The opportunity
Of 16 vacant 2+ acre parcels, only five are privately owned and genuinely developable. The rest are Metro Government land or condominium common-area remnants. Three owners control the five private tracts — and one of them, UPSIDE LLC, is quietly assembling a 31-acre East Nashville land bank.
All 16 parcels — largest first
| Acres | Address | Zoning | Land use | Appraised | Owner | Type |
|---|---|---|---|---|---|---|
| 9.62 | 851 BETH DR | R10 | Vacant Residential Land | $1,010,100 | Metro Gov'T M Misc | Metro Gov’t |
| 5.70 | 1033 W GREENWOOD AVE | RS5 | Vacant Residential Land | $1,115,800 | Metro Gov'T S Hattie Cotton | Metro Gov’t |
| 5.10 | 2822 EASTLAND AVE | SP | Vacant Residential Land | $147,000 | Aerial Capital Holdings, Llc Amended | Private |
| 5.01 | 0 DAVIDSON ST | SP | Vacant Residential Land | $3,712,500 | Upside, Llc | Private |
| 4.63 | 1409 DAVIDSON ST | SP | Vacant Residential Land | $1,316,300 | Upside Llc | Private |
| 4.44 | 0 RIVERSIDE DR | R6 | Vacant Residential Land | $439,600 | Rsdg Llc | Private |
| 4.21 | 0 EASTLAND AVE | SP | Vacant Commercial Land | $3,094,900 | Upside Llc | Private |
| 3.76 | 2629 AIRPARK DR | IR | Vacant Commercial Land | $141,000 | Metro Gov'T | Metro Gov’t |
| 3.68 | 2500 B COLBERT DR | SP | Vacant Residential Land | $75,000 | O.I.C. Joule | Condo common-area |
| 3.32 | 2208 C EASTLAND AVE | SP | Vacant Residential Land | $176,000 | O.I.C. Shelby Green | Condo common-area |
| 3.27 | 2115 YEAMAN PL | MUG-A | Vacant Residential Land | $1,300 | O.I.C 5Th & Main Condominiums | Condo common-area |
| 2.80 | 2635 TIFFANY DR | SP | Vacant Residential Land | $147,000 | O.I.C. East Greenway Park Amended | Condo common-area |
| 2.55 | 200 PORTER VILLAGE CIR | SP,SP | Vacant Residential Land | $116,000 | O.I.C. Porter Village Amended | Condo common-area |
| 2.40 | 323 C MCKENNELL DR | R10 | Vacant Residential Land | $200 | O.I.C. 323 Mckennell Drive Residences | Condo common-area |
| 2.29 | 1810 WOODLAND ST | R6 | Vacant Residential Land | $906,500 | Metro Gov'T P Park Board | Metro Gov’t |
| 2.18 | 1700 B GREENWOOD AVE | SP | Vacant Commercial Land | $57,000 | O.I.C. Eastwood Village Condominium | Condo common-area |
Addresses link to Google Maps. Green rows are the privately-owned, developable tracts. SP = Specific Plan zoning R6/R10 = residential
Owner research independently fact-checked
UPSIDE LLC
- TN entity
- Control #000555285 · Active (annual report filed Feb 2026)
- Registered agent
- Robert J. Notestine III, Esq. — a real-estate/zoning attorney acting as nominee, not the owner
- Owner contact
- PO Box 160730, Nashville TN 37216
- Beneficial owner
- Not public — shielded behind the nominee agent and a PO box
- Land status
- SP zoning signals an approved/pending master development. Not the CA South riverfront project (a separate assemblage).
Read: Pre-development land bank — the dominant private holder in the corridor. To reach the owner: pull the TN SoS certified filing for #000555285, run a Register of Deeds grantee search, or write the PO box.
RSDG LLC
- The play
- Bought for $877,689 (Aug 2022, 2× appraisal) → rezoned R10→R6 (bill BL2023-1982, passed Jul 2023) → pulled no permits → listed at $1.5M (Nov 2025).
- Listing
- MLS 3049514 via Zeitlin Sotheby’s — “build 10 single-family homes along Shelby Golf Course.”
- Engineer
- Civil Site Design Group (CSDG)
- Owner
- Anonymous — mail goes to a PO box at the East Nashville post office
Read: A speculative entitlement flip, already entitled and on the market — the easiest of the three to act on. Call the listing brokerage rather than chase the LLC.
Aerial Capital Holdings LLC
- What it is
- Very likely the protected green-space / common-open-space remainder of East Greenway Park (Aerial Development Group / Britnie Turner’s 62-cottage community, rezoned 2013SP-049).
- The tell
- ~$29k/acre — far below buildable East Nashville land — flags it as restricted open space.
- Caveat
- The Aerial link is inferred from name, address & project, not yet confirmed against the deed.
Read: Most likely a false positive — common-area remnant, not a development site. Confirm against the recorded plat before spending time on it.
Bottom line
- UPSIDE LLC is the real prize — the only large, clean development assemblage — but the owner is deliberately hidden and needs deed/SoS records to unmask.
- RSDG is the easy win — 4.44 entitled acres openly listed at $1.5M, approved for 10 homes.
- Aerial is a false positive — an open-space remnant; the rock-bottom appraisal gave it away.
- One firm keeps appearing: Civil Site Design Group is the civil engineer behind both RSDG’s and Aerial’s rezonings — the people who know who’s actually developing East Nashville.