731 Cedar St · Lewisburg, TN 37091

$194,900

4 bd · 1.0 ba · 2,352 sqft · SingleFamily public records · 63 Days on market

Built 1945 10,018 sqft lot $83/sqft · 47% below area Est $264k · 26% under

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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

Charming 3-bedroom, 1.5-bath home offering a great opportunity for buyers looking to add their personal touch! Some updates have been completed, including an electrical panel repair and upgrade in June 2022, along with a newer HVAC system and water heater installed in 2023. The home features a functional layout with comfortable living spaces and a kitchen ready for your vision. Enjoy outdoor living with both a welcoming front stoop and a back deck—perfect for relaxing or entertaining. Please note: washer, dryer, and outdoor shed do not convey. Property is being sold as-is, making it a great option for investors or buyers seeking value and potential. Don’t miss your chance to make this home your own!

Key facts

• 0.23 acre lot
• Built 1945
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $195k).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.4% 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 $1k of loan paydown is wiped out by about $6k 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 $55k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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.
• Current owner paid $68k; list at $195k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $183,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 2.57% ✓
• Cap rate: 23.37%
• Cash-on-cash: 60.98%
• DSCR: 3.71
• GRM: 3.2

CMA / ARV

• ARV (median comp): $264,327
• List price: $194,900
• Delta: -26.27%
• 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
518 Maple St	0.21mi	3/2.5 (-1)	2,267 (-4%)	6mo	$215,000	$95	68
104 8th Ave S	0.12mi	3/2.0 (-1)	2,156 (-8%)	8mo	$245,000	$114	64
215 5th Ave N	0.33mi	4/3.0	2,100 (-11%)	2mo	$385,000	$183	56
251 Joyce Ave	0.50mi	3/2.0 (-1)	2,204 (-6%)	4mo	$365,000	$166	54
961 Fairlane Dr	0.65mi	3/2.5 (-1)	2,277 (-3%)	1mo	$412,000	$181	52
633 Limestone Ave	0.72mi	3/1.0 (-1)	2,382 (+1%)	14mo	$115,000	$48	48
977 Galloway St	0.71mi	3/2.5 (-1)	2,240 (-5%)	7mo	$420,000	$188	42
620 6th Ave S	0.46mi	3/2.0 (-1)	2,036 (-13%)	8mo	$225,000	$111	40
240 Joyce Ave	0.54mi	3/2.0 (-1)	2,002 (-15%)	1mo	$375,000	$187	40
442 Haynes St	0.39mi	5/2.5 (+1)	2,581 (+10%)	18mo	$255,000	$99	39
956 Berry St	0.55mi	3/1.5 (-1)	2,071 (-12%)	22mo	$278,100	$134	30
962 Galloway St	0.68mi	3/2.0 (-1)	2,008 (-15%)	24mo	$288,000	$143	15

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: 59.8%
• Equity multiple: 3.66×
• Total profit: $145,000
• Equity at exit: $29,060

10-year hold

• IRR: 64.5%
• Equity multiple: 7.48×
• Total profit: $353,562
• Equity at exit: $16,851

Cash invested: $54,572 (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: 3.2×

Monthly cashflow live

• Estimated rent: $5,000 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $2,773

Break-even live

Break-even rent $1,490

Max offer price $194,900

Occupancy floor 40%

Sensitivity live

Price	-10% $2,883	-5% $2,828	+0% $2,773	+5% $2,718	+10% $2,663
Rent	-10% $2,378	-5% $2,575	+0% $2,773	+5% $2,970	+10% $3,168
Rate	-1.0pp $2,871	-0.5pp $2,823	base $2,773	+0.5pp $2,722	+1.0pp $2,671

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: $48,725
• Closing costs: $5,847
• 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	0.77mi

Listing history 27 events

1. 2026-06-13
   statusdays on market $194,900 Pending 63 DOM
2. 2026-06-09
   days on market $194,900 Active Under Contract 62 DOM
3. 2026-06-08
   days on market $194,900 Active Under Contract 61 DOM
4. 2026-06-07
   days on market $194,900 Active Under Contract 60 DOM
5. 2026-06-03
   days on market $194,900 Active Under Contract 56 DOM
6. 2026-06-02
   days on market $194,900 Active Under Contract 55 DOM
7. 2026-06-01
   days on market $194,900 Active Under Contract 54 DOM
8. 2026-05-31
   days on market $194,900 Active Under Contract 53 DOM
9. 2026-05-06
   historical Active Under Contract 723-char remark

   Show marketing remark (723 chars)

   Charming 3-bedroom, 1.5-bath home offering a great opportunity for buyers looking to add their personal touch! Some updates have been completed, including an electrical panel repair and upgrade in June 2022, along with a newer HVAC system and water heater installed in 2023. The home features a functional layout with comfortable living spaces and a kitchen ready for your vision. Enjoy outdoor living with both a welcoming front stoop and a back deck—perfect for relaxing or entertaining. Please note: washer, dryer, and outdoor shed do not convey. Property is being sold as-is, making it a great option for investors or buyers seeking value and potential. Don’t miss your chance to make this home your own!

10. 2026-05-04
    price $194,900 723-char remark

    Show marketing remark (723 chars)

    Charming 3-bedroom, 1.5-bath home offering a great opportunity for buyers looking to add their personal touch! Some updates have been completed, including an electrical panel repair and upgrade in June 2022, along with a newer HVAC system and water heater installed in 2023. The home features a functional layout with comfortable living spaces and a kitchen ready for your vision. Enjoy outdoor living with both a welcoming front stoop and a back deck—perfect for relaxing or entertaining. Please note: washer, dryer, and outdoor shed do not convey. Property is being sold as-is, making it a great option for investors or buyers seeking value and potential. Don’t miss your chance to make this home your own!

11. 2026-04-11
    status Active 723-char remark

    Show marketing remark (723 chars)

    Charming 3-bedroom, 1.5-bath home offering a great opportunity for buyers looking to add their personal touch! Some updates have been completed, including an electrical panel repair and upgrade in June 2022, along with a newer HVAC system and water heater installed in 2023. The home features a functional layout with comfortable living spaces and a kitchen ready for your vision. Enjoy outdoor living with both a welcoming front stoop and a back deck—perfect for relaxing or entertaining. Please note: washer, dryer, and outdoor shed do not convey. Property is being sold as-is, making it a great option for investors or buyers seeking value and potential. Don’t miss your chance to make this home your own!

12. 2026-04-03
    status Pending 723-char remark

    Show marketing remark (723 chars)

    Charming 3-bedroom, 1.5-bath home offering a great opportunity for buyers looking to add their personal touch! Some updates have been completed, including an electrical panel repair and upgrade in June 2022, along with a newer HVAC system and water heater installed in 2023. The home features a functional layout with comfortable living spaces and a kitchen ready for your vision. Enjoy outdoor living with both a welcoming front stoop and a back deck—perfect for relaxing or entertaining. Please note: washer, dryer, and outdoor shed do not convey. Property is being sold as-is, making it a great option for investors or buyers seeking value and potential. Don’t miss your chance to make this home your own!

13. 2026-04-03
    price $205,900 723-char remark

    Show marketing remark (723 chars)

    Charming 3-bedroom, 1.5-bath home offering a great opportunity for buyers looking to add their personal touch! Some updates have been completed, including an electrical panel repair and upgrade in June 2022, along with a newer HVAC system and water heater installed in 2023. The home features a functional layout with comfortable living spaces and a kitchen ready for your vision. Enjoy outdoor living with both a welcoming front stoop and a back deck—perfect for relaxing or entertaining. Please note: washer, dryer, and outdoor shed do not convey. Property is being sold as-is, making it a great option for investors or buyers seeking value and potential. Don’t miss your chance to make this home your own!

14. 2026-04-01
    listed $199,900 Active 723-char remark

    Show marketing remark (723 chars)

    Charming 3-bedroom, 1.5-bath home offering a great opportunity for buyers looking to add their personal touch! Some updates have been completed, including an electrical panel repair and upgrade in June 2022, along with a newer HVAC system and water heater installed in 2023. The home features a functional layout with comfortable living spaces and a kitchen ready for your vision. Enjoy outdoor living with both a welcoming front stoop and a back deck—perfect for relaxing or entertaining. Please note: washer, dryer, and outdoor shed do not convey. Property is being sold as-is, making it a great option for investors or buyers seeking value and potential. Don’t miss your chance to make this home your own!

15. 2026-03-30
    historical $199,900 723-char remark

    Show marketing remark (723 chars)

    Charming 3-bedroom, 1.5-bath home offering a great opportunity for buyers looking to add their personal touch! Some updates have been completed, including an electrical panel repair and upgrade in June 2022, along with a newer HVAC system and water heater installed in 2023. The home features a functional layout with comfortable living spaces and a kitchen ready for your vision. Enjoy outdoor living with both a welcoming front stoop and a back deck—perfect for relaxing or entertaining. Please note: washer, dryer, and outdoor shed do not convey. Property is being sold as-is, making it a great option for investors or buyers seeking value and potential. Don’t miss your chance to make this home your own!

16. 2016-07-05
    soldstatus $68,000
17. 2016-07-01
    soldstatus $68,000 Closed 156-char remark

    Show marketing remark (156 chars)

    Great convenient location one block off West Commerce and close to everything. Upper level finished with 2 rooms and half bath for playroom and 4th bedroom.

18. 2016-06-09
    status Pending 156-char remark

    Show marketing remark (156 chars)

    Great convenient location one block off West Commerce and close to everything. Upper level finished with 2 rooms and half bath for playroom and 4th bedroom.

19. 2016-06-08
    historical Contingent - Financing 156-char remark

    Show marketing remark (156 chars)

    Great convenient location one block off West Commerce and close to everything. Upper level finished with 2 rooms and half bath for playroom and 4th bedroom.

20. 2016-06-02
    historical 156-char remark

    Show marketing remark (156 chars)

    Great convenient location one block off West Commerce and close to everything. Upper level finished with 2 rooms and half bath for playroom and 4th bedroom.

21. 2016-05-07
    historical Contingent - Financing 156-char remark

    Show marketing remark (156 chars)

    Great convenient location one block off West Commerce and close to everything. Upper level finished with 2 rooms and half bath for playroom and 4th bedroom.

22. 2016-05-06
    status Active 156-char remark

    Show marketing remark (156 chars)

    Great convenient location one block off West Commerce and close to everything. Upper level finished with 2 rooms and half bath for playroom and 4th bedroom.

23. 2016-04-06
    historical Contingent - Inspection 156-char remark

    Show marketing remark (156 chars)

    Great convenient location one block off West Commerce and close to everything. Upper level finished with 2 rooms and half bath for playroom and 4th bedroom.

24. 2016-04-01
    listed $71,000 Active 156-char remark

    Show marketing remark (156 chars)

    Great convenient location one block off West Commerce and close to everything. Upper level finished with 2 rooms and half bath for playroom and 4th bedroom.

25. 2013-08-13
    historical
26. 2013-02-11
    listed $72,500
27. 2007-10-02
    soldstatus $62,100

ⓘ 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: $885 · $74/mo
• Projected year-2 tax: $1,384 · $115/mo
• Expected delta: +$499/yr (+$42/mo · 56.4%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,000
• − Mortgage interest: −$10,917
• − Property taxes: −$885
• − Insurance: −$974
• − Repairs & maintenance: −$4,800
• − Management: −$4,800
• − Depreciation: −$5,670
• Taxable income: $31,953
• Est. tax owed @ 24.0%: −$7,669
• After-tax cash flow: $25,607/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

+213.8% since first listed

19 events — show timeline

• 2026-05-06 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-05-04 Price Changed $194,900 REALTRACS as Distributed by MLS Grid
• 2026-04-11 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-04-03 Pending — REALTRACS as Distributed by MLS Grid
• 2026-04-03 Price Changed $205,900 REALTRACS as Distributed by MLS Grid
• 2026-04-01 Listed $199,900 REALTRACS as Distributed by MLS Grid
• 2026-03-30 Coming Soon $199,900 REALTRACS as Distributed by MLS Grid
• 2016-07-05 Sold (Public Records) $68,000 Public Records
• 2016-07-01 Sold (MLS) $68,000 REALTRACS as Distributed by MLS Grid
• 2016-06-09 Pending — REALTRACS as Distributed by MLS Grid
• 2016-06-08 Contingent — REALTRACS as Distributed by MLS Grid
• 2016-06-02 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2016-05-07 Contingent — REALTRACS as Distributed by MLS Grid
• 2016-05-06 Relisted — REALTRACS as Distributed by MLS Grid
• 2016-04-06 Contingent — REALTRACS as Distributed by MLS Grid
• 2016-04-01 Listed $71,000 REALTRACS as Distributed by MLS Grid
• 2013-08-13 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2013-02-11 Listed $72,500 REALTRACS as Distributed by MLS Grid
• 2007-10-02 Sold (Public Records) $62,100 Public Records

Property tax history

+2.1%/yr

Latest (2025): $885 · +7.8% YoY. Source: county tax records.