Lot 62 500 Cheyenne Blvd · Nashville-Davidson metropolitan government (balance), TN 37115

$114,995

5 bd · 3.0 ba · 2,027 sqft · Manufactured · 107 Days on market

Built 2026 $700/mo HOA · 26% of rent

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

With 2,027 sq. ft. of thoughtfully designed living space, the brand-new Champion Prime Pinnacle is the largest and most modern home in our fleet. This stunning home features 5 spacious bedrooms and 3 full baths, offering plenty of room for growing families. The open-concept layout includes a bright and inviting living area, a stylish kitchen with a large island and appliances included, and a dedicated utility/laundry room for added convenience. The primary suite is a true retreat, complete with a private en-suite bath, walk-in shower, and a generous walk-in closet. Designed for comfort, functionality, and modern living, this home truly has it all. The perfect home for families - and it coul

Key facts

• Built 2026
• Listed 107 days

Property features AI

Finance

• Other: Address: Lot 62 500 Cheyenne Blvd, Madison, TN 37115
• Financial info: List price $114,995
• HOA & community: Association fee $700

Exterior

• Home design: Single-family property (spec); Plan: Pinnacle (Old Hickory); Active listing
• Construction: New construction (2026 listing)
• Exterior features: Living area approximately 2027 (area provided)

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Spec-built new construction

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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 B — 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.
• Market conditions: Rents soft (-0.9%/yr); 330 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 6,873 units permitted in Davidson County in 2024 (4,138 in 5+ unit buildings).
• At $2,690/mo this rent would consume 59% of the median local household income ($55k/yr) (locally 2759% 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 $795 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $104,645 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.34% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.50%
• DSCR: 2.05
• GRM: 3.6

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: 11.7%
• Equity multiple: 1.44×
• Total profit: $14,107
• Equity at exit: $17,146

10-year hold

• IRR: 16.8%
• Equity multiple: 2.10×
• Total profit: $35,434
• Equity at exit: $9,943

Cash invested: $32,199 (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 37115

• Rents YoY: -0.9%
• Active inventory: 330
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,690 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$700
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $630

Break-even live

Break-even rent $1,892

Max offer price $114,995

Occupancy floor 72%

Sensitivity live

Price	-10% $710	-5% $670	+0% $630	+5% $591	+10% $551
Rent	-10% $418	-5% $524	+0% $630	+5% $737	+10% $843
Rate	-1.0pp $688	-0.5pp $660	base $630	+0.5pp $601	+1.0pp $570

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: $28,749
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
834 Keats Way Madison, TN	4.0	2.5	2006	$2,795	$1.39	24d	1	0.58mi
830 Keats Way Madison, TN	4.0	2.5	1897	$2,699	$1.42	24d	1	0.58mi
858 Keats Way Madison, TN	4.0	2.5	2006	$2,745	$1.37	16d	1	0.58mi
968 Juniper Ln Madison, TN	4.0	2.5	1860	$2,670	$1.44	24d	1	0.64mi
3004 Red Fox Rdg Madison, TN	4.0	2.5	1900	$2,500	$1.32	17d	1	1.02mi
103 Ryburn Dr Old Hickory, TN	4.0	1.5	2446	$2,400	$0.98	24d	1	1.44mi

HOA detail

• Monthly dues: $700 · $8,400/yr

Listing history 14 events

1. 2026-06-18
   days on market $114,995 Active 107 DOM
2. 2026-06-17
   days on market $114,995 Active 106 DOM
3. 2026-06-16
   days on market $114,995 Active 105 DOM
4. 2026-06-15
   days on market $114,995 Active 104 DOM
5. 2026-06-13
   days on market $114,995 Active 102 DOM
6. 2026-06-13
   days on market $114,995 Active 101 DOM
7. 2026-06-09
   days on market $114,995 Active 98 DOM
8. 2026-06-08
   days on market $114,995 Active 97 DOM
9. 2026-06-07
   days on market $114,995 Active 96 DOM
10. 2026-06-05
    days on market $114,995 Active 93 DOM
11. 2026-06-03
    days on market $114,995 Active 92 DOM
12. 2026-06-02
    days on market $114,995 Active 91 DOM
13. 2026-06-01
    days on market $114,995 Active 90 DOM
14. 2026-05-31
    days on market $114,995 Active 89 DOM

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

Taxation est. · year 1

• Rental income: $32,281
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$2,582
• − Management: −$2,582
• − HOA: −$8,400
• − Depreciation: −$3,345
• Taxable income: $6,629
• Est. tax owed @ 24.0%: −$1,591
• After-tax cash flow: $5,974/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): 40,615
• Household income: $54,566
• Rent vs Own: 56.7% rent · 43.3% own
• Severe rent burden: 2759.0

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 0.70)
• Race & ethnicity: White 37% Black 32% Hispanic / Latino 26% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 13% Cuban 2%
• Common ancestry: Serbian 1% Italian 1% Iranian 1%
• Foreign-born: 18% · Canada
• Languages at home: 74% English-only · Spanish 22% Tagalog/Filipino 1% 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: ▼ -259.74%
• Current HPI: 341.9614
• Rent YoY: ▼ -0.94%
• 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