Nashville Deal Finder

Find foreclosed, bank-owned homes in Nashville neighborhoods that are still affordable but starting to turn the corner — using only free public data, before the homes show up on Zillow.

Covers Davidson County, Tennessee. A full run takes about 20 seconds.

What it does

1. Scores every neighborhood (census tract)

Each of Davidson County's 171 census tracts gets a Turning-the-Corner score (0–100):

• Momentum (65%) — signs an area is improving:
  • Median sale price growth (last 12 months vs the 2 years before)
  • Residential building permits per 100 homes, and their growth
  • New short-term rental (Airbnb) permits per 100 homes
  • Falling property-neglect complaints (code violations)
  • Population growth 2010–2020
  • With a free Census API key: household income growth, rising share of college graduates and of 25–34-year-olds, rent growth
• Affordability (35%) — how far below the county's median sale price the tract still is.

A tract that is cheap and improving scores highest. Already-expensive areas have "turned" and score lower; cheap areas with no momentum also score lower.

2. Finds bank-owned homes

Lists homes whose current owner is a bank, mortgage servicer, or housing agency (Fannie Mae, Freddie Mac, VA, HUD) — i.e. completed foreclosures the lender still holds — and ranks them by:

• the tract's Turning-the-Corner score (70%), and
• how far below the county appraisal the lender took the property (30%).

People whose names only contain a lender word (e.g. "Banks"), $0 deed prices, and bulk takeovers of unfinished subdivisions from builders are filtered out by default.

Output

Output	What's in it
Dataset	One row per bank-owned home: address, owner, date the lender took it, price paid vs appraisal, land use, tract score and rank, deal score, links to Zillow and Google Maps
tract-scores.csv	Every tract ranked, with all underlying signals — open in Excel or Google Sheets
TRACT_SCORES	Same as JSON

Sample: bank-owned homes (October 2026 run)

Rank	Address	Owner	Lender took it	Lender paid	Appraised	Paid / appraisal	Tract (rank)	Deal score
1	1314 Quail Valley Rd, Nashville 37214	Newrez, LLC	2026-08-11	$126,000	$222,200	0.57	156.25 (#13)	57.9
2	4316 Summercrest Blvd #601, Antioch 37013	Fannie Mae	2026-09-17	$234,800	$300,400	0.78	156.30 (#21)	49.7
3	1461 Stoner Rdg, Hermitage 37076	Federal Savings Bank	2026-09-09	$378,225	$435,400	0.87	154.05 (#19)	47.6

Each row also has the land use, parcel ID, momentum and affordability scores, the tract's median sale price, and ready-made Zillow and Google Maps links.

Sample: tract-scores.csv (top 3 of 171)

Rank	Tract	Score	Median sale (24 mo)	Price change	Res. permits (12 mo)	Code violations change	Income growth	College-grad share change	Rent growth
1	108.01	74.9	$301,250	+0.8%	61	-40.9%	+31.3%	+9.8 pts	+29.3%
2	127.01	74.8	$305,900	-16.2%	151	-43.3%	+43.6%	+7.4 pts	+38.2%
3	104.03	71.2	$302,000	+12.2%	21	-20.7%	+22.0%	+9.6 pts	+15.5%

The CSV has 28 columns per tract, including short-term rental permits, vacancy, blight status and population change.

Input

Field	Default	Description
Acquired within (months)	12	How recently the lender took ownership
Max appraised value	none	Skip homes appraised above this
Min neighborhood score	0	Only homes in tracts scoring at least this
Only still-affordable tracts	off	Only tracts at or below the county median price
Include vacant land	off	Bank-owned lots (often construction loans, not foreclosures)
Include bulk builder takeovers	off	Lenders taking 5+ parcels the same day
Census API key	none	Free from api.census.gov/data/key_signup.html. Adds income, education, age and rent signals

Data sources (all free and public)

• Metro Nashville Open Data (ArcGIS): parcels (owner, sale date and price, appraisal), building permits, short-term rental permits, property standards violations, 2020 census tracts with housing and blight data, 2010–2020 population change
• US Census Bureau ACS 5-year estimates (optional, needs a free key)

Nashville's parcel and permit records still use 2010 census tract codes, so every record is placed into its 2020 tract by its map coordinates.

Limitations — read before you buy

• Bank-owned ≠ for sale. A lender may not have listed the home yet, may sell it at auction, or may already be under contract. Check Zillow, HUD Homes, HomePath or HomeSteps, or call the listing agent.
• Owner-name matching isn't perfect. A private LLC with "Bank" or "Loan" in its name can slip in. Check the owner on the Davidson County Assessor site.
• "Lender paid" is the recorded deed price — at a foreclosure that's usually the lender's credit bid, not market value.
• Scores are relative, ranking tracts against each other. They suggest where to look, not what to buy.
• Pre-foreclosures (Notices of Default) and upcoming trustee/tax sales are not included yet.
• The score deliberately uses economic signals only — no race or ethnicity data.

Run locally

$python -m src

Input: storage/key_value_stores/default/INPUT.json. Results: storage/datasets/default/ and storage/key_value_stores/default/tract-scores.csv.