517 2nd Ave N · Lewisburg, TN 37091

$415,000

3 bd · 3.0 ba · 2,544 sqft · SingleFamily public records · 157 Days on market

Built 1930 10,454 sqft lot $163/sqft · 51% above area

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Why this score? — see what drove the C+ 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).

• Cash flow +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is gorgeous, complete with a fantastic house wide renovation that includes a modern kitchen with granite countertops, enhanced with a breakfast bar. The renovation also shows off a custom wood staircase paired with hardwood and tile floors. 18x15 Primary Suite features Double Trey ceiling,14x9 custom made closet...Primary Bath offers Granite, tile shower & stand alone Tub. Natural Lighting thru out home, Laundry room with storage cabinets, Lots of floored Attic Space. Privacy Fence surrounding the nice size level back yard including 14x14 Back Deck...Perfect location, close to shopping, doctors offices, Easy walk to the beautiful Lewisburg square...

Key facts

• Custom made closet
• Modern kitchen
• Granite countertops

Tags

• MODERN KITCHEN
• GRANITE COUNTERTOPS
• BREAKFAST BAR
• CUSTOM WOOD STAIRCASE
• HARDWOOD AND TILE FLOORS
• CUSTOM MADE CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $415k).
• Recommended offer: $365k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.8% 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: 269 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 400 units permitted in Marshall County in 2024 (75 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $116k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($365k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $365,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.20% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.04%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (median comp): $274,748
• List price: $415,000
• Delta: 51.05%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
633 Limestone Ave	0.28mi	3/1.0	2,382 (-6%)	14mo	$115,000	$48	57
518 Maple St	0.53mi	3/2.5	2,267 (-11%)	6mo	$215,000	$95	50

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $19,262
• Equity at exit: $61,878

10-year hold

• IRR: 13.8%
• Equity multiple: 2.10×
• Total profit: $127,904
• Equity at exit: $35,882

Cash invested: $116,200 (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 →

ZIP-level market 37091

• Home prices YoY: -14.6%
• Active inventory: 269
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $5,000 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$241 /mo · $2,892/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $1,360

Break-even live

Break-even rent $3,279

Max offer price $415,000

Occupancy floor 68%

Sensitivity live

Price	-10% $1,595	-5% $1,477	+0% $1,360	+5% $1,242	+10% $1,125
Rent	-10% $965	-5% $1,162	+0% $1,360	+5% $1,557	+10% $1,755
Rate	-1.0pp $1,569	-0.5pp $1,465	base $1,360	+0.5pp $1,252	+1.0pp $1,143

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
335 E Hill Ave Lewisburg, TN	3.0	2.0	1800	$5,000	$2.78	45d	1	0.27mi

Listing history 9 events

1. 2026-03-20
   price $415,000 673-char remark

   Show marketing remark (673 chars)

   This home is gorgeous, complete with a fantastic house wide renovation that includes a modern kitchen with granite countertops, enhanced with a breakfast bar. The renovation also shows off a custom wood staircase paired with hardwood and tile floors. 18x15 Primary Suite features Double Trey ceiling,14x9 custom made closet...Primary Bath offers Granite, tile shower & stand alone Tub. Natural Lighting thru out home, Laundry room with storage cabinets, Lots of floored Attic Space. Privacy Fence surrounding the nice size level back yard including 14x14 Back Deck...Perfect location, close to shopping, doctors offices, Easy walk to the beautiful Lewisburg square...

2. 2025-12-20
   listed $419,900 Active 673-char remark

   Show marketing remark (673 chars)

   This home is gorgeous, complete with a fantastic house wide renovation that includes a modern kitchen with granite countertops, enhanced with a breakfast bar. The renovation also shows off a custom wood staircase paired with hardwood and tile floors. 18x15 Primary Suite features Double Trey ceiling,14x9 custom made closet...Primary Bath offers Granite, tile shower & stand alone Tub. Natural Lighting thru out home, Laundry room with storage cabinets, Lots of floored Attic Space. Privacy Fence surrounding the nice size level back yard including 14x14 Back Deck...Perfect location, close to shopping, doctors offices, Easy walk to the beautiful Lewisburg square...

3. 2023-07-06
   soldstatus $375,000
4. 2023-06-30
   status Pending 806-char remark

   Show marketing remark (806 chars)

   This Stunning 3 BR, 2.5 BA Home has been Renovated to Perfection; The Tastefully Appointed Kitchen has Gorgeous Granite Countertops, a Pantry Closet & Breakfast Bar; This Open Floor Plan features Hardwood & Tile Floors Throughout; Sun-Filled 2 Story Entry Foyer Showcases the Custom Wood Staircase; Downstairs Master Suite features Double Trey Ceiling; a Custom14x9 Walk-in Closet; Luxurious Master BA has Granite, a Tile Shower & Stand Alone Tub; High-End Lighting will also Capture your attention throughout; Both Secondary BR's are 15x13 & have Walk-in Closets; Nice Size Laundry Room w/ Storage Cabinets; Tons of Floored Attic Space; Large Level Backyard w/ Privacy Fence; 14x14 Back Deck; Walking Distance to Downtown Square; 5 min to Hospital, 10 min to I-65; 30 min to Spring Hill.

5. 2023-06-30
   listed $399,900 Active 806-char remark

   Show marketing remark (806 chars)

   This Stunning 3 BR, 2.5 BA Home has been Renovated to Perfection; The Tastefully Appointed Kitchen has Gorgeous Granite Countertops, a Pantry Closet & Breakfast Bar; This Open Floor Plan features Hardwood & Tile Floors Throughout; Sun-Filled 2 Story Entry Foyer Showcases the Custom Wood Staircase; Downstairs Master Suite features Double Trey Ceiling; a Custom14x9 Walk-in Closet; Luxurious Master BA has Granite, a Tile Shower & Stand Alone Tub; High-End Lighting will also Capture your attention throughout; Both Secondary BR's are 15x13 & have Walk-in Closets; Nice Size Laundry Room w/ Storage Cabinets; Tons of Floored Attic Space; Large Level Backyard w/ Privacy Fence; 14x14 Back Deck; Walking Distance to Downtown Square; 5 min to Hospital, 10 min to I-65; 30 min to Spring Hill.

6. 2023-06-30
   soldstatus $375,000 Closed 806-char remark

   Show marketing remark (806 chars)

   This Stunning 3 BR, 2.5 BA Home has been Renovated to Perfection; The Tastefully Appointed Kitchen has Gorgeous Granite Countertops, a Pantry Closet & Breakfast Bar; This Open Floor Plan features Hardwood & Tile Floors Throughout; Sun-Filled 2 Story Entry Foyer Showcases the Custom Wood Staircase; Downstairs Master Suite features Double Trey Ceiling; a Custom14x9 Walk-in Closet; Luxurious Master BA has Granite, a Tile Shower & Stand Alone Tub; High-End Lighting will also Capture your attention throughout; Both Secondary BR's are 15x13 & have Walk-in Closets; Nice Size Laundry Room w/ Storage Cabinets; Tons of Floored Attic Space; Large Level Backyard w/ Privacy Fence; 14x14 Back Deck; Walking Distance to Downtown Square; 5 min to Hospital, 10 min to I-65; 30 min to Spring Hill.

7. 2023-06-28
   soldstatus $375,000 Closed 806-char remark

   Show marketing remark (806 chars)

   This Stunning 3 BR, 2.5 BA Home has been Renovated to Perfection; The Tastefully Appointed Kitchen has Gorgeous Granite Countertops, a Pantry Closet & Breakfast Bar; This Open Floor Plan features Hardwood & Tile Floors Throughout; Sun-Filled 2 Story Entry Foyer Showcases the Custom Wood Staircase; Downstairs Master Suite features Double Trey Ceiling; a Custom14x9 Walk-in Closet; Luxurious Master BA has Granite, a Tile Shower & Stand Alone Tub; High-End Lighting will also Capture your attention throughout; Both Secondary BR's are 15x13 & have Walk-in Closets; Nice Size Laundry Room w/ Storage Cabinets; Tons of Floored Attic Space; Large Level Backyard w/ Privacy Fence; 14x14 Back Deck; Walking Distance to Downtown Square; 5 min to Hospital, 10 min to I-65; 30 min to Spring Hill.

8. 2023-05-28
   historical Active Under Contract 806-char remark

   Show marketing remark (806 chars)

   This Stunning 3 BR, 2.5 BA Home has been Renovated to Perfection; The Tastefully Appointed Kitchen has Gorgeous Granite Countertops, a Pantry Closet & Breakfast Bar; This Open Floor Plan features Hardwood & Tile Floors Throughout; Sun-Filled 2 Story Entry Foyer Showcases the Custom Wood Staircase; Downstairs Master Suite features Double Trey Ceiling; a Custom14x9 Walk-in Closet; Luxurious Master BA has Granite, a Tile Shower & Stand Alone Tub; High-End Lighting will also Capture your attention throughout; Both Secondary BR's are 15x13 & have Walk-in Closets; Nice Size Laundry Room w/ Storage Cabinets; Tons of Floored Attic Space; Large Level Backyard w/ Privacy Fence; 14x14 Back Deck; Walking Distance to Downtown Square; 5 min to Hospital, 10 min to I-65; 30 min to Spring Hill.

9. 2023-04-23
   listed $399,900 Active 806-char remark

   Show marketing remark (806 chars)

   This Stunning 3 BR, 2.5 BA Home has been Renovated to Perfection; The Tastefully Appointed Kitchen has Gorgeous Granite Countertops, a Pantry Closet & Breakfast Bar; This Open Floor Plan features Hardwood & Tile Floors Throughout; Sun-Filled 2 Story Entry Foyer Showcases the Custom Wood Staircase; Downstairs Master Suite features Double Trey Ceiling; a Custom14x9 Walk-in Closet; Luxurious Master BA has Granite, a Tile Shower & Stand Alone Tub; High-End Lighting will also Capture your attention throughout; Both Secondary BR's are 15x13 & have Walk-in Closets; Nice Size Laundry Room w/ Storage Cabinets; Tons of Floored Attic Space; Large Level Backyard w/ Privacy Fence; 14x14 Back Deck; Walking Distance to Downtown Square; 5 min to Hospital, 10 min to I-65; 30 min to Spring Hill.

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

Tax reassessment forecast TN · Resets to sale price

• Current annual tax: $2,892 · $241/mo
• Projected year-2 tax: $2,946 · $246/mo
• Expected delta: +$54/yr (+$5/mo · 1.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,000
• − Mortgage interest: −$23,246
• − Property taxes: −$2,892
• − Insurance: −$2,075
• − Repairs & maintenance: −$4,800
• − Management: −$4,800
• − Depreciation: −$12,073
• Taxable income: $10,114
• Est. tax owed @ 24.0%: −$2,427
• After-tax cash flow: $13,890/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.

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

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
• Population (ZIP): 23,991

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: —

Market trends

• HPI YoY: ▼ -59.86%
• Current HPI: 350.5306
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.78%
• F500 in state: 22

Industry mix (Fortune 500 HQ in TN)

Industry	F500 HQs	Revenue
▸Healthcare	3	$91B
▸Retail	3	$72B
▸Transportation / Logistics	1	$88B
▸Paper / Packaging	1	$19B
▸Insurance	1	$13B
▸Energy	1	$12B

Price history

+3.8% since first listed

9 events — show timeline

• 2026-03-20 Price Changed $415,000 REALTRACS as Distributed by MLS Grid
• 2025-12-20 Listed $419,900 REALTRACS as Distributed by MLS Grid
• 2023-07-06 Sold (Public Records) $375,000 Public Records
• 2023-06-30 Pending — REALTRACS as Distributed by MLS Grid
• 2023-06-30 Listed $399,900 REALTRACS as Distributed by MLS Grid
• 2023-06-30 Sold (MLS) $375,000 REALTRACS as Distributed by MLS Grid
• 2023-06-28 Sold (MLS) $375,000 REALTRACS as Distributed by MLS Grid
• 2023-05-28 Contingent — REALTRACS as Distributed by MLS Grid
• 2023-04-23 Listed $399,900 REALTRACS as Distributed by MLS Grid

Property tax history

+7.9%/yr

Latest (2025): $2,892 · +7.9% YoY. Source: county tax records.