1449 Lexington Way · Lewisburg, TN 37091

$234,990

3 bd · 2.5 ba · 1,418 sqft · Townhouse · 65 Days on market

Built 2026 Good condition Garage $166/sqft · at area comps Est $237k · at est.

---

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 +10.4/30.0
• ARV discount +7.9/15.0
• Condition / age +3.8/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

The Pearson at 1449 Lexington Way is one of our newest townhomes at Saddle Trace in Lewisburg, Tennessee. This modern, open-concept floorplan features 3 bedrooms, 2.5 bathrooms, and a 1-car garage within 1,418 sq. ft. Enjoy low-maintenance townhome living paired with elegant design found only in the Pearson. Upon entering, a foyer and powder room welcome you before opening into the spacious kitchen and living area. The kitchen offers silestone countertop seating and plenty of room for a dining table. Upstairs, the primary bedroom boasts a walk-in closet and an ensuite bathroom with a double-bowl vanity.

Key facts

• Double-bowl vanity
• Walk-in closet
• Ensuite bathroom

Tags

• OPEN-CONCEPT FLOORPLAN
• SILESTONE COUNTERTOP SEATING
• WALK-IN CLOSET
• ENSUITE BATHROOM
• DOUBLE-BOWL VANITY
• UPSTAIRS LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (19.3% below list).
• Recommended offer: $190k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.7% 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: 350 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 54d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 400 units permitted in Marshall County in 2024 (75 in 5+ unit buildings).
• This rent runs 37% of the median local income ($62k/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 $7k 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 65 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.

Recommended offer $189,688 (19.3% 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 65 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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: 0.81% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.29%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $237,336
• List price: $234,990
• Delta: -0.99%
• 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
1446 Lexington Way	0.02mi	3/2.5	1,418 (0%)	1mo	$246,715	$174	98
1461 Lexington Way	0.03mi	3/2.5	1,418 (0%)	2mo	$234,990	$166	97
1459 Lexington Way	0.02mi	3/2.5	1,418 (0%)	2mo	$245,860	$173	97
1465 Lexington Way	0.04mi	3/2.5	1,418 (0%)	2mo	$246,830	$174	96
1337 Churchill Ln	0.06mi	3/2.5	1,418 (0%)	3mo	$234,990	$166	95
1339 Churchill Ln	0.06mi	3/2.5	1,418 (0%)	4mo	$234,990	$166	94
1333 Churchill Ln	0.06mi	3/2.5	1,418 (0%)	4mo	$239,990	$169	94
1462 Lexington Way	0.04mi	3/2.5	1,418 (0%)	5mo	$239,990	$169	94
1345 Churchill Ln	0.06mi	3/2.5	1,418 (0%)	4mo	$239,990	$169	93
1464 Lexington Way	0.04mi	3/2.5	1,418 (0%)	6mo	$234,990	$166	93
1466 Lexington Way	0.05mi	3/2.5	1,418 (0%)	8mo	$237,990	$168	92
1468 Lexington Way	0.05mi	3/2.5	1,418 (0%)	8mo	$249,990	$176	91

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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-46,038
• Equity at exit: $35,038

10-year hold

• IRR: -13.0%
• Equity multiple: 0.24×
• Total profit: $-50,260
• Equity at exit: $20,318

Cash invested: $65,797 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 2 under contract
• Months of supply: 8.4 mo (12%/mo absorbed)
• Median asking: $244,990 ($173/sqft)
• Median days on market: 37 d
• This list price: 36% of active listings are priced below it
• ARV vs active asking: -3.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 37091

• Home prices YoY: -14.6%
• Active inventory: 350
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-125

Break-even live

Break-even rent $2,056

Max offer price $216,840

Occupancy floor —

Sensitivity live

Price	-10% $37	-5% $-44	+0% $-125	+5% $-207	+10% $-288
Rent	-10% $-275	-5% $-200	+0% $-125	+5% $-51	+10% $24
Rate	-1.0pp $-7	-0.5pp $-66	base $-125	+0.5pp $-186	+1.0pp $-248

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: $58,748
• Closing costs: $7,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1335 Churchill Ln Lewisburg, TN	3.0	2.5	1418	$2,000	$1.41	92d	1	0.06mi
1335 Churchill Ln Lewisburg, TN	3.0	2.5	1418	$1,900	$1.34	53d	1	0.06mi
1335 Churchill Ln Lewisburg, TN	3.0	2.5	1418	$1,800	$1.27	36d	1	0.06mi
1406 Saddle Trace Dr Lewisburg, TN	4.0	2.5	1600	$2,200	$1.38	92d	1	0.20mi
1405 Prescott Ln Lewisburg, TN	3.0	2.0	1279	$1,799	$1.41	72d	1	0.23mi
944 Sumerset Cir Lewisburg, TN	3.0	2.0	1025	$1,450	$1.41	92d	1	0.64mi
1101 Acorn Dr Lewisburg, TN	4.0	2.0	1580	$1,898	$1.20	11d	1	0.71mi
314 Preston Ave Unit 333 Lewisburg, TN	3.0	1.0	900	$1,200	$1.33	20d	1	1.45mi
314 Preston Ave Lewisburg, TN	1.0–3.0	1.0	685	$1,200	$1.75	22d	3	1.45mi

Property features AI

Finance

• Financial info: List price $234,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family homeActive listing
• Exterior features: Property located at 1449 Lexington Way, Lewisburg, TN 37091

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec-built Pearson planLiving area approximately 1,418

Listing history 48 events

1. 2026-08-08
   days on market $234,990 Active 65 DOM
2. 2026-08-07
   days on market $234,990 Active 64 DOM
3. 2026-08-06
   days on market $234,990 Active 63 DOM
4. 2026-08-05
   days on market $234,990 Active 62 DOM
5. 2026-08-04
   days on market $234,990 Active 61 DOM
6. 2026-08-03
   days on market $234,990 Active 60 DOM
7. 2026-07-31
   days on market $234,990 Active 57 DOM
8. 2026-07-30
   days on market $234,990 Active 55 DOM
9. 2026-07-28
   days on market $234,990 Active 54 DOM
10. 2026-07-26
    days on market $234,990 Active 52 DOM
11. 2026-07-24
    days on market $234,990 Active 50 DOM
12. 2026-07-23
    days on market $234,990 Active 49 DOM
13. 2026-07-22
    days on market $234,990 Active 48 DOM
14. 2026-07-21
    days on market $234,990 Active 47 DOM
15. 2026-07-20
    days on market $234,990 Active 46 DOM
16. 2026-07-18
    days on market $234,990 Active 44 DOM
17. 2026-07-18
    days on market $234,990 Active 43 DOM
18. 2026-07-16
    days on market $234,990 Active 42 DOM
19. 2026-07-15
    days on market $234,990 Active 41 DOM
20. 2026-07-14
    days on market $234,990 Active 40 DOM
21. 2026-07-13
    days on market $234,990 Active 39 DOM
22. 2026-07-13
    days on market $234,990 Active 38 DOM
23. 2026-07-11
    days on market $234,990 Active 37 DOM
24. 2026-07-10
    days on market $234,990 Active 36 DOM
25. 2026-07-09
    days on market $234,990 Active 35 DOM
26. 2026-07-07
    days on market $234,990 Active 33 DOM
27. 2026-07-06
    days on market $234,990 Active 32 DOM
28. 2026-07-05
    days on market $234,990 Active 31 DOM
29. 2026-07-03
    days on market $234,990 Active 29 DOM
30. 2026-07-02
    days on market $234,990 Active 28 DOM
31. 2026-07-01
    days on market $234,990 Active 27 DOM
32. 2026-06-30
    days on market $234,990 Active 26 DOM
33. 2026-06-29
    days on market $234,990 Active 25 DOM
34. 2026-06-28
    days on market $234,990 Active 24 DOM
35. 2026-06-27
    days on market $234,990 Active 23 DOM
36. 2026-06-27
    days on market $234,990 Active 22 DOM
37. 2026-06-25
    days on market $234,990 Active 20 DOM
38. 2026-06-22
    days on market $234,990 Active 18 DOM
39. 2026-06-21
    days on market $234,990 Active 17 DOM
40. 2026-06-18
    days on market $234,990 Active 14 DOM
41. 2026-06-17
    days on market $234,990 Active 13 DOM
42. 2026-06-16
    days on market $234,990 Active 12 DOM
43. 2026-06-15
    days on market $234,990 Active 11 DOM
44. 2026-06-13
    days on market $234,990 Active 9 DOM
45. 2026-06-09
    days on market $234,990 Active 5 DOM
46. 2026-06-08
    days on market $234,990 Active 4 DOM
47. 2026-06-07
    remarks 699-char remark
48. 2026-06-07
    listed $234,990 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,763
• − Mortgage interest: −$13,163
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$6,836
• Taxable loss: −$5,578
• Est. tax savings @ 24.0%: +$1,339
• After-tax cash flow: $-166/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 · 1 photo

Good 75/100 None rehab

This modern townhome is in excellent condition with a good condition score of 75. It is move-in ready with minimal maintenance required.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers ↑
• Both Lighting — Upgrading lighting can make the home more inviting and energy-efficient ↑

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Oak Grove Elementary Middle Lewisburg Middle School F TN #176/333 Nat'l #11,208/14,009 High Marshall Co High School F TN #117/332 Nat'l #12,251/17,239

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

D Composite livability gradescore 59/100

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
• County: Marshall · 33,222 people
• Population (ZIP): 23,991
• Household income: $61,887
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 4% of renters

---

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

Property features AI

Finance

• Financial info: List price $234,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family homeActive listing
• Exterior features: Property located at 1449 Lexington Way, Lewisburg, TN 37091

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec-built Pearson planLiving area approximately 1,418