🔥 Motivated STR Sellers | Found 8 deals in Nashville worth a look

The big picture: Nashville's STR market is stabilizing with investor-friendly fundamentals for those who do the diligence.

By the numbers:

• Average daily rates: $209 (up 12.3% YoY)

• Target cap rates: 11-13% if you right and optimize operations

• Year-round demand drivers: Music tourism, healthcare conventions, corporate relocations

Why it matters: You want cashflow? Nashville can deliver if you play it right. You want a pied-à-terre for fun and capital preservation? It can deliver that too by finding the right deal below market value.

So we scanned the market looking for motivation signals that result in buying right. That is the only way we ever buy.

STR potential deals. Price cuts. Portfolio liquidations. Extended days on market.

Found 8 you might want to explore right now. We are not connected to these deals in any way, just sharing our insight to help you potentially find value.

8 Active Opportunities

1149 Harmony Way — $895,000

• 130+ days on market

• Fully furnished turnkey

• Transferable NOO permit

• East Nashville, 10 min to Broadway

1813 Beech Ave #1 — $1,000,000

• Currently operating STR

• Designer finishes throughout

• 4BR/4BA private courtyard

• Chef's kitchen, smart TVs

4017 Indiana Ave Unit B — $899,000

• Rare detached unit

• OR-20 zoned

• Huge rooftop deck

• Half mile to Five Points Pizza

1432 12th Ave S — $799,995

• South Gulch/12South corridor

• 4BR rooftop deck

• NOO STRP permit included via LLC

• Panoramic skyline views

65 Lindsley Ave #313 (Muse) — $710,000

• 560+ days on market

• Fully furnished, sleeps 7

• NOO STR-approved building

• Walking distance to Broadway

65 Lindsley Ave #310 (Muse) — $599,900

• Professionally managed

• Bookings can convey

• Rooftop terrace, fitness center

• 1BR/1BA turnkey

2521 Clifton Ave #101 — $330,000

• Income producing

• Proven Type 3 STRP

• MUL-A zoning

• 2 blocks from OneC1ty

625 26th Ave N #101 — $329,900

• Ground floor, ADA compliant

• MUL-A zoned

• Fully furnished turnkey

• Performance on upward trajectory

Now here's what you do with these deals:

We share the opportunities. You decide how to pursue them.

Work with your own buyer agent. Don’t settle for commission breath buyer agents, and fire them if you sense it. Go direct to the listing agent? It can work. Either way can work but know how to play it to your advantage.

But here are the 8 questions you should be asking—whether you're doing the diligence yourself. coaching your agent, or asking them to get you answers:

1. Revenue documented or projected? Tax returns and booking platform statements. Or pro forma fantasy. If they can't produce documentation in 24 hours, it's fiction.

2. Permit transfer or re-apply? In Nashville, you re-apply unless it's an LLC transfer. Get the exact zoning designation and permit status before you model anything.

3. Why are they selling? The listing story and the real story are usually different. Portfolio rebalancing. Underperformance. Life event. Regulatory pressure. The truth changes your negotiation leverage.

4. What's included? Turnkey means different things to different sellers. Get the full inventory list. Know if you're inheriting forward bookings or starting from zero. Know if there's a management contract you're stuck with.

5. Actual monthly operating costs? Not estimates. Actual. Utilities. HOA. Insurance. Cleaning. Maintenance. Property management. These kill more deals than purchase price.

6. Any HOA restrictions? Some HOAs allow STRs but cap rental days at 180. Some require 30-day minimums. Some are about to vote on bans. This kills your entire investment thesis if you miss it.

7. How many active STRs within a quarter mile? Saturation risk. If there are 47 identical units in the same complex, you have zero pricing power.

8. What's your best price for a clean cash close in 30 days? This cuts through the listing price theater. Shows you're serious. Shows you move fast. And reveals how motivated they actually are.

These 8 questions disqualify bad deals in 10 minutes. Often times you'll learn more in one phone call with the listing agent than 3 hours trying to connect with a local agent.

The truth. The best deals in today’s new (buyer agent) commission structure is to work direct with seller agents when you can.

Finally, your financing partner matters.

Most banks underwrite STRs like long-term rentals. They ignore your actual nightly revenue and apply debt ratios that kill deals.

Host Financial specializes in vacation rental financing. Purchases. Cash-out refis. Portfolio expansion. They understand STR income—seasonality, occupancy, nightly rates—and structure loans accordingly.

→ See how STR-specific financing works

Our goal is to surface deals that matter to you and help you read between the lines to make faster, smarter investment decisions.

Happy scouting!

Andy Thoms