917 Maple St · Lewisburg, TN 37091

$125,000

2 bd · 1.0 ba · 891 sqft · SingleFamily public records · 45 Days on market

Built 1946 0.27 ac lot $140/sqft · 39% below area Est $204k · 39% under

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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).

• Cash flow +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +3.1/10.0
• 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

MOTIVATED SELLER!! Investor Special with Endless Potential! Bring your vision and tools—this property is ready for a complete transformation. Situated on a generous lot in an established neighborhood, this home offers a rare opportunity for investors, flippers, or buyers looking to create their dream space from the ground up. The house features a solid footprint with 2 bedrooms and a flexible layout, but it will require significant repairs and updates throughout. Expect to address major systems, cosmetic improvements, and possible structural work. This is not a move-in-ready property, but rather a blank canvas for those with the skills and imagination to unlock its full value. Highli

Key facts

• Spacious yard
• Generous lot
• Flexible layout

Tags

• GENEROUS LOT
• FLEXIBLE LAYOUT
• SPACIOUS YARD
• MATURE TREES
• ROOM FOR EXPANSION
• OUTDOOR LIVING ENHANCEMENTS

Property features AI

Finance

• Financial info: Annual tax amount noted

Exterior

• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Existing construction
• Exterior features: Approximately 0.27-acre lot; Lot dimensions about 75 x 160 (irregular)

Interior

• Kitchen: Electric oven; Cooktop
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric oven and cooktop; Laminate flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $43 ($519/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (18.8% below list).
• Recommended offer: $101k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $864 of loan paydown is wiped out by about $4k 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 45 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $125k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $101,467 (18.8% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.81% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (median comp): $204,442
• List price: $125,000
• Delta: -38.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 W Berkley Cir	0.06mi	2/1.0	891 (0%)	19mo	$240,000	$269	82
904 Maple St	0.03mi	2/1.0	922 (+4%)	20mo	$195,000	$211	76
524 S Berkley Cir	0.11mi	2/1.0	983 (+10%)	11mo	$230,000	$234	69
108 7th Ave S	0.31mi	2/1.0	840 (-6%)	11mo	$56,500	$67	67
203 6th Ave S	0.39mi	2/1.0	901 (+1%)	17mo	$179,900	$200	66
309 Woods Ave N	0.47mi	2/1.0	945 (+6%)	4mo	$217,000	$230	65
305 8th Ave S	0.14mi	3/1.0 (+1)	1,012 (+14%)	1mo	$205,009	$203	65
321 E Berkley Cir	0.06mi	2/1.0	1,016 (+14%)	23mo	$210,000	$207	54
1012 Silver Creek Rd	0.48mi	3/1.0 (+1)	840 (-6%)	18mo	$165,900	$198	48
108 W End Ave N	0.45mi	3/2.0 (+1)	1,021 (+15%)	7mo	$132,500	$130	40
415 4th Ave N	0.71mi	3/1.5 (+1)	1,016 (+14%)	20mo	$219,900	$216	20

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-17,551
• Equity at exit: $18,638

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-11,938
• Equity at exit: $10,808

Cash invested: $35,000 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,015 high
• Mortgage (P&I): −$656
• Tax from tax record: −$51 /mo · $609/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $43

Break-even live

Break-even rent $960

Max offer price $125,000

Occupancy floor 91%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
527 Maple St Lewisburg, TN	1.0	1.0	615	$800	$1.30	43d	1	0.35mi
115 Joyce Ave Unit 20 Lewisburg, TN	2.0	1.0	850	$975	$1.15	44d	1	0.42mi
115 Joyce Ave Apt 22 Lewisburg, TN	1.0	1.0	729	$875	$1.20	2d	1	0.42mi
115 Joyce Ave Apt 21 Lewisburg, TN	2.0	1.0	850	$975	$1.15	23d	1	0.42mi
115 Joyce Ave Apt 23 Lewisburg, TN	1.0	1.0	729	$875	$1.20	7d	1	0.42mi
423 4th Ave N Lewisburg, TN	2.0	1.0	1086	$790	$0.73	23d	1	0.68mi
314 Preston Ave Lewisburg, TN	1.0–2.0	1.0	610	$1,075	$1.76	1d	2	0.69mi
566 1st Ave N Lewisburg, TN	2.0	1.0	950	$2,250	$2.37	43d	1	0.95mi
664 4th Ave N Unit C Lewisburg, TN	1.0	1.0	750	$850	$1.13	23d	1	0.97mi
328 E Church St Lewisburg, TN	2.0	2.0	1000	$4,000	$4.00	43d	1	0.99mi
708 Woodlawn Ave Lewisburg, TN	2.0	1.0	837	$899	$1.07	16d	1	1.05mi
1860 Lowe St Apt A Lewisburg, TN	2.0	1.5	1094	$1,200	$1.10	43d	1	1.19mi
944 Sumerset Cir Lewisburg, TN	3.0	2.0	1025	$1,450	$1.41	43d	1	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $125,000 Active 45 DOM
2. 2026-06-17
   days on market $125,000 Active 44 DOM
3. 2026-06-16
   days on market $125,000 Active 43 DOM
4. 2026-06-15
   days on market $125,000 Active 42 DOM
5. 2026-06-13
   pricedays on market $125,000 Active 40 DOM
6. 2026-06-09
   days on market $140,000 Active 36 DOM
7. 2026-06-08
   days on market $140,000 Active 35 DOM
8. 2026-06-07
   days on market $140,000 Active 34 DOM
9. 2026-06-03
   days on market $140,000 Active 30 DOM
10. 2026-06-02
    pricedays on market $140,000 Active 29 DOM
11. 2026-06-01
    days on market $150,000 Active 28 DOM
12. 2026-05-31
    days on market $150,000 Active 27 DOM
13. 2026-05-13
    price $150,000 1038-char remark
14. 2026-05-04
    listed $175,000 Active 1038-char remark
15. 2016-07-06
    soldstatus $42,500

ⓘ 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: $609 · $51/mo
• Projected year-2 tax: $888 · $74/mo
• Expected delta: +$278/yr (+$23/mo · 45.7%)

ⓘ 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 14% 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: $12,176
• − Mortgage interest: −$7,002
• − Property taxes: −$609
• − Insurance: −$625
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$3,636
• Taxable loss: −$1,644
• Est. tax savings @ 24.0%: +$395
• After-tax cash flow: $914/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

+194.1% since first listed

5 events — show timeline

• 2026-06-12 Price Changed $125,000 REALTRACS as Distributed by MLS Grid
• 2026-06-02 Price Changed $140,000 REALTRACS as Distributed by MLS Grid
• 2026-05-13 Price Changed $150,000 REALTRACS as Distributed by MLS Grid
• 2026-05-04 Listed $175,000 REALTRACS as Distributed by MLS Grid
• 2016-07-06 Sold (Public Records) $42,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $609 · +7.8% YoY. Source: county tax records.