1054 Woodbridge Blvd · Lebanon, TN 37090

$274,900

3 bd · 2.5 ba · 1,422 sqft · Townhouse public records · 79 Days on market

Built 2019 $193/sqft · 8% below area Est $298k · 8% under $150/mo HOA · 7% of rent ↓ 5% since listing

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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).

• ARV discount +11.0/15.0
• Cash flow +10.6/30.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER Bright End Unit in scenic Woodbridge Glen Community, with Large Back & Side Yard and Pleasant Views. Community amenities include extensive sidewalks, pool w/kiddie access (including umbrella fountains), 2 dog parks, 2 picnic pavilions and a playground. Dynamic/Active community with private Facebook page, regular events, food truck visits, etc. Zoned for newly built Central Pike Elementary, Gladeville Middle and Wilson Central High Schools (both highly rate on Niche.com). This 2019, 3 bedroom, 2.5 bath townhome has 1,422 SF. Upstairs Primary bath boasts double sink, private commode and dedicated linen closet. Also located upstairs is a second bedroom, full bath, linen closet and laundry room. Includes attic for additional storage space. 1st floor has a spacious living/dining area, with open kitchen concept and generous pantry. Additionally on the 1st floor is a 3rd bedroom/office, 1/2 bath and hall closet. Additional storage available outdoors on covered patio. Stainless steel appliances stay (including refrigerator). Woodbridge Glen is located at I-40 and 109, with easy drive to Nashville for work or play. Only 5 minutes to Publix, Walmart, East Nashville Beerworks and dynamic eatery, "The Trailer Park". 10 minutes to all major shopping and eateries in Mount Juliet or Lebanon. LIMITED HOME WARRANTY INCLUDED.

Key facts

• $150 HOA
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (23.0% below list).
• Recommended offer: $212k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.8% in Lebanon — 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 70/100 on livability (#49 in TN) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, cost of living A-; Watch: schools D, amenities F, commute F.
• Wilson County (rural): math 42% / reading 43% proficiency, ranked #10 of 139 in TN (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.3%/yr); 316 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,927 units permitted in Wilson County in 2024 (10 in 5+ unit buildings).
• This rent runs 30% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Wilson County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.

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 $211,682 (23.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.12%
• DSCR: 0.91
• GRM: 10.8

CMA / ARV

• ARV (median comp): $297,934
• List price: $274,900
• Delta: -7.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2119 Widgeon Pt	0.08mi	3/2.5	1,418 (-0%)	2mo	$299,990	$212	94
2113 Widgeon Pt	0.08mi	3/2.5	1,418 (-0%)	3mo	$307,990	$217	94
2089 Widgeon Pt	0.08mi	3/2.5	1,418 (-0%)	3mo	$299,990	$212	94
2103 Widgeon Pt	0.08mi	3/2.5	1,418 (-0%)	3mo	$299,990	$212	94
2105 Widgeon Pt	0.08mi	3/2.5	1,418 (-0%)	3mo	$299,990	$212	94
2278 Harlequin Pt	0.08mi	3/2.5	1,418 (-0%)	3mo	$304,990	$215	93
2271 Harlequin Pt	0.26mi	3/2.5	1,418 (-0%)	1mo	$300,860	$212	87
2269 Harlequin Pt	0.27mi	3/2.5	1,418 (-0%)	1mo	$309,990	$219	86
441 Waterfowl Way	0.23mi	3/2.5	1,474 (+4%)	2mo	$290,000	$197	82
455 Waterfowl Way	0.25mi	3/2.5	1,474 (+4%)	2mo	$299,900	$203	80
406 Deer Meadow Ln	0.48mi	3/2.5	1,442 (+1%)	3mo	$291,000	$202	72
828 Knox Crest Dr	0.67mi	3/2.5	1,440 (+1%)	2mo	$285,000	$198	64

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.1%
• Equity multiple: 0.23×
• Total profit: $-59,437
• Equity at exit: $40,988

10-year hold

• IRR: -27.5%
• Equity multiple: -0.13×
• Total profit: $-86,985
• 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 37090

• Home prices YoY: -19.0%
• Rents YoY: -0.3%
• Active inventory: 316
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,117 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$115
• HOA: −$150
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-136

Break-even live

Break-even rent $2,289

Max offer price $250,870

Occupancy floor —

Sensitivity live

Price	-10% $20	-5% $-58	+0% $-136	+5% $-214	+10% $-292
Rent	-10% $-303	-5% $-220	+0% $-136	+5% $-52	+10% $31
Rate	-1.0pp $2	-0.5pp $-66	base $-136	+0.5pp $-207	+1.0pp $-280

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1119 Woodbridge Blvd Lebanon, TN	3.0	2.0	1637	$2,500	$1.53	17d	1	0.13mi
266 Redhead Ln Lebanon, TN	3.0	2.5	1418	$1,890	$1.33	15d	1	0.21mi
466 Waterfowl Way Lebanon, TN	3.0	2.5	1481	$2,150	$1.45	18d	1	0.24mi
100 Falls Blvd Lebanon, TN	1.0–3.0	1.0–2.0	989	$1,765	$1.78	2d	21	0.28mi
302 Sunnyview Dr Lebanon, TN	3.0	2.5	1442	$2,000	$1.39	22d	1	0.44mi
828 Knox Crest Dr Lebanon, TN	3.0	2.5	1440	$1,995	$1.39	8d	1	0.65mi
1000 Venue Cir Lebanon, TN	2.0–3.0	2.0	1243	$1,825	$1.47	2d	9	0.89mi
282 Netherlands Blvd Lebanon, TN	3.0	2.5	1810	$2,500	$1.38	3d	1	1.35mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-21
   days on market $274,900 Active 79 DOM
2. 2026-06-18
   days on market $274,900 Active 76 DOM
3. 2026-06-17
   days on market $274,900 Active 75 DOM
4. 2026-06-16
   days on market $274,900 Active 74 DOM
5. 2026-06-15
   days on market $274,900 Active 73 DOM
6. 2026-06-13
   days on market $274,900 Active 71 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   price $274,900 Active 67 DOM
9. 2026-06-09
   days on market $285,000 Active 67 DOM
10. 2026-06-08
    days on market $285,000 Active 66 DOM
11. 2026-06-07
    days on market $285,000 Active 65 DOM
12. 2026-06-02
    days on market $285,000 Active 60 DOM
13. 2026-06-01
    days on market $285,000 Active 59 DOM
14. 2026-05-31
    statusdays on market $285,000 Active 58 DOM
15. 2026-04-16
    price $285,000 1362-char remark

    Show marketing remark (1362 chars)

    MOTIVATED SELLER Bright End Unit in scenic Woodbridge Glen Community, with Large Back & Side Yard and Pleasant Views. Community amenities include extensive sidewalks, pool w/kiddie access (including umbrella fountains), 2 dog parks, 2 picnic pavilions and a playground. Dynamic/Active community with private Facebook page, regular events, food truck visits, etc. Zoned for newly built Central Pike Elementary, Gladeville Middle and Wilson Central High Schools (both highly rate on Niche.com). This 2019, 3 bedroom, 2.5 bath townhome has 1,422 SF. Upstairs Primary bath boasts double sink, private commode and dedicated linen closet. Also located upstairs is a second bedroom, full bath, linen closet and laundry room. Includes attic for additional storage space. 1st floor has a spacious living/dining area, with open kitchen concept and generous pantry. Additionally on the 1st floor is a 3rd bedroom/office, 1/2 bath and hall closet. Additional storage available outdoors on covered patio. Stainless steel appliances stay (including refrigerator). Woodbridge Glen is located at I-40 and 109, with easy drive to Nashville for work or play. Only 5 minutes to Publix, Walmart, East Nashville Beerworks and dynamic eatery, "The Trailer Park". 10 minutes to all major shopping and eateries in Mount Juliet or Lebanon. LIMITED HOME WARRANTY INCLUDED.

16. 2026-04-12
    price $290,000 1362-char remark

    Show marketing remark (1362 chars)

    MOTIVATED SELLER Bright End Unit in scenic Woodbridge Glen Community, with Large Back & Side Yard and Pleasant Views. Community amenities include extensive sidewalks, pool w/kiddie access (including umbrella fountains), 2 dog parks, 2 picnic pavilions and a playground. Dynamic/Active community with private Facebook page, regular events, food truck visits, etc. Zoned for newly built Central Pike Elementary, Gladeville Middle and Wilson Central High Schools (both highly rate on Niche.com). This 2019, 3 bedroom, 2.5 bath townhome has 1,422 SF. Upstairs Primary bath boasts double sink, private commode and dedicated linen closet. Also located upstairs is a second bedroom, full bath, linen closet and laundry room. Includes attic for additional storage space. 1st floor has a spacious living/dining area, with open kitchen concept and generous pantry. Additionally on the 1st floor is a 3rd bedroom/office, 1/2 bath and hall closet. Additional storage available outdoors on covered patio. Stainless steel appliances stay (including refrigerator). Woodbridge Glen is located at I-40 and 109, with easy drive to Nashville for work or play. Only 5 minutes to Publix, Walmart, East Nashville Beerworks and dynamic eatery, "The Trailer Park". 10 minutes to all major shopping and eateries in Mount Juliet or Lebanon. LIMITED HOME WARRANTY INCLUDED.

17. 2026-04-04
    listed $299,900 Active 1362-char remark

    Show marketing remark (1362 chars)

    MOTIVATED SELLER Bright End Unit in scenic Woodbridge Glen Community, with Large Back & Side Yard and Pleasant Views. Community amenities include extensive sidewalks, pool w/kiddie access (including umbrella fountains), 2 dog parks, 2 picnic pavilions and a playground. Dynamic/Active community with private Facebook page, regular events, food truck visits, etc. Zoned for newly built Central Pike Elementary, Gladeville Middle and Wilson Central High Schools (both highly rate on Niche.com). This 2019, 3 bedroom, 2.5 bath townhome has 1,422 SF. Upstairs Primary bath boasts double sink, private commode and dedicated linen closet. Also located upstairs is a second bedroom, full bath, linen closet and laundry room. Includes attic for additional storage space. 1st floor has a spacious living/dining area, with open kitchen concept and generous pantry. Additionally on the 1st floor is a 3rd bedroom/office, 1/2 bath and hall closet. Additional storage available outdoors on covered patio. Stainless steel appliances stay (including refrigerator). Woodbridge Glen is located at I-40 and 109, with easy drive to Nashville for work or play. Only 5 minutes to Publix, Walmart, East Nashville Beerworks and dynamic eatery, "The Trailer Park". 10 minutes to all major shopping and eateries in Mount Juliet or Lebanon. LIMITED HOME WARRANTY INCLUDED.

18. 2026-04-03
    historical $299,900 1362-char remark

    Show marketing remark (1362 chars)

    MOTIVATED SELLER Bright End Unit in scenic Woodbridge Glen Community, with Large Back & Side Yard and Pleasant Views. Community amenities include extensive sidewalks, pool w/kiddie access (including umbrella fountains), 2 dog parks, 2 picnic pavilions and a playground. Dynamic/Active community with private Facebook page, regular events, food truck visits, etc. Zoned for newly built Central Pike Elementary, Gladeville Middle and Wilson Central High Schools (both highly rate on Niche.com). This 2019, 3 bedroom, 2.5 bath townhome has 1,422 SF. Upstairs Primary bath boasts double sink, private commode and dedicated linen closet. Also located upstairs is a second bedroom, full bath, linen closet and laundry room. Includes attic for additional storage space. 1st floor has a spacious living/dining area, with open kitchen concept and generous pantry. Additionally on the 1st floor is a 3rd bedroom/office, 1/2 bath and hall closet. Additional storage available outdoors on covered patio. Stainless steel appliances stay (including refrigerator). Woodbridge Glen is located at I-40 and 109, with easy drive to Nashville for work or play. Only 5 minutes to Publix, Walmart, East Nashville Beerworks and dynamic eatery, "The Trailer Park". 10 minutes to all major shopping and eateries in Mount Juliet or Lebanon. LIMITED HOME WARRANTY INCLUDED.

ⓘ 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: $1,226 · $102/mo
• Projected year-2 tax: $1,952 · $163/mo
• Expected delta: +$726/yr (+$60/mo · 59.2%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,402
• − Mortgage interest: −$15,399
• − Property taxes: −$1,226
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − HOA: −$1,800
• − Depreciation: −$7,997
• Taxable loss: −$6,459
• Est. tax savings @ 24.0%: +$1,550
• After-tax cash flow: $-82/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: Wilson County
• NCES district ID: 4704550
• Math proficiency: 42% ▼ -11.00%
• Reading proficiency: 43% ▼ -4.00%
• Median HH income: $68,429
• Composite: 38.33/100
• National rank: #4225
• State rank: #10 of 139 in TN

Livability — Lebanon

• Score: 70/100
• State rank: #49
• US rank: #7389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lebanon, TN
• County: Wilson County · 144,921 people
• City population: 76,429
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• Population (ZIP): 19,774
• Household income: $84,299
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 227.0

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 160,409 people
• By 2030: 176,099 · +9.8%
• By 2040: 206,769 · +28.9%
• By 2050: 235,383 · +46.7%
• By 2075: 302,144 · +88.4%
• By 2100: 343,710 · +114.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 3% Italian 2% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Wilson

• 2024 margin: Solid R (+40.1) · D 29.4% · R 69.4% · Other 1.2%
• 2008→2024 swing: -3.5pp toward R · 2008: -36.6pp · 2024: -40.1pp
• All cycles: 2024: R+40.1 2020: R+37.7 2016: R+44.3 2012: R+41.6 2008: R+36.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.98%
• Current HPI: 341.0402
• Rent YoY: ▼ -0.26%
• Metro: Nashville-Davidson--Murfreesboro--Franklin, TN
• 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

-5.0% since first listed

4 events — show timeline

• 2026-04-16 Price Changed $285,000 REALTRACS as Distributed by MLS Grid
• 2026-04-12 Price Changed $290,000 REALTRACS as Distributed by MLS Grid
• 2026-04-04 Listed $299,900 REALTRACS as Distributed by MLS Grid
• 2026-04-03 Coming Soon $299,900 REALTRACS as Distributed by MLS Grid

Property tax history

+41.4%/yr

Latest (2025): $1,226 · +0.0% YoY. Source: county tax records.