219 8th Ave S · Lewisburg, TN 37091

$320,000

4 bd · 2.0 ba · 2,525 sqft · SingleFamily public records · 2 Days on market

Built 1943 0.51 ac lot Est $419k · 24% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Looking for plenty of room for the entire family, at a price you can afford? This existing stone house has been extremely well taken care of. It boasts 4 large bedrooms, with 1 1/2 Bath. Fresh paint, roof and hvac 3 years old, all appliances remain, covered deck for entertaining, a 2 car carport, and a full basement. Total sq ft under roof is 3,930

Key facts

• Covered deck
• 2 car carport
• Full basement

Tags

• STONE HOUSE
• COVERED DECK
• FULL BASEMENT
• 2 CAR CARPORT

Property features AI

Finance

• HOA & community: Pets allowed — contact for details

Exterior

• Parking: 6 total parking spaces; 4 covered spaces; 1 garage space (attached); 3 carport spaces; 2 open driveway spaces; Attached and assigned parking on concrete driveway
• Security: Smart camera(s)/recording (interior listed under features)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; Attached property; One-level home; Existing (previously built)
• Construction: Brick and other construction materials
• Exterior features: 0.51-acre lot; End unit

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: 4 bedrooms total; 2 bedrooms on the main level
• Flooring: Concrete flooring; Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Central electric air conditioning; Heating and cooling present
• Interior features: Ceiling fans; Air filter; Smart security cameras with recording; Finished basement
• Laundry & utility: Air purifier

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $320k).
• Cap rate 13.7% 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: Oak Grove Elementary (471 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; 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 $2k of loan paydown is wiped out by about $10k 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 $90k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $191k; list at $320k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $320,000

Questions for the listing agent

1. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.56% ✓
• Cap rate: 13.71%
• Cash-on-cash: 26.48%
• DSCR: 2.18
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $419,150
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 8th Ave S	0.12mi	3/2.0 (-1)	2,156 (-15%)	8mo	$245,000	$114	58
518 Maple St	0.28mi	3/2.5 (-1)	2,267 (-10%)	6mo	$215,000	$95	57
442 Haynes St	0.47mi	5/2.5 (+1)	2,581 (+2%)	18mo	$255,000	$99	52
251 Joyce Ave	0.42mi	3/2.0 (-1)	2,204 (-13%)	4mo	$365,000	$166	51
961 Fairlane Dr	0.60mi	3/2.5 (-1)	2,277 (-10%)	1mo	$412,000	$181	48
1275 White Dr	0.72mi	4/2.0	2,385 (-6%)	15mo	$414,000	$174	45
977 Galloway St	0.66mi	3/2.5 (-1)	2,240 (-11%)	7mo	$420,000	$188	37

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: 20.3%
• Equity multiple: 1.83×
• Total profit: $73,989
• Equity at exit: $47,713

10-year hold

• IRR: 28.5%
• Equity multiple: 3.53×
• Total profit: $226,275
• Equity at exit: $27,668

Cash invested: $89,600 (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: 5.3×

Monthly cashflow live

• Estimated rent: $5,000 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$162 /mo · $1,939/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $1,977

Break-even live

Break-even rent $2,498

Max offer price $320,000

Occupancy floor 55%

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: $80,000
• Closing costs: $9,600
• 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	43d	1	0.89mi

Listing history 3 events

1. 2026-06-18
   days on market $320,000 Coming Soon 2 DOM
2. 2026-06-17
   remarks 350-char remark
3. 2026-06-17
   listed $320,000 Coming Soon 1 DOM

ⓘ 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: $1,939 · $162/mo
• Projected year-2 tax: $2,272 · $189/mo
• Expected delta: +$333/yr (+$28/mo · 17.2%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,000
• − Mortgage interest: −$17,925
• − Property taxes: −$1,939
• − Insurance: −$1,600
• − Repairs & maintenance: −$4,800
• − Management: −$4,800
• − Depreciation: −$9,309
• Taxable income: $19,627
• Est. tax owed @ 24.0%: −$4,710
• After-tax cash flow: $19,013/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

+481.8% since first listed

9 events — show timeline

• 2026-06-16 Coming Soon $320,000 REALTRACS as Distributed by MLS Grid
• 2021-01-11 Sold (Public Records) $191,400 Public Records
• 2020-12-21 Sold (MLS) $191,400 REALTRACS as Distributed by MLS Grid
• 2020-12-07 Pending — REALTRACS as Distributed by MLS Grid
• 2020-11-04 Contingent — REALTRACS as Distributed by MLS Grid
• 2020-11-04 Price Changed $191,500 REALTRACS as Distributed by MLS Grid
• 2020-11-01 Listed $184,900 REALTRACS as Distributed by MLS Grid
• 2018-06-25 Sold (Public Records) $130,000 Public Records
• 2012-02-10 Sold (Public Records) $55,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,939 · +7.9% YoY. Source: county tax records.