2025-11-18
    price $515,000
15. 2025-07-14
    listed $544,900 Active
16. 2025-07-11
    historical $544,900
17. 2022-03-31
    soldstatus $477,000
18. 2022-03-14
    soldstatus $477,000 Closed 395-char remark

    Show marketing remark (395 chars)

    Don't miss out on this awesome Investment property! Four units (5104-5110) with great cash flow. 100% occupancy rate in last year. **Similar quadplex 5120 Linbar also on market 'for sale'** Seller has done many improvements, hardwood floors in some units - cement siding - concrete drive - all appliances convey with property. Location! Location! Close proximity to I24, Harding Pl, Haywood Ln.

19. 2022-02-28
    status Pending 395-char remark

    Show marketing remark (395 chars)

    Don't miss out on this awesome Investment property! Four units (5104-5110) with great cash flow. 100% occupancy rate in last year. **Similar quadplex 5120 Linbar also on market 'for sale'** Seller has done many improvements, hardwood floors in some units - cement siding - concrete drive - all appliances convey with property. Location! Location! Close proximity to I24, Harding Pl, Haywood Ln.

20. 2022-02-04
    historical Active Under Contract 395-char remark

    Show marketing remark (395 chars)

    Don't miss out on this awesome Investment property! Four units (5104-5110) with great cash flow. 100% occupancy rate in last year. **Similar quadplex 5120 Linbar also on market 'for sale'** Seller has done many improvements, hardwood floors in some units - cement siding - concrete drive - all appliances convey with property. Location! Location! Close proximity to I24, Harding Pl, Haywood Ln.

21. 2022-01-28
    listed $487,500 Active 395-char remark

    Show marketing remark (395 chars)

    Don't miss out on this awesome Investment property! Four units (5104-5110) with great cash flow. 100% occupancy rate in last year. **Similar quadplex 5120 Linbar also on market 'for sale'** Seller has done many improvements, hardwood floors in some units - cement siding - concrete drive - all appliances convey with property. Location! Location! Close proximity to I24, Harding Pl, Haywood Ln.

22. 2021-05-13
    historical
23. 2021-02-15
    listed $549,000 Active
24. 2020-09-17
    soldstatus $350,000
25. 2014-03-10
    soldstatus $117,000
26. 2014-03-10
    soldstatus $117,000 Closed
27. 2014-02-10
    historical
28. 2014-01-31
    listed $122,500
29. 2007-07-16
    soldstatus $185,000
30. 2002-07-02
    soldstatus $125,000

ⓘ 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: $4,717 · $393/mo
• Projected year-2 tax: $4,717 · $393/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $60,216
• − Mortgage interest: −$28,848
• − Property taxes: −$4,717
• − Insurance: −$2,575
• − Repairs & maintenance: −$4,817
• − Management: −$4,817
• − Depreciation: −$14,982
• Taxable loss: −$541
• Est. tax savings @ 24.0%: +$130
• After-tax cash flow: $7,999/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): 76,573
• Household income: $71,399
• Rent vs Own: 50.8% rent · 49.2% own
• Severe rent burden: 4645.0

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 0.66)
• Race & ethnicity: White 50% Hispanic / Latino 26% Black 15% Two or more races 13% Asian 5%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Arab 1% Serbian 1% Romanian 1%
• Foreign-born: 26% · Canada, Vietnam, South Korea
• Languages at home: 65% English-only · Spanish 21% Other Indo-European 4% Arabic 3%

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: ▼ -278.35%
• Current HPI: 312.7189
• Rent YoY: ▼ -0.19%
• 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

+312.0% since first listed

21 events — show timeline

• 2026-04-02 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-04-02 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-01-15 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-11-18 Price Changed $515,000 REALTRACS as Distributed by MLS Grid
• 2025-07-14 Listed $544,900 REALTRACS as Distributed by MLS Grid
• 2025-07-11 Coming Soon $544,900 REALTRACS as Distributed by MLS Grid
• 2022-03-31 Sold (Public Records) $477,000 Public Records
• 2022-03-14 Sold (MLS) $477,000 REALTRACS as Distributed by MLS Grid
• 2022-02-28 Pending — REALTRACS as Distributed by MLS Grid
• 2022-02-04 Contingent — REALTRACS as Distributed by MLS Grid
• 2022-01-28 Listed $487,500 REALTRACS as Distributed by MLS Grid
• 2021-05-13 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2021-02-15 Listed $549,000 REALTRACS as Distributed by MLS Grid
• 2020-09-17 Sold (Public Records) $350,000 Public Records
• 2014-03-10 Sold (MLS) $117,000 REALTRACS as Distributed by MLS Grid
• 2014-03-10 Sold (MLS) $117,000 REALTRACS as Distributed by MLS Grid
• 2014-02-10 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2014-01-31 Listed $122,500 REALTRACS as Distributed by MLS Grid
• 2007-07-16 Sold (Public Records) $185,000 Public Records
• 2002-07-02 Sold (Public Records) $125,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $4,717 · +4.8% YoY. Source: county tax records.