Neighborhood
Townes at River Oaks
Lebanon, Tennessee US
Townes at River Oaks in Lebanon, Tennessee offers an in-line price position versus Lebanon and about 1% above Tennessee, with a gross yield of 4.8% and prices up 2.4% over the past year. The profile combines moderate walkability of 51 with education in the 43rd percentile, while the Red Flag score of 88 points to elevated overall risk. The main strength is the yield level; the main risk is the high Red Flag score.
AI Summary•Updated May 2026
Area
0.02 mi²
ZIP Code
37087
County
Wilson County
State
Tennessee
Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5US Census ACS / TIGER 2024
Verified Price · Median Sale
$439,869
YoY+2.4%
Gross Rental Yield
4.8%
Listed rent · ZORI annualized
Red Flag Index
Very High
88 / 100
Walkability Score
51
OpenStreetMap POI density · national percentile
Education Score
43 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
45
DistrictScore attractiveness · national model
Townes at River Oaks Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent for Townes at River Oaks, Lebanon.
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Sign in to view — freeMarket Economics Snapshot
May 2026| Metric | Value | YoY |
|---|---|---|
| Median Sale Price | $439,869 | +2.4% |
| Price / Sq Ft (Verified) | $216/sqft | +0.9% |
| Asking Rent (Median) | $1,753/mo | +3.7% |
| Gross Rental Yield | 4.8% | — |
| Liquidity Score | 62 / 100 | Moderate |
| Homes Sold (Period) | 363 | +5.8% |
Is Townes at River Oaks Safe? Natural-Hazard Risk
FEMA National Risk Index composite across eight hazards, plus inherited Tennessee crime context.
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Sign in to view — free What Stands Out AI Insight
Liquid resale market — liquidity 62/100
Active transaction volume — 363 homes sold last period
Flood risk is Very High (100/100)
Earthquake risk is Very High (100/100)
Insights are generated from Townes at River Oaks's live DistrictScore metrics.
Townes at River Oaks Environment & Safety
Satellite PM2.5 air-quality history, FBI UCR crime trend (Tennessee-level, the finest official aggregation), EPA radon potential and point-source hazard screening.
Air Quality — PM2.5
2015–20245.2 µg/m³ Meets EPA, above WHO guideline-15.9% since 2015
EPA 9WHO 5
20152024
Annual mean fine-particle (PM2.5) concentration at the Townes at River Oaks centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 23% of U.S. neighborhoods.
Tennessee Crime Trend
FBI UCR20132024
All crimes / 1k
Violent / 1k
| Year | Crimes / 1k | Violent / 1k | YoY |
|---|---|---|---|
| 2024 | 26.2 | 5.9 | -11.8% |
| 2023 | 30.1 | 6.4 | +2.8% |
| 2022 | 29.7 | 6.4 | +2.6% |
| 2021 | 29.3 | 6.7 | -6.4% |
| 2020 | 31.7 | 6.7 | -2.1% |
| 2019 | 32.6 | 6.0 | — |
Reported at the state level — the finest official US crime aggregation; Townes at River Oaks inherits the Tennessee figures.
Radon Potential
EPAZone 1
Zone 1 — Highest potential · Townes at River Oaks
EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.
Walkability & Amenities in Townes at River Oaks
Amenity density and pedestrian access from OpenStreetMap points of interest.
Walkability & Amenities
OpenStreetMap POI51
Somewhat Walkable
Walkability Score
0
Grocery
0
Dining
1
Schools
0
Universities
0
Hospitals
0
Pharmacies
0
Parks
0
Rail Transit
0
Coworking
POI counts are amenities within Townes at River Oaks's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.
Townes at River Oaks vs Lebanon vs Tennessee
How Townes at River Oaks benchmarks against its city and state medians.
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Sign in to view — freeBuying Property in the US as a Foreigner
Federal & Tennessee tax facts for non-resident buyers, plus the latest local market news.
Buying as a Foreigner
US Tax & OwnershipApplies to everyone7
Capital Gains (Federal)
Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).
Property Tax
Property tax: ~0.46% average effective rate (statewide average; set and collected locally).
State Income Tax
No state income tax — rental income is not taxed at the state level.
State Capital Gains
No state capital gains tax.
Transfer Tax
Real estate transfer tax: 0.37%.
Assessment Cap
No Proposition 13-style assessment cap; property is reassessed at market value.
Mansion Tax / Rent Control
No statewide mansion tax or statewide rent control.
US citizens & tax residents6
Primary-Home Exclusion
Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.
1031 Like-Kind Exchange
A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.
Depreciation Recapture
Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).
Mortgage Interest Deduction
Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).
Opportunity Zones
Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.
Rental Income (Resident)
Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.
Foreign buyers (non-residents)5
FIRPTA (Foreign Sellers)
FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.
Non-Resident Capital Gains
Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.
Non-Resident Rental Tax
Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).
Estate Tax (Non-Resident)
Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.
ITIN Requirement
Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.
Talk to a US real-estate tax advisor
FIRPTA, ITIN & Tennessee property-tax guidance for foreign buyers
Townes at River Oaks Real Estate FAQ
Townes at River Oaks in Lebanon, Tennessee shows a gross yield of 4.8% and prices up 2.4% over the past year, which supports a yield-and-growth profile. It is priced in line with Lebanon and about 1% above Tennessee, but the Red Flag score of 88 indicates elevated overall risk.
Neighborhoods near Townes at River Oaks
Compare Townes at River Oaks with nearby neighborhoods in Lebanon.
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