907F Freeman St Unit F · Lafayette, TN 37083

$185,000

2 bd · 2.0 ba · 1,088 sqft · Townhouse public records · 23 Days on market

Built 2024 Good condition $25/mo HOA · 1% of rent ↓ 20% since listing

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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 +17.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0

Listing remarks

Don't miss this opportunity to start building equity in a townhome with monthly payments less than renting! Exceptional All Brick Townhouse in a desirable neighborhood offers - 1088 sq. ft. , 2 bedrooms, 1 full bath, 1 half bath, living room, kitchen with appliances, laundry room, covered porch, paved parking, encapsulated crawlspace & more! Priced below market value, this two-year old unit is move in ready. Low utility bills make it a very desirable choice for your dream home. The low $25 monthly HOA fee covers all lawn expenses. Buy with conventional loan or take advantage of this limited time, seller's financing offer, which secures a mortgage payment of only $650/mo for 3 years!

Key facts

• $25 HOA
• Built 2024
• Listed 23 days

Property features AI

Finance

• Other: Living area reported as 1,088 (owner-provided); Building area total 1,088 (owner-provided); Directions provided to Unit F
• Financial info: Annual tax amount listed (not included per instructions)
• HOA & community: HOA with a $25 monthly fee that includes grounds maintenance; Condominium/common-interest community; No pets allowed

Exterior

• Parking: No covered spaces reported; No total parking spaces reported
• Utilities: Public water; Public sewer; Water available
• Home design: Attached townhouse; One level
• Construction: Brick exterior; Existing structure
• Exterior features: Brick construction

Interior

• Kitchen: Kitchen approximately 10 x 12; Includes oven, dishwasher, microwave, refrigerator
• Bedrooms: Two bedrooms (both approx. 12 x 12); Master bathroom with double vanity
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Oven, Dishwasher, Microwave, Refrigerator; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $152 ($2k/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 $171k (7.4% below list).
• Recommended offer: $171k (7.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#80 in TN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F, employment F.
• Macon County (rural): math 34% / reading 29% proficiency, ranked #53 of 139 in TN (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central Elementary (math 42% / reading 32%, grade F, #272 of 952 statewide, top 31%, 450 students, 0% FRL); Macon County High School (math 21% / reading 32%, grade F, #112 of 332 statewide, top 35%, 967 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 175 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 181 units permitted in Macon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Macon County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

• 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 $171,228 (7.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.93% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.52%
• DSCR: 1.16
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 3.13×
• Total profit: $110,412
• Equity at exit: $166,663

10-year hold

• IRR: 23.5%
• Equity multiple: 7.13×
• Total profit: $317,491
• Equity at exit: $359,414

Cash invested: $51,800 (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 37083

• Home prices YoY: 8.8%
• Active inventory: 175
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,712 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$128 /mo · $1,542/yr
• Insurance: −$77
• HOA: −$25
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $152

Break-even live

Break-even rent $1,520

Max offer price $185,000

Occupancy floor 86%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Cherokee Dr Lafayette, TN	3.0	2.0	1300	$1,900	$1.46	43d	1	0.61mi
217 Cherokee Dr Unit 16 Lafayette, TN	3.0	2.0	1200	$1,900	$1.58	43d	1	0.63mi
100 Apache Pt Lafayette, TN	3.0	2.0	1300	$1,900	$1.46	43d	1	0.64mi
155 Lafayette Rd Lafayette, TN	1.0–2.0	1.0–2.0	795	$1,036	$1.30	2d	11	0.64mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 26 events

1. 2026-06-18
   days on market $185,000 Active 23 DOM
2. 2026-06-17
   days on market $185,000 Active 22 DOM
3. 2026-06-16
   days on market $185,000 Active 21 DOM
4. 2026-06-15
   days on market $185,000 Active 20 DOM
5. 2026-06-13
   days on market $185,000 Active 18 DOM
6. 2026-06-12
   remarks 695-char remark
7. 2026-06-12
   days on market $185,000 Active 17 DOM
8. 2026-06-09
   days on market $185,000 Active 14 DOM
9. 2026-06-08
   days on market $185,000 Active 13 DOM
10. 2026-06-08
    days on market $185,000 Active 12 DOM
11. 2026-06-07
    days on market $185,000 Active 11 DOM
12. 2026-06-03
    days on market $185,000 Active 8 DOM
13. 2026-06-02
    days on market $185,000 Active 7 DOM
14. 2026-06-01
    days on market $185,000 Active 6 DOM
15. 2026-05-31
    days on market $185,000 Active 5 DOM
16. 2026-05-26
    listed $185,000 Active
17. 2025-12-03
    historical
18. 2025-11-28
    listed $250,000 Active
19. 2025-09-02
    historical
20. 2025-08-25
    listed $199,900 Active
21. 2025-08-19
    historical
22. 2025-08-13
    historical
23. 2025-08-13
    status Active
24. 2025-08-12
    price $199,900
25. 2025-07-31
    listed $219,900 Active
26. 2025-06-24
    listed $232,000 Active

ⓘ 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: $1,542 · $128/mo
• Projected year-2 tax: $1,542 · $128/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,547
• − Mortgage interest: −$10,363
• − Property taxes: −$1,542
• − Insurance: −$925
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − HOA: −$300
• − Depreciation: −$5,382
• Taxable loss: −$1,252
• Est. tax savings @ 24.0%: +$300
• After-tax cash flow: $2,124/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 · 13 photos

Good 80/100 Cosmetic rehab

This townhouse is in good condition with a good condition score of 80. It has a good kitchen, good bathrooms, and good exterior. The home is move-in ready with minor cosmetic updates needed for the exterior and carpet. The highest-ROI updates are painting the exterior and replacing the carpet.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace carpet — Fresh carpet improves comfort and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace carpet — Fresh carpet improves comfort and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Macon County
• NCES district ID: 4702550
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $34,280
• Composite: 25.97/100
• National rank: #7329
• State rank: #53 of 139 in TN

Livability — Lafayette

• Score: 68/100
• State rank: #80
• US rank: #9247

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment F Housing A- Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lafayette, TN
• Population (ZIP): 16,887

Population outlook (Macon County) Hauer SSP2

• Today (2025): 24,618 people
• By 2030: 25,337 · +2.9%
• By 2040: 26,739 · +8.6%
• By 2050: 27,822 · +13.0%
• By 2075: 30,614 · +24.4%
• By 2100: 31,851 · +29.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Macon

• 2024 margin: Solid R (+74.3) · D 12.4% · R 86.7%
• 2008→2024 swing: -54.8pp toward R · 2008: -19.6pp · 2024: -74.3pp
• All cycles: 2024: R+74.3 2020: R+71.6 2016: R+69.3 2012: R+53.7 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 31.33%
• Current HPI: 388.8726
• 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

-20.3% since first listed

11 events — show timeline

• 2026-05-26 Listed $185,000 REALTRACS as Distributed by MLS Grid
• 2025-12-03 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-11-28 Listed $250,000 REALTRACS as Distributed by MLS Grid
• 2025-09-02 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-08-25 Listed $199,900 REALTRACS as Distributed by MLS Grid
• 2025-08-19 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-08-13 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-08-13 Relisted — REALTRACS as Distributed by MLS Grid
• 2025-08-12 Price Changed $199,900 REALTRACS as Distributed by MLS Grid
• 2025-07-31 Listed $219,900 REALTRACS as Distributed by MLS Grid
• 2025-06-24 Listed $232,000 REALTRACS as Distributed by MLS Grid