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249 Mackenzie Way
D- Composite 39.86
Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

  • ARV discount +13.2/15.0
  • Cash flow +8.9/30.0
  • Condition / age +3.8/5.0
  • 1% rule +3.7/10.0
  • Livability +3.0/5.0
  • DSCR +2.5/10.0
  • Rent growth +2.5/5.0
  • Schools +2.4/10.0
  • Appreciation +0.0/10.0

$199,990

249 Mackenzie Way · Lewisburg, TN 37091
3 bd · 2.5 ba · 1,474 sqft · SingleFamily · 11 Days on market
Built 2025 Good condition 1-car garage $136/sqft · 13% below area Est $229k · 13% under $153/mo HOA · 9% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

From the open floorplan to its smart home features, this gorgeous end townhome s maintenance free in beautifully landscaped community! Designed with modern living in mind, every inch of this home is built for both entertaining and everyday ease. The popular Medford floor plan has 3 beds, 2.5 baths and 1,474 sq ft. All bedrooms are upstairs making the downstairs feel spacious! The home comes with ALL Stainless-Steel appliances included, smart home features, quartz countertops and much more! Visit us today to walk this floorplan in person and explore with bucolic Lewisburg has to offer. Photos are of Medford model home; floor plan is the same. Near quaint downtown and all the restaurants and shopping! 35 minutes to Cool Springs! Taxes are estimated. Builder contract. Call and don't miss out on this great value! Onsite Agent is Jeffrey James.

Key facts

  • Quartz countertops
  • Open floorplan
  • Maintenance free

Tags

OPEN FLOORPLANSMART HOME FEATURESMAINTENANCE FREEALL STAINLESS-STEEL APPLIANCESQUARTZ COUNTERTOPS

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 3-bed/2.5-bath single-family listed at $200k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
  • To cash-flow at today's rent, offer at most $177k (11.7% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (13.1% below list).
  • Recommended offer: $174k (13.1% below list) — sets the bar for 1% rule.
  • Cap rate 5.3% vs local median 3.7% in Lewisburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

  • Location reads 59/100 on livability (#284 in TN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
  • Marshall County (rural): math 31% / reading 29% proficiency, ranked #58 of 139 in TN (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
  • Zoned schools: Oak Grove Elementary (471 students, 0% FRL); Westhills Elementary (math 29% / reading 23%, grade F, #144 of 333 statewide, top 44%, 603 students, 0% FRL); Marshall Co High School (math 17% / reading 35%, grade F, #117 of 332 statewide, top 37%, 815 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
  • Market conditions: 350 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 71d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 400 units permitted in Marshall County in 2024 (75 in 5+ unit buildings).
  • This rent runs 34% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
  • Marshall County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

  • Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
  • 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
Recommended offer $173,863 (13.1% below list)

Questions for the listing agent

  1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
  2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
  5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
  6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
  7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
  8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
  9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

1% rule
0.87% ✗
Cap rate
5.32%
Cash-on-cash
-3.46%
DSCR
0.85
GRM
9.6

CMA / ARV

ARV (median comp)
$229,103
List price
$199,990
Delta
-12.71%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
249 Mackenzie Way 0.00mi 3/2.5 1,474 (0%) 1mo $204,990 $139 99
134 Mattie Ct 0.08mi 3/2.5 1,474 (0%) 0mo $191,510 $130 96
149 Mackenzie Way 0.04mi 3/2.5 1,474 (0%) 6mo $199,990 $136 93
325 Weston Dr 0.06mi 3/2.5 1,474 (0%) 19mo $234,990 $159 81
198 Southview Dr 0.38mi 3/2.0 1,500 (+2%) 4mo $309,900 $207 74
943 Wedgewood Dr 0.25mi 3/2.0 1,384 (-6%) 6mo $295,000 $213 70
172 Southview Dr 0.34mi 3/2.0 1,509 (+2%) 10mo $317,700 $211 70
118 Southview Dr 0.20mi 3/2.0 1,256 (-15%) 2mo $259,900 $207 62
185 Southview Dr 0.38mi 3/2.0 1,346 (-9%) 7mo $301,000 $224 60
1211 Maelee Ann Dr 0.29mi 4/2.5 (+1) 1,649 (+12%) 4mo $316,000 $192 58
115 Cecil St 0.54mi 3/2.0 1,500 (+2%) 18mo $299,999 $200 55
811 Meadow St 0.60mi 3/2.0 1,599 (+8%) 21mo $327,000 $205 39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold
IRR
-22.0%
Equity multiple
0.24×
Total profit
$-42,577
Equity at exit
$29,819
10-year hold
IRR
-15.8%
Equity multiple
0.11×
Total profit
$-49,837
Equity at exit
$17,291

Cash invested: $55,997 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

Overall (STATE)
87 Strongly Landlord-Friendly
State Tennessee
87 Strongly Landlord-Friendly · R+13
County
— inherits STATE
City
— inherits STATE
14-day notice (URLTA); generally landlord-favorable; Nashville court paced moderate.
Methodology + full state rankings →
Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
5 active · 7 under contract
Months of supply
5.0 mo (20%/mo absorbed)
Median asking
$283,743 ($232/sqft)
Median days on market
122 d
This list price
lowest-priced of the active set
ARV vs active asking
-33.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 37091

Home prices YoY
-14.6%
Active inventory
350
Price-to-rent
9.6×

Monthly cashflow live

Estimated rent
$1,739 high interval (Pro) →
Mortgage (P&I)
−$1,049
Tax est. 1.5%
−$250 /mo · $3,000/yr
Insurance
−$83
HOA
−$153
Vacancy / Maint / Mgmt
−$365
Net cashflow
$-162

Break-even live

Break-even rent $1,943
Max offer price $176,611
Occupancy floor —

Sensitivity live

Price -10% $-23 -5% $-92 +0% $-162 +5% $-231 +10% $-300
Rent -10% $-299 -5% $-230 +0% $-162 +5% $-93 +10% $-24
Rate -1.0pp $-61 -0.5pp $-111 base $-162 +0.5pp $-213 +1.0pp $-266

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

Down payment
$49,998
Closing costs
$6,000
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 6 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
243 Mackenzie Way Lewisburg, TN 3.0 2.5 1474 $1,800 $1.22 18d 1 0.04mi
241 Mackenzie Way Lewisburg, TN 3.0 2.5 1474 $1,800 $1.22 18d 1 0.04mi
239 Mackenzie Way Unit 87 Lewisburg, TN 3.0 2.5 1474 $1,850 $1.26 30d 1 0.05mi
174 Mackenzie Way Lewisburg, TN 3.0 2.5 1474 $1,600 $1.09 70d 1 0.13mi
174 Mackenzie Way Lewisburg, TN 3.0 2.5 1474 $1,600 $1.09 72d 1 0.13mi
968 Foxboro Dr Lewisburg, TN 3.0 2.0 1472 $1,600 $1.09 93d 1 1.06mi

Property features AI

Finance

Other
Level lot/topography
HOA & community
HOA with monthly fee (includes maintenance of structure and grounds, insurance)Association amenities: sidewalks, underground utilitiesPets allowed

Exterior

Parking
Attached 1-car garage with garage door openerDriveway and parking lot access1 covered parking space, 1 total parking space
Security
Smoke detector(s)Smart camera(s)Smart lock(s)
Utilities
Public waterPublic sewerElectricity availableWater available
Home design
Residential detached horizontal property regime (end unit)New constructionTwo levelsSlab foundationShingle roof
Construction
Vinyl sidingBuilt new (year listed as new)
Exterior features
PatioPrivacy fenceSmart camera(s) with recordingSmart irrigationSmart lock(s)

Interior

Kitchen
PantryDishwasherDisposalMicrowaveElectric range
Bedrooms
3 bedrooms (one with full bath)Bedroom sizes approx. 11x13, 9x9, 11x9
Flooring
CarpetLaminateVinyl
Bathrooms
2 full bathrooms1 half bathroomMaster bath with double vanity
Heating & cooling
Central electric heatingCentral electric air conditioning
Interior features
Air filterExtra closetsSmart lightingSmart thermostatSmoke detector(s)Air purifier
Laundry & utility
Washer hookupElectric dryer hookup

Listing history 27 events

  1. 2026-07-03
    days on market $199,990 Active 11 DOM
  2. 2026-07-02
    days on market $199,990 Active 10 DOM
  3. 2026-07-01
    days on market $199,990 Active 9 DOM
  4. 2026-06-30
    days on market $199,990 Active 8 DOM
  5. 2026-06-29
    days on market $199,990 Active 7 DOM
  6. 2026-06-28
    days on market $199,990 Active 6 DOM
  7. 2026-06-27
    days on market $199,990 Active 5 DOM
  8. 2026-06-27
    days on market $199,990 Active 4 DOM
  9. 2026-06-25
    days on market $199,990 Active 2 DOM
  10. 2026-06-22
    days on marketlisting id $199,990 Active 1 DOM
  11. 2026-06-21
    pricedays on marketlisting id $199,990 Active 87 DOM
  12. 2026-06-18
    days on market $189,990 Active 19 DOM
  13. 2026-06-17
    days on market $189,990 Active 18 DOM
  14. 2026-06-16
    days on market $189,990 Active 17 DOM
  15. 2026-06-15
    days on market $189,990 Active 16 DOM
  16. 2026-06-13
    days on market $189,990 Active 14 DOM
  17. 2026-06-09
    days on market $189,990 Active 10 DOM
  18. 2026-06-08
    days on market $189,990 Active 9 DOM
  19. 2026-06-07
    pricedays on market $189,990 Active 8 DOM
  20. 2026-06-03
    days on market $199,990 Active 4 DOM
  21. 2026-06-02
    days on market $199,990 Active 3 DOM
  22. 2026-06-01
    days on market $199,990 Active 2 DOM
  23. 2026-05-31
    days on marketlisting id $199,990 Active 1 DOM
  24. 2026-05-16
    price $199,990 1198-char remark
  25. 2026-04-24
    price $209,990 1198-char remark
  26. 2026-03-27
    price $212,990 1198-char remark
  27. 2026-03-26
    listed $243,990 Active 1198-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$20,864
− Mortgage interest
−$11,203
− Property taxes
−$3,000
− Insurance
−$1,000
− Repairs & maintenance
−$1,669
− Management
−$1,669
− HOA
−$1,836
− Depreciation
−$5,818
Taxable loss
−$5,331
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$1,279
After-tax cash flow
$-659/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab Est. rehab $7,370–$22,110 screening

This Medford model home is in excellent condition with modern features and a well-maintained exterior, making it a strong candidate for both resale and rental.

Value-add opportunities

  • Both Smart home features — Enhances both resale and rental appeal ↑
  • Both Landscaping improvements — Enhances curb appeal and property value ↑
  • Both Painting interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Oak Grove Elementary Middle Lewisburg Middle School F TN #176/333 Nat'l #11,208/14,009 High Marshall Co High School F TN #117/332 Nat'l #12,251/17,239

Schools (NCES district)

District
Marshall County
NCES district ID
4702670
Math proficiency
31% ▼ -9.00%
Reading proficiency
29% ▼ -5.00%
Median HH income
$43,058
Composite
25.56/100
National rank
#7426
State rank
#58 of 139 in TN
D Composite livability gradescore 59/100

Livability — Lewisburg

Score
59/100
State rank
#284
US rank
#20031

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place
Lewisburg, TN
County
Marshall · 33,222 people
Population (ZIP)
23,991
Household income
$61,887
Rent vs Own
26.5% rent · 73.5% own
Severe rent burden
4% of renters

Population outlook (Marshall County) Hauer SSP2

Today (2025)
33,222 people
By 2030
33,867 · +1.9%
By 2040
34,743 · +4.6%
By 2050
34,954 · +5.2%
By 2075
34,652 · +4.3%
By 2100
31,862 · -4.1%

Race, ethnicity, and origin ACS 2023

Neighborhood character
Predominantly White (82%)
Race & ethnicity
White 82% Hispanic / Latino 8% Black 5% Two or more races 4%
Hispanic origin (detail)
Mexican 7%
Common ancestry
Serbian 4% Slovak 2% Romanian 1%
Foreign-born
3% · Canada, Jamaica, Vietnam
Languages at home
92% English-only · Spanish 7%

Political lean MEDSL · Marshall

2024 margin
Solid R (+56.6) · D 21.2% · R 77.8%
2008→2024 swing
-17.0pp toward R · 2008: -39.6pp · 2024: -56.6pp
All cycles
2024: R+56.6 2020: R+50.0 2016: R+46.6 2012: R+28.9 2008: R+39.6

Not yet ingested

Civics
—

Price history

+2.5% since first listed
5 events — show timeline
  • 2026-07-03 Sold (MLS) $204,990 REALTRACS as Distributed by MLS Grid
  • 2026-06-22 Listed $199,990 REALTRACS as Distributed by MLS Grid
  • 2026-06-20 Listing Removed — REALTRACS as Distributed by MLS Grid
  • 2026-06-05 Price Changed $189,990 REALTRACS as Distributed by MLS Grid
  • 2026-05-30 Listed $199,990 REALTRACS as Distributed by MLS Grid

Property tax history

+7.7%/yr

Latest (2025): $167 · +7.7% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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