Is the Nashville, TN metro area good for real estate investing?

The Nashville, TN metropolitan area has an investment score of 45/100, rated as "Hold". It ranks #789 nationally among 894 metro areas analyzed.

What is the rent-to-price ratio in Nashville, TN?

The rent-to-price ratio in the Nashville, TN metro area is 4.77% annually, which ranks in the 20th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Nashville, TN?

The median home price in the Nashville, TN metro area is $447,624. The metro area includes 10 counties with prices ranging from the most affordable to more premium markets.

What counties are in the Nashville, TN metro area?

The Nashville, TN metropolitan area includes 10 counties. Top-rated counties for investing include Dickson, Robertson, Smith. Each county has its own investment profile based on local market conditions.

Can you cash flow on rental properties in Nashville, TN?

Based on median values with 20% down at current rates, a typical rental in the Nashville, TN metro would generate negative cash flow of $1,189/month. Individual property and county performance varies. Explore the county-level analysis for more specific opportunities.

Metropolitan Area

Nashville, TN

Tennessee010 counties

/100

Hold

#789 of 894 metros

Top 88% nationally for investing

Market Snapshot

$447,624

Median Home Price

83% above national median

$1,781/mo

Median Rent

29% above national median

4.77%

Rent-to-Price Ratio

Top 80% nationally

-$1,189

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Price History

Trend based on YoY growth rate. Source: Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$447,624

Down Payment (20%)$89,525

Loan Amount$358,099

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,781

Monthly P&I-$2,346

Est. Expenses (35%)-$623

Net Cash Flow-$1,188/mo

3.1%

Cap Rate (all cash)

-13.8%

Cash-on-Cash Return

4.77%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 3.1% cap rate. All-cash buyers may see better returns.

* Based on metro-wide median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Individual counties and properties vary significantly.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

45/100

Cash Flow(30%)

42/100

Based on 4.77% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

49/100

Based on 0.0% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Based on 0.0% population growth. Growing areas indicate economic stability.

Affordability(20%)

36/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow metro-level home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. This metro score represents area-wide averages; individual counties may vary significantly.

Investment Outlook

Strengths

+Low unemployment (0.0%)
+Large metro with 10 counties offering diverse opportunities

Challenges

-Below-average rent-to-price ratio (4.77%)
-Negative cash flow at typical financing (-$1,189/mo)
-Negative leverage (cap rate 3.1% < mortgage rate 6.9%)
-High price-to-income ratio makes financing challenging

Counties in Nashville, TN

						Verdict
DicksonTN	54,563	54	$356,937	$1,654	5.56%	Hold	View
RobertsonTN	73,297	51	$365,040	$1,687	5.55%	Hold	View
SmithTN	20,034	50	$293,305	Est.		Hold	View
TrousdaleTN	11,596	50	$338,451	Est.		Hold	View
WilsonTN	149,096	49	$491,533	$2,018	4.93%	Hold	View
MauryTN	102,002	48	$397,686	$1,644	4.96%	Hold	View
RutherfordTN	343,727	48	$412,558	$1,704	4.96%	Hold	View
SumnerTN	196,845	47	$436,411	$1,625	4.47%	Hold	View
DavidsonTN	709,786	43	$428,331	$1,774	4.97%	Avoid	View
WilliamsonTN	248,897	39	$908,744	$2,028	2.68%	Avoid	View

Click any county to see detailed investment analysis

Compare to Similar Metros

Metro Area					Verdict
Buffalo, NY Buffalo, NY	65	$273,962	$1,349	5.91%	Buy	View
Columbia, SC Columbia, SC	65	$248,071	$1,562	7.56%	Buy	View
St. Louis, MO St. Louis, MO	65	$263,197	$1,397	6.37%	Buy	View
Louisville, KY Louisville, KY	65	$268,531	$1,348	6.02%	Buy	View
Little Rock, AR Little Rock, AR	65	$223,834	$1,210	6.49%	Buy	View
Current Nashville, TN	45	$447,624	$1,781	4.77%	Hold

The Bottom Line

HoldNashville, TN is a neutral market. Consider house hacking or targeting below-market deals in specific counties.

The Nashville, TN metro area scores 45/100, ranking #789 of 894 US metros (top 88%). The 4.77% rent-to-price ratio may require targeting specific counties or creative strategies for positive cash flow. Among 10 counties, Dickson shows the strongest investment potential (score: 54). Current metro-wide averages make traditional buy-and-hold investing challenging. Consider house hacking, value-add strategies, or drilling down to specific counties.

Monthly Cash Flow

$-1,189/mo

Cap Rate

3.1%

Cash-on-Cash

-15.9%

Ready to Invest in Nashville, TN?

Use our investment calculators to run detailed numbers on specific properties, or explore individual counties for more targeted opportunities.

Single Family1-4 unit rentals House HackOwner-occupied Multifamily5+ unit properties Best CountyDickson

Explore Other Markets

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$447,624

Down Payment (20%)$89,525

Loan Amount$358,099

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,781

Monthly P&I-$2,346

Est. Expenses (35%)-$623

Net Cash Flow-$1,188/mo

3.1%

Cap Rate (all cash)

-13.8%

Cash-on-Cash Return

4.77%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 3.1% cap rate. All-cash buyers may see better returns.

* Based on metro-wide median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Individual counties and properties vary significantly.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

45/100

Cash Flow(30%)

42/100

Based on 4.77% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

49/100

Based on 0.0% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Based on 0.0% population growth. Growing areas indicate economic stability.

Affordability(20%)

36/100

Based on price relative to estimated local incomes.

Investment Outlook

Strengths

+Low unemployment (0.0%)
+Large metro with 10 counties offering diverse opportunities

Challenges

-Below-average rent-to-price ratio (4.77%)
-Negative cash flow at typical financing (-$1,189/mo)
-Negative leverage (cap rate 3.1% < mortgage rate 6.9%)
-High price-to-income ratio makes financing challenging

Counties in Nashville, TN

						Verdict
DicksonTN	54,563	54	$356,937	$1,654	5.56%	Hold	View
RobertsonTN	73,297	51	$365,040	$1,687	5.55%	Hold	View
SmithTN	20,034	50	$293,305	Est.		Hold	View
TrousdaleTN	11,596	50	$338,451	Est.		Hold	View
WilsonTN	149,096	49	$491,533	$2,018	4.93%	Hold	View
MauryTN	102,002	48	$397,686	$1,644	4.96%	Hold	View
RutherfordTN	343,727	48	$412,558	$1,704	4.96%	Hold	View
SumnerTN	196,845	47	$436,411	$1,625	4.47%	Hold	View
DavidsonTN	709,786	43	$428,331	$1,774	4.97%	Avoid	View
WilliamsonTN	248,897	39	$908,744	$2,028	2.68%	Avoid	View

Click any county to see detailed investment analysis

Compare to Similar Metros

Metro Area					Verdict
Buffalo, NY Buffalo, NY	65	$273,962	$1,349	5.91%	Buy	View
Columbia, SC Columbia, SC	65	$248,071	$1,562	7.56%	Buy	View
St. Louis, MO St. Louis, MO	65	$263,197	$1,397	6.37%	Buy	View
Louisville, KY Louisville, KY	65	$268,531	$1,348	6.02%	Buy	View
Little Rock, AR Little Rock, AR	65	$223,834	$1,210	6.49%	Buy	View
Current Nashville, TN	45	$447,624	$1,781	4.77%	Hold

The Bottom Line

HoldNashville, TN is a neutral market. Consider house hacking or targeting below-market deals in specific counties.

Monthly Cash Flow

$-1,189/mo

Cap Rate

3.1%

Cash-on-Cash

-15.9%