Investor Representation · Nashville & Middle TN
Short-term rentals, long-term buy-and-hold, and value-add deals across Middle Tennessee. Honest underwriting, no manufactured upside — just the numbers, the zoning, and the path.
I work with investors at every scale — from first-time buy-and-hold buyers looking for a single rental property to operators expanding multi-property STR portfolios in the Buchanan Arts District. The work is the same: honest numbers, zoning verified, comp set defensible, and capex reserves modeled realistically. If the deal doesn't pencil, I'll tell you before you write the offer.
Nashville is not one market for investors — it's at least four. The urban core (12 South, Germantown, The Gulch) is appreciation-driven and STR-friendly in specific corridors. East Nashville is the best long-term-rental story for cash flow with appreciation upside. The suburban ring (Antioch, Madison, Hermitage) is where the buy-and-hold numbers work cleanest. And new construction across all these areas comes with builder incentives that materially change the underwriting.
Nashville's NOO (non-owner-occupied) STR landscape is restrictive by design. Permits are not available in most residential zones. Buying an STR-eligible property without doing the zoning work first is the single most expensive mistake I see investors make. Confirm zoning before you write the offer — every single time.
Where STR genuinely works in Nashville right now: pockets of Germantown and the Buchanan Arts District (permitted and grandfathered properties), select 12 South properties, parts of East Nashville with grandfathered rights, and a handful of mixed-use buildings downtown. Each one needs a property-specific analysis.
I underwrite STRs with real AirDNA data, comparable Airbnb listings, conservative occupancy assumptions, and a furnishings/capex line item that most investors forget. The 14% cash-on-cash deal you saw on social media usually pencils at 6–8% with realistic numbers.
East Nashville, Inglewood, Madison, parts of Hermitage and Antioch, and the Williamson County edge cases — these are where the long-term rental numbers work. The Nashville core neighborhoods (12 South, Germantown) trade more on appreciation than yield. They can absolutely be the right investment for a long-term-hold investor with appreciation as the primary thesis, but the cap rates won't be what East Nashville offers.
Value-add: cosmetic renovations on East Nashville duplexes, basement conversions in 12 South bungalows, DADU additions where zoning allows. The right value-add deal needs an honest construction estimate up front — most go over budget because the buyer didn't get a real contractor walk-through before closing.
New construction for investors: pre-sale contracts that lock in 2025 pricing for 2026/2027 delivery, builder rate buy-downs that can materially improve year-one cash flow, and small-portfolio acquisitions where a developer is willing to sell multiple units to one buyer. See the new construction guide →
Send me the address. I'll give you my honest read on the numbers, the zoning, and the path before you write the offer.
Send the DealZoning verification, AirDNA-backed underwriting, furnishing budget realism, and operations partner referrals. The fastest-moving and most-permit-restricted Nashville investment category.
East Nashville and the suburban ring where cap rates still work. Conservative rent comps, real capex reserves, and an honest tenant pool read for the specific block.
Renovation and reposition deals, basement conversions, DADU additions, and pre-sale new construction with builder incentives that change the math.