diff --git a/pyparsing/exceptions.py b/pyparsing/exceptions.py
index 5324abfa..7775ed37 100644
--- a/pyparsing/exceptions.py
+++ b/pyparsing/exceptions.py
@@ -5,15 +5,16 @@
 import re
 import sys
 import typing
+from functools import cached_property
 
+from .unicode import pyparsing_unicode as ppu
 from .util import (
+    _collapse_string_to_ranges,
     col,
     line,
     lineno,
-    _collapse_string_to_ranges,
     replaced_by_pep8,
 )
-from .unicode import pyparsing_unicode as ppu
 
 
 class _ExceptionWordUnicodeSet(
@@ -134,34 +135,51 @@ def _from_exception(cls, pe) -> ParseBaseException:
         """
         return cls(pe.pstr, pe.loc, pe.msg, pe.parser_element)
 
-    @property
+    @cached_property
     def line(self) -> str:
         """
         Return the line of text where the exception occurred.
         """
         return line(self.loc, self.pstr)
 
-    @property
+    @cached_property
     def lineno(self) -> int:
         """
         Return the 1-based line number of text where the exception occurred.
         """
         return lineno(self.loc, self.pstr)
 
-    @property
+    @cached_property
     def col(self) -> int:
         """
         Return the 1-based column on the line of text where the exception occurred.
         """
         return col(self.loc, self.pstr)
 
-    @property
+    @cached_property
     def column(self) -> int:
         """
         Return the 1-based column on the line of text where the exception occurred.
         """
         return col(self.loc, self.pstr)
 
+    @cached_property
+    def found(self) -> str:
+        if not self.pstr:
+            return ""
+
+        if self.loc >= len(self.pstr):
+            return "end of text"
+
+        # pull out next word at error location
+        found_match = _exception_word_extractor.match(self.pstr, self.loc)
+        if found_match is not None:
+            found = found_match.group(0)
+        else:
+            found = self.pstr[self.loc : self.loc + 1]
+
+        return repr(found).replace(r"\\", "\\")
+
     # pre-PEP8 compatibility
     @property
     def parserElement(self):
@@ -174,21 +192,12 @@ def parserElement(self, elem):
     def copy(self):
         return copy.copy(self)
 
+    def formatted_message(self):
+        found_phrase = f", found {self.found}" if self.found else ""
+        return f"{self.msg}{found_phrase}  (at char {self.loc}), (line:{self.lineno}, col:{self.column})"
+
     def __str__(self) -> str:
-        if self.pstr:
-            if self.loc >= len(self.pstr):
-                foundstr = ", found end of text"
-            else:
-                # pull out next word at error location
-                found_match = _exception_word_extractor.match(self.pstr, self.loc)
-                if found_match is not None:
-                    found = found_match.group(0)
-                else:
-                    found = self.pstr[self.loc : self.loc + 1]
-                foundstr = (", found %r" % found).replace(r"\\", "\\")
-        else:
-            foundstr = ""
-        return f"{self.msg}{foundstr}  (at char {self.loc}), (line:{self.lineno}, col:{self.column})"
+        return self.formatted_message()
 
     def __repr__(self):
         return str(self)