525 Maple St · Lewisburg, TN 37091

$179,900

4 bd · 1.0 ba · 2,664 sqft · MultiFamily public records · 52 Days on market

Built 1952 7,500 sqft lot $68/sqft · 35% below area Est $183k · at est.

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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 +24.5/30.0
• ARV discount +8.3/15.0
• DSCR +7.9/10.0
• 1% rule +5.4/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Residence was used as a single family but is set up to be a duplex. 2 water connections. 2 natural gas hookups but only one has a meter. Tax record Sq. Ft. does not include finished upstairs which is approx. 336 sq. ft.

Key facts

• Large back yard
• 7,500 sq ft lot
• 2 parking spots

Tags

• LARGE BACK YARD
• ORIGINAL HARDWOOD FLOORS
• APPLIANCES IN BOTH KITCHENS

Property features AI

Finance

• Financial info: Gross annual income reported as $23,750; Net operating income reported as $20,110; Tenant pays electricity and water; Owner pays other expenses

Exterior

• Parking: Driveway with gravel surface; Two open parking spaces (two parking total)
• Utilities: Public water; Public sewer; Water available
• Home design: Duplex; Attached property; Two levels
• Construction: Built existing (year not specified); Construction materials: other
• Exterior features: Lot dimensions approximately 60 x 125; Zoned COM

Interior

• Bedrooms: One 3-bedroom unit; One 1-bedroom unit
• Flooring: Wood; Vinyl
• Bathrooms: Each unit has one bathroom
• Heating & cooling: Heating present (other type); Wall/window air conditioning units
• Interior features: Wood and vinyl flooring
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive. Per door: $185/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 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 $1k of loan paydown is wiped out by about $5k 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 52 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago; this cycle's ask is 15543% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.80%
• DSCR: 1.39
• GRM: 8.0

CMA / ARV

• ARV (median comp): $183,150
• List price: $179,900
• Delta: -1.77%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-5,675
• Equity at exit: $26,824

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $25,144
• Equity at exit: $15,554

Cash invested: $50,372 (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: 16.0×

Monthly cashflow live

• Estimated rent: $1,876 high
• Mortgage (P&I): −$943
• Tax from tax record: −$94 /mo · $1,131/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $369

Break-even live

Break-even rent $1,408

Max offer price $179,900

Occupancy floor 75%

Sensitivity live

Price	-10% $471	-5% $420	+0% $369	+5% $318	+10% $268
Rent	-10% $221	-5% $295	+0% $369	+5% $444	+10% $518
Rate	-1.0pp $460	-0.5pp $415	base $369	+0.5pp $323	+1.0pp $275

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,876
Total (2 units)			$1,876

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: $44,975
• Closing costs: $5,397
• 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	44d	1	0.63mi

Listing history 36 events

1. 2026-06-18
   days on market $179,900 Active 52 DOM
2. 2026-06-17
   price $179,900 Active 51 DOM
3. 2026-06-17
   days on market $185,000 Active 51 DOM
4. 2026-06-16
   days on market $185,000 Active 50 DOM
5. 2026-06-15
   pricestatus $185,000 Active 49 DOM
6. 2026-06-15
   days on market $189,000 Active Under Contract 49 DOM
7. 2026-06-13
   days on market $189,000 Active Under Contract 47 DOM
8. 2026-06-09
   days on market $189,000 Active Under Contract 43 DOM
9. 2026-06-08
   days on market $189,000 Active Under Contract 42 DOM
10. 2026-06-07
    statusdays on market $189,000 Active Under Contract 41 DOM
11. 2026-06-03
    days on market $189,000 Active 37 DOM
12. 2026-06-02
    days on market $189,000 Active 36 DOM
13. 2026-06-01
    days on market $189,000 Active 35 DOM
14. 2026-05-31
    days on market $189,000 Active 34 DOM
15. 2026-05-07
    historical $1,150
16. 2026-05-06
    price $195,000 240-char remark
17. 2026-04-29
    listed $1,150
18. 2026-04-27
    listed $199,000 Active 240-char remark
19. 2025-12-17
    historical
20. 2025-10-25
    price $235,000
21. 2025-08-23
    price $239,000
22. 2025-08-01
    price $239,900
23. 2025-07-11
    price $249,000
24. 2025-06-02
    listed $255,000 Active
25. 2025-03-06
    historical $1,150
26. 2025-03-03
    listed $1,150
27. 2025-03-03
    historical $1,150
28. 2025-02-01
    price $1,150
29. 2024-11-16
    listed $1,200
30. 2023-07-20
    soldstatus $220,000
31. 2020-05-22
    soldstatus $68,500
32. 2020-05-18
    soldstatus $68,500 Closed

    Show marketing remark (223 chars)

    Residence was used as a single family but is set up to be a duplex. 2 water connections. 2 natural gas hookups but only one has a meter. Tax record Sq. Ft. does not include finished upstairs which is approx. 336 sq. ft.

33. 2020-03-19
    historical Contingent - Financing

    Show marketing remark (223 chars)

    Residence was used as a single family but is set up to be a duplex. 2 water connections. 2 natural gas hookups but only one has a meter. Tax record Sq. Ft. does not include finished upstairs which is approx. 336 sq. ft.

34. 2020-02-18
    status Active

    Show marketing remark (223 chars)

    Residence was used as a single family but is set up to be a duplex. 2 water connections. 2 natural gas hookups but only one has a meter. Tax record Sq. Ft. does not include finished upstairs which is approx. 336 sq. ft.

35. 2020-02-14
    historical Contingent - Inspection

    Show marketing remark (223 chars)

    Residence was used as a single family but is set up to be a duplex. 2 water connections. 2 natural gas hookups but only one has a meter. Tax record Sq. Ft. does not include finished upstairs which is approx. 336 sq. ft.

36. 2020-01-27
    listed $79,900 Active

    Show marketing remark (223 chars)

    Residence was used as a single family but is set up to be a duplex. 2 water connections. 2 natural gas hookups but only one has a meter. Tax record Sq. Ft. does not include finished upstairs which is approx. 336 sq. ft.

ⓘ 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: $1,131 · $94/mo
• Projected year-2 tax: $1,277 · $106/mo
• Expected delta: +$146/yr (+$12/mo · 12.9%)

ⓘ 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: $22,512
• − Mortgage interest: −$10,077
• − Property taxes: −$1,131
• − Insurance: −$900
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$5,233
• Taxable income: $1,569
• Est. tax owed @ 24.0%: −$377
• After-tax cash flow: $4,056/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

+125.2% since first listed

27 events — show timeline

• 2026-06-17 Price Changed $179,900 REALTRACS as Distributed by MLS Grid
• 2026-06-15 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-06-15 Price Changed $185,000 REALTRACS as Distributed by MLS Grid
• 2026-06-05 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-05-23 Price Changed $189,000 REALTRACS as Distributed by MLS Grid
• 2026-05-07 Rental Removed $1,150 REALTRACS
• 2026-05-06 Price Changed $195,000 REALTRACS as Distributed by MLS Grid
• 2026-04-29 Listed for Rent $1,150 REALTRACS
• 2026-04-27 Listed $199,000 REALTRACS as Distributed by MLS Grid
• 2025-12-17 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2025-10-25 Price Changed $235,000 REALTRACS as Distributed by MLS Grid
• 2025-08-23 Price Changed $239,000 REALTRACS as Distributed by MLS Grid
• 2025-08-01 Price Changed $239,900 REALTRACS as Distributed by MLS Grid
• 2025-07-11 Price Changed $249,000 REALTRACS as Distributed by MLS Grid
• 2025-06-02 Listed $255,000 REALTRACS as Distributed by MLS Grid
• 2025-03-06 Rental Removed $1,150 LEASESTAR
• 2025-03-03 Listed for Rent $1,150 LEASESTAR
• 2025-03-03 Rental Removed $1,150 REALTRACS
• 2025-02-01 Price Changed $1,150 REALTRACS
• 2024-11-16 Listed for Rent $1,200 REALTRACS
• 2023-07-20 Sold (Public Records) $220,000 Public Records
• 2020-05-22 Sold (Public Records) $68,500 Public Records
• 2020-05-18 Sold (MLS) $68,500 REALTRACS as Distributed by MLS Grid
• 2020-03-19 Contingent — REALTRACS as Distributed by MLS Grid
• 2020-02-18 Relisted — REALTRACS as Distributed by MLS Grid
• 2020-02-14 Contingent — REALTRACS as Distributed by MLS Grid
• 2020-01-27 Listed $79,900 REALTRACS as Distributed by MLS Grid

Property tax history

+6.2%/yr

Latest (2025): $1,131 · +7.9% YoY. Source: county tax records.