5334 Galen Rd · Lafayette, TN 37083

$309,900

3 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 51 Days on market

Built 2024

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +0.7/10.0

Listing remarks MLS

I have a 3 bed 2 bath 1500 sq ft home on Galen Rd in Lafayette TN (Macon County) for sale. Building completed less than 2 years and it is ready to move in. It’s on a 1.57 acre lot. Has a full length back porch. Really nice tile shower in the master bath. Perfect location if you want to live in a more country setting without being too far from town. $309,900. Message me for more details or if you would like to take a look.

Key facts

• Country setting
• 1.57 acre lot
• Built 2024

Tags

• FULL LENGTH BACK PORCH
• 1.57 ACRE LOT
• COUNTRY SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-413 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (23.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (42.7% below list).
• Recommended offer: $178k (42.7% 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: schools F, amenities F, commute 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.
• Market conditions: 175 active listings in the ZIP; 181 units permitted in Macon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Macon County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $177,572 (42.7% 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 51 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.57% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.71%
• DSCR: 0.75
• GRM: 14.5

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: 20.2%
• Equity multiple: 2.64×
• Total profit: $142,331
• Equity at exit: $279,182

10-year hold

• IRR: 18.4%
• Equity multiple: 6.06×
• Total profit: $439,459
• Equity at exit: $602,068

Cash invested: $86,772 (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: 14.5×

Monthly cashflow live

• Estimated rent: $1,776 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$61 /mo · $733/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-413

Break-even live

Break-even rent $2,298

Max offer price $237,023

Occupancy floor —

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $309,900 Active 51 DOM
2. 2026-06-17
   days on market $309,900 Active 50 DOM
3. 2026-06-16
   days on market $309,900 Active 49 DOM
4. 2026-06-15
   days on market $309,900 Active 48 DOM
5. 2026-06-13
   days on market $309,900 Active 46 DOM
6. 2026-06-12
   days on market $309,900 Active 45 DOM
7. 2026-06-09
   days on market $309,900 Active 42 DOM
8. 2026-06-08
   days on market $309,900 Active 41 DOM
9. 2026-06-08
   days on market $309,900 Active 40 DOM
10. 2026-06-07
    days on market $309,900 Active 39 DOM
11. 2026-06-03
    days on market $309,900 Active 36 DOM
12. 2026-06-02
    days on market $309,900 Active 35 DOM
13. 2026-06-01
    days on market $309,900 Active 34 DOM
14. 2026-05-31
    days on market $309,900 Active 33 DOM
15. 2026-05-12
    listed $309,900 Active 444-char remark

    Show marketing remark (444 chars)

    I have a 3 bed 2 bath 1500 sq ft home on Galen Rd in Lafayette TN (Macon County) for sale. Building completed less than 2 years and it is ready to move in. It’s on a 1.57 acre lot. Has a full length back porch. Really nice tile shower in the master bath. Perfect location if you want to live in a more country setting without being too far from town. $309,900. Message me for more details or if you would like to take a look.

16. 2026-04-27
    listed $309,900 Active
17. 2025-06-20
    soldstatus $289,900

ⓘ 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: $733 · $61/mo
• Projected year-2 tax: $2,200 · $183/mo
• Expected delta: +$1,467/yr (+$122/mo · 200.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,309
• − Mortgage interest: −$17,359
• − Property taxes: −$733
• − Insurance: −$1,550
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$9,015
• Taxable loss: −$10,758
• Est. tax savings @ 24.0%: +$2,582
• After-tax cash flow: $-2,369/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: 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

• 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

+6.9% since first listed

3 events — show timeline

• 2026-05-12 Listed $309,900 FSBO.com
• 2026-04-27 Listed $309,900 Fizber.com
• 2025-06-20 Sold (Public Records) $289,900 Public Records