821 Verona Ave · Lewisburg, TN 37091

$274,900

3 bd · 2.0 ba · 1,565 sqft · SingleFamily public records · 24 Days on market

Built 2017 0.26 ac lot Est $285k · at est.

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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 +27.2/30.0
• DSCR +9.4/10.0
• ARV discount +9.1/15.0
• 1% rule +6.5/10.0
• 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

Good looking new construction with all the I Wantsl 1441 sqft living area,no steps,1 level,low maintenance,smaller yd,carport/covered patio,storage room in back,laminate floors,stainless appliances,14x12 master suite,16x20 grt rm, 3BRS/2BA,convenient location, so pretty!

Key facts

• Bright kitchen
• Covered back patio
• Functional layout

Tags

• COVERED BACK PATIO
• BRIGHT KITCHEN
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Attached carport with 1 covered space (total 1 parking space)
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Lot approximately 0.26 acres (100.1 x 125.89)

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms (all on the main level); Bedroom sizes: 15x14, 11x11, 12x12
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; Primary bedroom includes full bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No basement; Electric range

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $783 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $271k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.6% 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: Marshall Elementary (math 27% / reading 27%, grade F, #496 of 952 statewide, top 55%, 388 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: 274 active listings in the ZIP; 2 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 $2k of loan paydown is wiped out by about $8k 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 $77k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $275k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,776 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.21%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $284,830
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 Liggett Ave	0.03mi	3/1.5	1,664 (+6%)	11mo	$180,000	$108	77
543 2nd Ave N	0.36mi	3/2.0	1,484 (-5%)	2mo	$321,000	$216	73
960 5th Ave N	0.44mi	3/2.0	1,519 (-3%)	14mo	$160,000	$105	63
480 Shannon Ct	0.43mi	3/2.0	1,470 (-6%)	17mo	$285,000	$194	56
482 Shannon Ct	0.44mi	3/2.0	1,458 (-7%)	17mo	$290,000	$199	54
561 Limestone Ave	0.43mi	3/2.0	1,384 (-12%)	12mo	$250,900	$181	51
486 Shannon Ct #7	0.47mi	3/2.0	1,470 (-6%)	23mo	$295,000	$201	49
411 Haynes St	0.64mi	2/1.5 (-1)	1,359 (-13%)	2mo	$160,000	$118	40
725 Brents Rd	0.73mi	4/2.0 (+1)	1,375 (-12%)	13mo	$249,900	$182	30
701 Brents Rd	0.68mi	3/1.0	1,375 (-12%)	24mo	$210,000	$153	24

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $5,269
• Equity at exit: $40,988

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $68,538
• Equity at exit: $23,768

Cash invested: $76,972 (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: 274
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,154 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$153 /mo · $1,832/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $783

Break-even live

Break-even rent $2,163

Max offer price $274,900

Occupancy floor 70%

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	43d	1	0.54mi
423 4th Ave N Lewisburg, TN	2.0	1.0	1086	$790	$0.73	23d	1	0.55mi

Listing history 21 events

1. 2026-06-18
   days on market $274,900 Active 24 DOM
2. 2026-06-17
   days on market $274,900 Active 23 DOM
3. 2026-06-16
   days on market $274,900 Active 22 DOM
4. 2026-06-15
   days on market $274,900 Active 21 DOM
5. 2026-06-13
   days on market $274,900 Active 19 DOM
6. 2026-06-09
   days on market $274,900 Active 15 DOM
7. 2026-06-08
   days on market $274,900 Active 14 DOM
8. 2026-06-08
   pricedays on market $274,900 Active 13 DOM
9. 2026-06-03
   days on market $299,900 Active 10 DOM
10. 2026-06-02
    days on market $299,900 Active 9 DOM
11. 2026-06-01
    days on market $299,900 Active 8 DOM
12. 2026-05-31
    days on market $299,900 Active 7 DOM
13. 2026-05-24
    listed $299,900 Active
14. 2018-03-03
    soldstatus $150,000 Closed 271-char remark

    Show marketing remark (271 chars)

    Good looking new construction with all the I Wantsl 1441 sqft living area,no steps,1 level,low maintenance,smaller yd,carport/covered patio,storage room in back,laminate floors,stainless appliances,14x12 master suite,16x20 grt rm, 3BRS/2BA,convenient location, so pretty!

15. 2018-03-02
    soldstatus $150,000
16. 2018-03-01
    status Pending 271-char remark

    Show marketing remark (271 chars)

    Good looking new construction with all the I Wantsl 1441 sqft living area,no steps,1 level,low maintenance,smaller yd,carport/covered patio,storage room in back,laminate floors,stainless appliances,14x12 master suite,16x20 grt rm, 3BRS/2BA,convenient location, so pretty!

17. 2018-01-30
    historical Contingent - Financing 271-char remark

    Show marketing remark (271 chars)

    Good looking new construction with all the I Wantsl 1441 sqft living area,no steps,1 level,low maintenance,smaller yd,carport/covered patio,storage room in back,laminate floors,stainless appliances,14x12 master suite,16x20 grt rm, 3BRS/2BA,convenient location, so pretty!

18. 2017-11-06
    listed $146,500 Active 271-char remark

    Show marketing remark (271 chars)

    Good looking new construction with all the I Wantsl 1441 sqft living area,no steps,1 level,low maintenance,smaller yd,carport/covered patio,storage room in back,laminate floors,stainless appliances,14x12 master suite,16x20 grt rm, 3BRS/2BA,convenient location, so pretty!

19. 2017-04-21
    soldstatus $32,000
20. 2015-09-04
    soldstatus $158,000
21. 2004-11-15
    soldstatus $31,000

ⓘ 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: $1,832 · $153/mo
• Projected year-2 tax: $1,952 · $163/mo
• Expected delta: +$120/yr (+$10/mo · 6.5%)

ⓘ 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 · 21 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: $37,854
• − Mortgage interest: −$15,399
• − Property taxes: −$1,832
• − Insurance: −$1,374
• − Repairs & maintenance: −$3,028
• − Management: −$3,028
• − Depreciation: −$7,997
• Taxable income: $5,195
• Est. tax owed @ 24.0%: −$1,247
• After-tax cash flow: $8,152/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

+867.4% since first listed

9 events — show timeline

• 2026-05-24 Listed $299,900 REALTRACS as Distributed by MLS Grid
• 2018-03-03 Sold (MLS) $150,000 REALTRACS as Distributed by MLS Grid
• 2018-03-02 Sold (Public Records) $150,000 Public Records
• 2018-03-01 Pending — REALTRACS as Distributed by MLS Grid
• 2018-01-30 Contingent — REALTRACS as Distributed by MLS Grid
• 2017-11-06 Listed $146,500 REALTRACS as Distributed by MLS Grid
• 2017-04-21 Sold (Public Records) $32,000 Public Records
• 2015-09-04 Sold (Public Records) $158,000 Public Records
• 2004-11-15 Sold (Public Records) $31,000 Public Records

Property tax history

+25.2%/yr

Latest (2025): $1,832 · +7.9% YoY. Source: county tax records.