Nashville · 37208 · Investor Package

The Permit You Can't Get.
The Rating You Can't Rush.
The Operation You Don't Have to Build.

Two Nashville Airbnbs with active NOO STR permits in an SP zone where most residential districts no longer allow them.

4.98★Unit #3
4.94★Unit #4
2,100+Guests
$106,2692025 Revenue
11%+Potential Cap Rate*
$253KTax Deductions (Yr 1)
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↓ Includes interactive revenue projection tool, 2,100+ guest review analysis, and full performance data

Estimates only — run your own numbers. *11%+ potential cap rate based on both growth levers activated (courtyard upgrade + group booking premium) at 65% occupancy and current ADR. Model your own assumptions in the interactive tool below.

The Opportunity

Why This. Why Now.

Rare SP Zoning

These units sit on an SP-zoned island within a residential area. Most Nashville residential zones no longer issue NOO STR permits. This one does. Both permits are active.

Proven Social Proof

4.98★ and 4.94★ ratings. 2,100+ guests. Airbnb Guest Favorites. 428 reviewed stays with 96% five-star rate. This reputation was built over years — it transfers with the property.

Turnkey Operation

Smart locks, the Guest Nurturing Protocol, Nashville's top STR cleaning partner, designer furnishings, and full SOPs. Everything that runs this business is included.

Value-Add Upside

The courtyard is underutilized. Fire pit, sauna/cold plunge, outdoor kitchen — market data shows 20%+ ADR lift. Invest $35–50K, model $100K+ in equity creation.

The Season Is Ahead

Spring 2026. Nashville's peak STR months (April–October) are ahead. Close now and capture the highest-revenue months of the year immediately.

Design & Quality

Designer-furnished interiors that guests call "beautiful," "thoughtfully decorated," and "Instagram-worthy." All furnishings, photography, and branded materials transfer.

Nashville STR Supply Is Declining

Active Airbnb listings in Nashville are dropping as permit restrictions take hold. Less competition means more pricing power for the operators who are already permitted and established.

Rare Large-Group Hosting

Two side-by-side single-family homes, six feet apart. Your group stays together but spreads out — 6 bedrooms, 2 full kitchens, 5 bathrooms, and more peace and quiet than any hotel block. Legal large-group STR supply this size barely exists in Nashville.

Trusted Handyman On Call

A reliable, vetted handyman contact for maintenance requests and repairs — quick, easy, and pain-free. Part of the operational infrastructure that transfers with ownership.

The Operation

What You're Buying

Not just two properties — an entire operation in a box

Certainty Through Proven Social Proof

4.98/4.94 ratings. 200+ reviews each. Airbnb Guest Favorites. 2,100+ guests served. You're buying peace of mind — the demand is documented, not theoretical.

Seasonal Timing

Spring 2026. Nashville's peak STR months (April–October) are ahead. Close now and capture the highest-revenue season immediately.

$131K+ Year-1 Tax Deduction

Per unit. STR loophole: cost segregation + 100% bonus depreciation. Paper loss offsets W-2 income at the highest bracket.

Proven Revenue

$106,269 in 2025 revenue, $268 avg ADR, 171 reservations. 2,100+ guests served. Real numbers — not projections.

Value-Add Upside

Courtyard improvements (fire pit, sauna/cold plunge, outdoor kitchen) for ADR lift + equity creation

Two Income Properties

3BR each, ~1,200 sq ft, designer furnished

Regulatory Moat

SP-zoned permits in a city where most residential zones no longer issue NOO STR permits

Guest Nurturing Protocol

Proven messaging cascade from booking through checkout and review request. Industry-leading communication scores.

Active NOO STR Permits

Both units hold active permits — irreplaceable in today's market

Smart Lock System

Premium Schlage Encode — remotely operated, Airbnb-integrated, fully programmable

Top STR Cleaning Partner

Nashville's best. Limited availability — has agreed to stay with the property.

Speed to Cash Flow

No renovation, no ramp-up. Operational on day one.

Social Proof

What 2,100+ Guests Say

Filtered for what transfers with ownership

Guest Review Themes

★★★★★

"This home was thoughtfully decorated and furnished. The couches aren't just good in pictures — they are also comfortable."

— Antoinette, Unit #4
★★★★★

"We had an amazing stay! 100% matched the description. So impressed with how clean and spacious it was. The decor gave the place such a lively vibe."

— Mikey, Unit #3
★★★★★

"Downtown in less than 10 mins, Franklin in 30 mins, the Opry in 20 mins. This is a great place to stay."

— Michelle, Unit #4
★★★★★

"Beautiful home and extremely clean! Kitchen stocked with utensils. The fridge has an ice maker — bonus!"

— Kisha, Unit #4
★★★★★

"The residence was super cool and very accommodating. It had everything you needed. A fan in every room!"

— Zach, Unit #3
★★★★★

"Nice location within a few minutes of downtown and several parks. Very clean. Great value."

— Guest, Unit #3
2,100+ guests hosted. 428 reviewed stays. 96% five-star. These themes — location, design, cleanliness, Nashville vibe — are property attributes that transfer with ownership.
Track Record

Proven Revenue — Not Projections

$106,2692025 Revenue
$268Avg ADR
171Reservations
509Nights Booked
3.0Avg Stay (nights)
Unit #3 interior
Unit #3 — Nash Country Cowboy 4.98★ · Active NOO
$66,326Revenue
79Reservations
254Nights
$277ADR
Unit #4 interior
Unit #4 — Cashville Casa 4.94★ · Active NOO
$61,614Revenue
92Reservations
255Nights
$260ADR

Monthly Revenue by Unit (2025)

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Average Daily Rate (ADR) Trend

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Peak season (April–June) produced $37K+ combined. October surges to $300+ ADR. This revenue was generated without optimized dynamic pricing, without courtyard amenities, and without group-booking marketing.
Tax Strategy

The STR Tax Loophole

1 Cost Segregation Accelerate 28% of depreciable basis to Year 1
2 Bonus Depreciation 100% deduction in year of purchase
3 Non-Passive Activity Avg stay <7 days + material participation
4 Offset W-2 Income Paper loss offsets ordinary income
1 Unit ($520,000)2 Units ($998,000)
Purchase Price$520,000$998,000
Less Land (15%)−$78,000−$149,700
Depreciable Basis$442,000$848,300
Cost Seg (28%)$123,760$237,524
+ Yr 1 Straight-Line$8,160$15,661
Total Year-1 Deduction$131,920$253,185
Tax Savings (37%)~$48,810~$93,678
Average guest stay under 7 days
Material participation (100+ hours)
Cost segregation study
100% bonus depreciation (2026)

Not tax advice. Consult your CPA. Individual tax situations vary.

Upside — Potential Cap Rate 11%+

Two Levers. Neither Has Been Pulled.

Each one independently lifts revenue. Together, the modeled cap rate reaches 11.7% at 65% occupancy. Neither has been meaningfully pursued by the current operator.

Group Booking Advantage

Units sit ~6 feet apart — combined 6BR / 2,400 sq ft, sleeps 12–20. Nashville's legal large-group supply is frozen.

  • Larger groups = higher revenue per booking
  • "BIG Herm" combined listing already shows demand
  • Limited legal supply creates significant pricing power
  • Estimated premium: +10% blended ADR lift

Courtyard Amenity Upgrade

The shared courtyard between units is the ultimate value-add canvas.

  • Fire pit: +5.1% ADR lift
  • Sauna: +15–30% rate premium
  • Outdoor kitchen: $3–8K/yr revenue lift
  • Nashville hot tub comp: +47% revenue premium
  • $35–50K invest → $100–170K equity creation
Pricing

Pricing & Comparables

CompPrice$/sq ftDateNotes
Comp #1$472,000$393Sep 2025Bulk purchase (~4 units)
Comp #9$472,000$393Sep 2025Bulk purchase (~4 units)
Comp #6$500,000$433ActiveUnfurnished, blank slate
Unit #3$520,000~$4332026Turnkey + social proof + revenue + permitted
Unit #4$520,000~$4332026Turnkey + social proof + revenue + permitted
Both Units$998,000—2026Package price: $499,000 each
Interactive

Model Your Investment

Adjust assumptions and see projected returns

Unlock Performance Details & Revenue Projection Tool

Enter your info to view revenue data, performance metrics, and model your own return scenarios — including how adding amenities can impact your returns

Average Daily Rate (ADR) $268
Occupancy Rate 60%

Growth Levers

Courtyard Amenity Upgrade

Fire pit, sauna/cold plunge, outdoor kitchen. +20% ADR lift, +5 percentage points occupancy (e.g., 60% → 65%)

Group Booking Premium

Units sit ~6 feet apart and can be marketed together to groups of 12–20. Limited legal supply in Nashville creates significant pricing power. Estimated premium: +10% blended ADR lift.

$117,264 Gross Revenue
$35,179 Expenses (30%)
$82,085 NOI
7.7% Cap Rate i
Cap Rate Calculation
~$100,427 Yr-1 Tax Savings i
Tax Savings Waterfall

Paper loss. Property still generates cash.

12-Month Revenue Projection

Ready to See the Full Picture?

Your investor package includes trailing 12-month financials, permit documentation, and NDA access to the full data room.

$5,000 referral fee to anyone who connects the closing buyer