625 6th Ave S · Lewisburg, TN 37091

$420,000

4 bd · 2.0 ba · 1,750 sqft · SingleFamily public records · 11 Days on market

Built 1964 0.43 ac lot Est $334k · 26% over

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Why this score? — see what drove the F 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 +3.8/30.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Property! Large Lot (.43 Acre) in Great Location; 4 Bedrooms, 2 Baths; Workshop Area in Garage; Large Den Area in Basement; Replacement Windows; Selling As-Is; Owner/Agent

Key facts

• Large deck
• Renovated kitchen
• Updated bathrooms

Tags

• RENOVATED KITCHEN
• UPDATED BATHROOMS
• FINISHED WALK OUT BASEMENT
• SPACIOUS RECREATION ROOM
• LARGE DECK
• SECLUDED BACKYARD

Property features AI

Finance

• Financial info: $1,210 annual tax (reported)

Exterior

• Parking: No covered spaces reported; No parking total reported
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; Two levels; Renovated
• Construction: Brick construction; Slab foundation
• Exterior features: Private lot; Deck

Interior

• Kitchen: Electric oven, electric range, dishwasher, microwave
• Bedrooms: 4 bedrooms total, with 2 bedrooms on the main level
• Flooring: Wood flooring; Tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric oven, electric range, dishwasher, microwave; Wood and tile flooring; No basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (51.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (61.9% below list).
• Recommended offer: $160k (61.9% below list) — sets the bar for 1% rule.
• Cap rate 2.8% vs local median 3.8% in Lewisburg — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 269 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $13k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago; this cycle's ask is 17400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $195k; list at $420k implies a 115% gain — meaningful room to come down on a strong offer.

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 $160,000 (61.9% 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. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.38% ✗
• Cap rate: 2.82%
• Cash-on-cash: -12.39%
• DSCR: 0.45
• GRM: 21.9

CMA / ARV

• ARV (on-the-fly): $334,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
627 Lloyd St	0.13mi	3/2.0 (-1)	1,725 (-1%)	13mo	$235,000	$136	76
726 Lynnwood Ave	0.08mi	3/2.5 (-1)	1,864 (+6%)	8mo	$397,900	$213	72
204 E Berkley Cir	0.57mi	4/3.0	1,711 (-2%)	1mo	$326,000	$191	65
731 Cedar St	0.48mi	3/1.5 (-1)	1,676 (-4%)	0mo	$195,000	$116	64
632 Colburn Dr	0.22mi	3/2.0 (-1)	1,536 (-12%)	7mo	$262,500	$171	58
830 Meadow St	0.33mi	3/2.0 (-1)	1,836 (+5%)	17mo	$375,000	$204	58
531 Highland Ave	0.62mi	4/2.5	1,732 (-1%)	14mo	$352,500	$204	56
435 Forest St	0.35mi	3/1.5 (-1)	1,535 (-12%)	9mo	$290,000	$189	49
324 Water St	0.68mi	3/1.5 (-1)	1,800 (+3%)	11mo	$136,500	$76	47
535 Clayton Ave	0.68mi	3/2.0 (-1)	1,574 (-10%)	6mo	$245,000	$156	41
115 Cecil St	0.44mi	3/2.0 (-1)	1,500 (-14%)	16mo	$299,999	$200	37
1159 White Dr	0.74mi	3/2.0 (-1)	1,560 (-11%)	7mo	$355,000	$228	36

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: -39.4%
• Equity multiple: -0.24×
• Total profit: $-145,638
• Equity at exit: $62,623

10-year hold

• IRR: -62.4%
• Equity multiple: -0.93×
• Total profit: $-227,371
• Equity at exit: $36,314

Cash invested: $117,600 (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: 21.9×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$2,203
• Tax from tax record: −$101 /mo · $1,210/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-1,214

Break-even live

Break-even rent $3,137

Max offer price $205,478

Occupancy floor —

Sensitivity live

Price	-10% $-977	-5% $-1,095	+0% $-1,214	+5% $-1,333	+10% $-1,452
Rent	-10% $-1,341	-5% $-1,278	+0% $-1,214	+5% $-1,151	+10% $-1,088
Rate	-1.0pp $-1,003	-0.5pp $-1,108	base $-1,214	+0.5pp $-1,323	+1.0pp $-1,434

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
968 Foxboro Dr Lewisburg, TN	3.0	2.0	1472	$1,600	$1.09	44d	1	0.89mi
335 E Hill Ave Lewisburg, TN	3.0	2.0	1800	$5,000	$2.78	44d	1	0.90mi
174 Mackenzie Way Lewisburg, TN	3.0	2.5	1474	$1,600	$1.09	24d	1	1.06mi
174 Mackenzie Way Lewisburg, TN	3.0	2.5	1474	$1,600	$1.09	22d	1	1.06mi

Listing history 7 events

1. 2026-06-21
   days on market $420,000 Coming Soon 11 DOM
2. 2026-06-18
   days on market $420,000 Coming Soon 8 DOM
3. 2026-06-17
   days on market $420,000 Coming Soon 7 DOM
4. 2026-06-16
   days on market $420,000 Coming Soon 6 DOM
5. 2026-06-15
   days on market $420,000 Coming Soon 5 DOM
6. 2026-06-13
   remarks 698-char remark
7. 2026-06-13
   listed $420,000 Coming Soon 3 DOM

ⓘ 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: $1,210 · $101/mo
• Projected year-2 tax: $2,982 · $248/mo
• Expected delta: +$1,772/yr (+$148/mo · 146.4%)

ⓘ 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 14% 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: $19,200
• − Mortgage interest: −$23,527
• − Property taxes: −$1,210
• − Insurance: −$2,100
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$12,218
• Taxable loss: −$22,927
• Est. tax savings @ 24.0%: +$5,502
• After-tax cash flow: $-9,070/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

+115.4% since first listed

8 events — show timeline

• 2026-06-10 Coming Soon $420,000 REALTRACS as Distributed by MLS Grid
• 2024-08-09 Rental Removed $2,400 TURBOTENANT
• 2024-07-09 Listed for Rent $2,400 TURBOTENANT
• 2023-07-20 Rental Removed — TURBOTENANT
• 2022-09-12 Sold (Public Records) $195,000 Public Records
• 2022-09-09 Sold (MLS) $195,000 REALTRACS as Distributed by MLS Grid
• 2022-08-12 Contingent — REALTRACS as Distributed by MLS Grid
• 2022-08-09 Listed $195,000 REALTRACS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $1,210 · +7.9% YoY. Source: county tax records.