907H Freeman St Unit H · Lafayette, TN 37083

$185,000

2 bd · 1.5 ba · 1,088 sqft · Townhouse · 45 Days on market

Built 2024 Good condition $25/mo HOA · 1% of rent

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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 +14.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0

Listing remarks

Exceptional All Brick Townhouse that offers - 1088 sq. ft. , 2 bedrooms, 1 full bath, 1 half bath, living room, kitchen with appliances, laundry room, covered porch, encapsulated crawlspace & more! Take advantage of the seller's financing offer which secures a mortgage payment of only $650/mo for 3 years! Call today to discuss this exciting offer!

Key facts

• $25 HOA
• Built 2024
• Listed 45 days

Property features AI

Finance

• Other: Living area reported as 1,088 square feet (owner provided)
• HOA & community: HOA with $25 monthly fee covering grounds maintenance

Exterior

• Parking: No designated covered spaces noted; No parking total specified
• Utilities: Public water; Public sewer; Utilities: Water available
• Home design: Attached townhouse; One story
• Construction: Brick construction; Existing (year built not specified)
• Exterior features: Brick exterior; Condominium common interest; Public water available; Public sewer

Interior

• Kitchen: Oven, Dishwasher, Microwave, Refrigerator; Kitchen approximately 10x12
• Bedrooms: Two bedrooms (both about 12x12)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bath and one half bath; Master bathroom with double vanity
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Oven, Dishwasher, Microwave, Refrigerator; Crawl space basement (no finished basement); Double vanity in master bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $49 ($590/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (7.4% below list).
• Recommended offer: $171k (7.4% 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: amenities F, commute F, employment 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.
• Zoned schools: Central Elementary (math 42% / reading 32%, grade F, #272 of 952 statewide, top 31%, 450 students, 0% FRL); Macon County High School (math 21% / reading 32%, grade F, #112 of 332 statewide, top 35%, 967 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 175 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 181 units permitted in Macon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Macon County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($179k) 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,228 (7.4% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 9.0

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: 25.1%
• Equity multiple: 3.01×
• Total profit: $103,931
• Equity at exit: $166,663

10-year hold

• IRR: 22.1%
• Equity multiple: 6.86×
• Total profit: $303,677
• Equity at exit: $359,414

Cash invested: $51,800 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,712 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$25
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $49

Break-even live

Break-even rent $1,650

Max offer price $185,000

Occupancy floor 92%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Cherokee Dr Lafayette, TN	3.0	2.0	1300	$1,900	$1.46	43d	1	0.61mi
217 Cherokee Dr Unit 16 Lafayette, TN	3.0	2.0	1200	$1,900	$1.58	43d	1	0.63mi
100 Apache Pt Lafayette, TN	3.0	2.0	1300	$1,900	$1.46	43d	1	0.64mi
155 Lafayette Rd Lafayette, TN	1.0–2.0	1.0–2.0	795	$1,036	$1.30	2d	11	0.64mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 16 events

1. 2026-06-16
   status $185,000 Pending 45 DOM
2. 2026-06-15
   days on market $185,000 Active Under Contract 45 DOM
3. 2026-06-13
   days on market $185,000 Active Under Contract 43 DOM
4. 2026-06-12
   days on market $185,000 Active Under Contract 42 DOM
5. 2026-06-09
   days on market $185,000 Active Under Contract 39 DOM
6. 2026-06-08
   days on market $185,000 Active Under Contract 38 DOM
7. 2026-06-08
   days on market $185,000 Active Under Contract 37 DOM
8. 2026-06-07
   days on market $185,000 Active Under Contract 36 DOM
9. 2026-06-03
   days on market $185,000 Active Under Contract 33 DOM
10. 2026-06-02
    days on market $185,000 Active Under Contract 32 DOM
11. 2026-06-01
    days on market $185,000 Active Under Contract 31 DOM
12. 2026-05-31
    days on market $185,000 Active Under Contract 30 DOM
13. 2026-05-19
    historical Active Under Contract
14. 2026-05-01
    listed $185,000 Active
15. 2026-04-25
    historical
16. 2026-03-31
    listed $185,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,547
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − HOA: −$300
• − Depreciation: −$5,382
• Taxable loss: −$2,485
• Est. tax savings @ 24.0%: +$596
• After-tax cash flow: $1,187/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 · 12 photos

Good 80/100 None rehab

This well-maintained, move-in-ready townhouse offers a good investment opportunity with minimal repairs and updates needed.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Flooring replacement (every 10-15 years) — Improves comfort and appearance
• Both Appliance replacement (every 10-15 years) — Maintains modern look and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Flooring replacement (every 10-15 years) — Improves comfort and appearance ↑
• Both Appliance replacement (every 10-15 years) — Maintains modern look and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Lafayette, TN
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-19 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-05-01 Listed $185,000 REALTRACS as Distributed by MLS Grid
• 2026-04-25 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-03-31 Listed $185,000 REALTRACS as Distributed by MLS Grid