1448 Lexington Way · Lewisburg, TN 37091

$229,990

3 bd · 2.5 ba · 1,418 sqft · SingleFamily · 39 Days on market

Built 2026 Good condition 1-car garage $162/sqft · 21% below area Est $292k · 21% under $150/mo HOA · 8% of rent

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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 +15.0/15.0
• Cash flow +8.0/30.0
• Condition / age +4.0/5.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Pearson is one of our newest townhomes at Saddle Trace in Lewisburg, Tennessee. This modern, open-concept floorplan features 3 bedrooms, 2.5 bathrooms, and a 1-car garage within 1,418 sq. ft. Enjoy low-maintenance townhome living paired with elegant design found only in the Pearson. Upon entering, a foyer and powder room welcome you before opening into the spacious kitchen and living area. The kitchen offers quartz countertop seating and plenty of room for a dining table. Upstairs, the primary bedroom boasts a walk-in closet and an ensuite bathroom with a double-bowl vanity. Two additional bedrooms provide ideal space for children, nurseries, or offices, each with ample closet space. The hallway includes a full bathroom and a convenient upstairs laundry room. Like all Nashville D.R. Horton homes, the Pearson comes equipped with the Home is Connected smart home technology package, allowing you to control your home remotely via your smart device. Contact Jeffrey James 661-477-1819 today to learn more about the Pearson at Saddle Trace in Lewisburg, TN.

Key facts

• Double-bowl vanity
• Walk-in closet
• Ensuite bathroom

Tags

• OPEN-CONCEPT FLOORPLAN
• QUARTZ COUNTERTOP SEATING
• WALK-IN CLOSET
• ENSUITE BATHROOM
• DOUBLE-BOWL VANITY
• UPSTAIRS LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (17.2% below list).
• Recommended offer: $190k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.9% in Lewisburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 445 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 128d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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 37% 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 39 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 3 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 $190,414 (17.2% 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. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.81
• GRM: 10.1

CMA / ARV

• ARV (median comp): $292,265
• List price: $229,990
• Delta: -21.31%
• 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
1447 Lexington Way	0.02mi	3/2.5	1,418 (0%)	2mo	$245,600	$173	97
1456 Lexington Way	0.02mi	3/2.5	1,418 (0%)	4mo	$239,990	$169	96
1310 Preakness Ln	0.07mi	4/2.0 (+1)	1,502 (+6%)	0mo	$299,990	$200	80
1325 Preakness Ln	0.13mi	4/2.0 (+1)	1,502 (+6%)	2mo	$279,990	$186	76
1324 Preakness Ln	0.14mi	3/2.0	1,279 (-10%)	2mo	$298,000	$233	74
1326 Preakness Ln	0.15mi	4/2.0 (+1)	1,502 (+6%)	5mo	$303,940	$202	72
1403 Saddle Trace Dr	0.17mi	3/2.0	1,279 (-10%)	2mo	$299,990	$235	72
1425 Saddle Trace Dr	0.17mi	4/2.0 (+1)	1,502 (+6%)	5mo	$282,990	$188	71
1423 Saddle Trace Dr	0.17mi	3/2.0	1,279 (-10%)	5mo	$283,590	$222	70
1400 Saddle Trace Dr	0.20mi	4/2.0 (+1)	1,502 (+6%)	5mo	$284,990	$190	70
978 Sumerset Cir	0.51mi	3/2.0	1,222 (-14%)	4mo	$275,000	$225	48
992 Sumerset Cir	0.62mi	3/2.0	1,232 (-13%)	5mo	$285,000	$231	43

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: -23.6%
• Equity multiple: 0.19×
• Total profit: $-52,123
• Equity at exit: $34,292

10-year hold

• IRR: -18.4%
• Equity multiple: 0.00×
• Total profit: $-64,181
• Equity at exit: $19,885

Cash invested: $64,397 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 25 under contract
• Months of supply: 6.3 mo (16%/mo absorbed)
• Median asking: $292,990 ($200/sqft)
• Median days on market: 55 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +3.2% 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: 445
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,904 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$150
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-235

Break-even live

Break-even rent $2,202

Max offer price $195,965

Occupancy floor —

Sensitivity live

Price	-10% $-76	-5% $-156	+0% $-235	+5% $-315	+10% $-394
Rent	-10% $-386	-5% $-310	+0% $-235	+5% $-160	+10% $-85
Rate	-1.0pp $-119	-0.5pp $-177	base $-235	+0.5pp $-295	+1.0pp $-355

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: $57,498
• Closing costs: $6,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1335 Churchill Ln Lewisburg, TN	3.0	2.5	1418	$2,000	$1.41	184d	1	0.06mi
1335 Churchill Ln Lewisburg, TN	3.0	2.5	1418	$900	$0.63	10d	1	0.06mi
1335 Churchill Ln Lewisburg, TN	3.0	2.5	1418	$1,900	$1.34	145d	1	0.06mi
1335 Churchill Ln Lewisburg, TN	3.0	2.5	1418	$1,800	$1.27	128d	1	0.06mi
1335 Churchill Ln Lewisburg, TN	3.0	2.5	1418	$900	$0.63	5d	1	0.06mi
1406 Saddle Trace Dr Lewisburg, TN	4.0	2.5	1600	$2,200	$1.38	184d	1	0.20mi
1405 Prescott Ln Lewisburg, TN	3.0	2.0	1279	$1,799	$1.41	164d	1	0.23mi
944 Sumerset Cir Lewisburg, TN	3.0	2.0	1025	$1,450	$1.41	184d	1	0.64mi
1101 Acorn Dr Lewisburg, TN	4.0	2.0	1580	$1,898	$1.20	103d	1	0.71mi
655 Glenn Ave Lewisburg, TN	3.0	1.5	984	$2,000	$2.03	6d	1	0.99mi
314 Preston Ave Unit 333 Lewisburg, TN	3.0	1.0	900	$1,200	$1.33	112d	1	1.45mi

Property features AI

Finance

• Other: Green/energy-efficient features: insulation, water heater, windows, programmable thermostat
• HOA & community: HOA with monthly fee of $150One-time association fee of $250HOA covers structure maintenance, grounds maintenance, insurance, and recreation facilitiesCommunity amenities include pool, playground, sidewalks, underground utilities, and trails

Exterior

• Parking: Attached 1-car garage with garage door openerDrivewayGarage faces front
• Security: Smart locksSmart cameras/recordingCarbon monoxide detector(s)Smoke detector(s)
• Utilities: Public waterPublic sewerWater available
• Home design: Residential detached property (horizontal property regime)Attached propertyOne-storyNew constructionProfessionally measured living area (~1,418)
• Construction: Vinyl siding exteriorSlab foundationNewly built
• Exterior features: PatioSmart cameras/recordingSmart lightsSmart locksEnd unitPets allowed

Interior

• Kitchen: PantryDishwasherDisposalMicrowaveElectric range
• Bedrooms: 3 bedrooms (Bedroom 1: 11 x 16 with walk-in closet; Bedroom 2: 9 x 11; Bedroom 3: 9 x 11)
• Flooring: CarpetLaminateVinyl
• Bathrooms: 2 full bathrooms1 half bathroomMaster bathroom with double vanity
• Heating & cooling: Central heatingHeat pumpCentral air conditioning
• Interior features: Extra closetsSmart cameras/recordingSmart lightsSmart thermostatWalk-in closetsCarbon monoxide detector(s)Smoke detector(s)
• Laundry & utility: Washer hookupElectric dryer hookup

Listing history 32 events

1. 2026-07-10
   days on market $229,990 Active 39 DOM
2. 2026-07-09
   days on market $229,990 Active 38 DOM
3. 2026-07-07
   days on market $229,990 Active 36 DOM
4. 2026-07-06
   days on market $229,990 Active 35 DOM
5. 2026-07-05
   days on market $229,990 Active 34 DOM
6. 2026-07-03
   days on market $229,990 Active 32 DOM
7. 2026-07-02
   days on market $229,990 Active 31 DOM
8. 2026-07-01
   days on market $229,990 Active 30 DOM
9. 2026-06-30
   days on market $229,990 Active 29 DOM
10. 2026-06-29
    days on market $229,990 Active 28 DOM
11. 2026-06-28
    days on market $229,990 Active 27 DOM
12. 2026-06-27
    days on market $229,990 Active 26 DOM
13. 2026-06-27
    days on market $229,990 Active 25 DOM
14. 2026-06-25
    days on market $229,990 Active 23 DOM
15. 2026-06-22
    days on market $229,990 Active 21 DOM
16. 2026-06-18
    days on market $229,990 Active 19 DOM
17. 2026-06-17
    days on market $229,990 Active 18 DOM
18. 2026-06-16
    days on market $229,990 Active 17 DOM
19. 2026-06-15
    days on market $229,990 Active 16 DOM
20. 2026-06-13
    days on market $229,990 Active 14 DOM
21. 2026-06-09
    days on market $229,990 Active 10 DOM
22. 2026-06-08
    days on market $229,990 Active 9 DOM
23. 2026-06-07
    days on market $229,990 Active 8 DOM
24. 2026-06-03
    days on market $229,990 Active 4 DOM
25. 2026-06-02
    days on market $229,990 Active 3 DOM
26. 2026-06-01
    days on market $229,990 Active 2 DOM
27. 2026-05-31
    days on marketlisting id $229,990 Active 1 DOM
28. 2026-05-16
    listed $229,990 Active 1070-char remark

    Show marketing remark (1070 chars)

    The Pearson is one of our newest townhomes at Saddle Trace in Lewisburg, Tennessee. This modern, open-concept floorplan features 3 bedrooms, 2.5 bathrooms, and a 1-car garage within 1,418 sq. ft. Enjoy low-maintenance townhome living paired with elegant design found only in the Pearson. Upon entering, a foyer and powder room welcome you before opening into the spacious kitchen and living area. The kitchen offers quartz countertop seating and plenty of room for a dining table. Upstairs, the primary bedroom boasts a walk-in closet and an ensuite bathroom with a double-bowl vanity. Two additional bedrooms provide ideal space for children, nurseries, or offices, each with ample closet space. The hallway includes a full bathroom and a convenient upstairs laundry room. Like all Nashville D.R. Horton homes, the Pearson comes equipped with the Home is Connected smart home technology package, allowing you to control your home remotely via your smart device. Contact Jeffrey James 661-477-1819 today to learn more about the Pearson at Saddle Trace in Lewisburg, TN.

29. 2026-05-16
    price $229,990 1071-char remark

    Show marketing remark (1070 chars)

    The Pearson is one of our newest townhomes at Saddle Trace in Lewisburg, Tennessee. This modern, open-concept floorplan features 3 bedrooms, 2.5 bathrooms, and a 1-car garage within 1,418 sq. ft. Enjoy low-maintenance townhome living paired with elegant design found only in the Pearson. Upon entering, a foyer and powder room welcome you before opening into the spacious kitchen and living area. The kitchen offers quartz countertop seating and plenty of room for a dining table. Upstairs, the primary bedroom boasts a walk-in closet and an ensuite bathroom with a double-bowl vanity. Two additional bedrooms provide ideal space for children, nurseries, or offices, each with ample closet space. The hallway includes a full bathroom and a convenient upstairs laundry room. Like all Nashville D.R. Horton homes, the Pearson comes equipped with the Home is Connected smart home technology package, allowing you to control your home remotely via your smart device. Contact Jeffrey James 661-477-1819 today to learn more about the Pearson at Saddle Trace in Lewisburg, TN.

30. 2026-05-01
    price $237,990 1071-char remark
31. 2026-04-18
    price $252,540 1071-char remark
32. 2026-03-27
    listed $250,540 Active 1071-char remark

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

Taxation est. · year 1

• Rental income: $22,850
• − Mortgage interest: −$12,883
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − HOA: −$1,800
• − Depreciation: −$6,691
• Taxable loss: −$6,780
• Est. tax savings @ 24.0%: +$1,627
• After-tax cash flow: $-1,195/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,090–$21,270 screening

This modern townhome is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, and exterior. The property is move-in ready with minor maintenance items to address.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Resale Replace the kitchen faucet — A new faucet can improve the kitchen's functionality and aesthetics. ↑
• Both Install smart home devices — Smart home devices can increase convenience and property value. ↑
• Resale Upgrade the flooring in the bathrooms — New flooring can make the bathrooms more appealing and functional. ↑
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and add value to the property. ↑

ⓘ 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

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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%

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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%
• Languages at home: 92% English-only · Spanish 7%

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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

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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

Property features AI

Finance

• Other: Green/energy-efficient features: insulation, water heater, windows, programmable thermostat
• HOA & community: HOA with monthly fee of $150One-time association fee of $250HOA covers structure maintenance, grounds maintenance, insurance, and recreation facilitiesCommunity amenities include pool, playground, sidewalks, underground utilities, and trails

Exterior

• Parking: Attached 1-car garage with garage door openerDrivewayGarage faces front
• Security: Smart locksSmart cameras/recordingCarbon monoxide detector(s)Smoke detector(s)
• Utilities: Public waterPublic sewerWater available
• Home design: Residential detached property (horizontal property regime)Attached propertyOne-storyNew constructionProfessionally measured living area (~1,418)
• Construction: Vinyl siding exteriorSlab foundationNewly built
• Exterior features: PatioSmart cameras/recordingSmart lightsSmart locksEnd unitPets allowed

Interior

• Kitchen: PantryDishwasherDisposalMicrowaveElectric range
• Bedrooms: 3 bedrooms (Bedroom 1: 11 x 16 with walk-in closet; Bedroom 2: 9 x 11; Bedroom 3: 9 x 11)
• Flooring: CarpetLaminateVinyl
• Bathrooms: 2 full bathrooms1 half bathroomMaster bathroom with double vanity
• Heating & cooling: Central heatingHeat pumpCentral air conditioning
• Interior features: Extra closetsSmart cameras/recordingSmart lightsSmart thermostatWalk-in closetsCarbon monoxide detector(s)Smoke detector(s)
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

+0.0% since first listed

6 events — show timeline

• 2026-07-11 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-06-22 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-06-20 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-05-30 Listed $229,990 REALTRACS as Distributed by MLS Grid
• 2026-05-30 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-05-16 Listed $229,990 REALTRACS as Distributed by MLS Grid