Real Estate Investing in Cleveland, Tennessee
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in Cleveland, TN? Our answer, based on the numbers below.
For Homebuyers
GOOD FIT
Grade B (70/100)
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
For Investors
MIXED
3.0 / 5
(47/100)
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
Risks to Know
1 flag
- Elevated vacancy: 8.0% vacancy may signal weakening demand.
What’s happening in Cleveland, TN?
Click any question — our AI will research it live from the web and show you sources.
🏦 30-yr Fixed Rate:
6.76%
as of Sep 10
Source: Freddie Mac PMMS
Avg Investability
★★★★★
Avg Home Value
$212,656
Avg Monthly Rent
$1,354
ZIP Codes
6
Market Trends — Cleveland, TN
Home Value History
Rent History
Local Pulse Report
AI-researched developments and news for Cleveland, TN. Updated on demand as visitors ask.
Growth & development in Cleveland, TN Updated 133 days ago
Cleveland, TN is experiencing significant growth with new businesses, major employer expansions, and extensive residential and infrastructure development.
Opportunities
- SK Food Group is investing $205.2 million in a new 525,000-square-foot manufacturing facility in Cleveland, projected to create 840 jobs by 2030. — This brings a substantial number of new, quality jobs and significant capital investment to the area. TN.gov
- Jack's Family Restaurants is opening a new location at 332 25th St NE, bringing 50-60 new jobs to Cleveland. — This expands dining options and creates new employment opportunities for residents. Jack's Family Restaurants
- Weigel's opened a new convenience store in Cleveland in October 2024, offering fresh food, beverages, and essential items. — This provides a new, convenient retail option for local residents. Vertex AI Search
- The city of Cleveland acquired the 50-acre former Whirlpool Plant sites in downtown in August 2025 for future revitalization and development. — This opens up a large area for new development, potentially improving downtown vitality and property values. Lee Clarion
- The Main Street Downtown Improvement Grant project was completed, making downtown more pedestrian-friendly and renovating 14 building facades. — This enhances the aesthetic appeal and walkability of downtown, encouraging more visitation and business investment. Tennessee Town & City
Concerns
- Employment in the Cleveland, TN MSA declined by 1.4% over the year ending in Q3 2024. — This indicates a contraction in the overall job market, potentially limiting employment opportunities. Cleveland, TN MSA Report
Bottom line: Cleveland is experiencing substantial development and job growth, particularly in manufacturing and residential sectors, despite a recent slight dip in overall employment.
Local news & events in Cleveland, TN Updated 133 days ago
{ "summary": "Cleveland, TN has seen a mix of community engagement and ongoing concerns regarding crime and infrastructure over the past year.", "positives": [ { "fact": "Cleveland hosts numerous community events throughout the year, including th
{ "summary": "Cleveland, TN has seen a mix of community engagement and ongoing concerns regarding crime and infrastructure over the past year.", "positives": [ { "fact": "Cleveland hosts numerous community events throughout the year, including th
Schools in Cleveland, TN Updated 133 days ago
Cleveland City Schools has achieved a top performance rating and is actively expanding facilities to accommodate growing enrollment, while also planning for future growth with new school proposals.
Opportunities
- Cleveland City Schools earned the highest possible TVAAS Level 5 rating in November 2024 for exceptional student achievement growth. — This indicates high educational quality and effective teaching, providing better opportunities for students. Cleveland City Schools
- Cleveland High School reported a 94.4% graduation rate for 2023-2024, exceeding the state average. — High graduation rates reflect successful student outcomes and preparedness for post-secondary paths. Cleveland City Schools
- In December 2023, the Board approved a $2.9 million expansion for Candy's Creek Cherokee Elementary School, adding six classrooms. — This expansion addresses increasing enrollment and provides more capacity for quality education. Cleveland City Schools
- Cleveland City Schools proposed building two new community elementary schools in May 2025 to meet rising enrollment needs. — Proactive facility planning ensures continued access to high-quality, neighborhood-based education for a growing population. Cleveland City Schools
- The district is exploring a new intermediate school and high school expansion to accommodate evolving student population needs. — Future-oriented planning aims to prevent overcrowding and maintain educational quality as the community grows. Cleveland City Schools
Bottom line: Cleveland City Schools demonstrates strong academic performance and is actively investing in facility expansions to manage significant enrollment growth.
Sources & references
Civic & policy in Cleveland, TN Updated 133 days ago
Cleveland, TN has seen recent government decisions impacting property taxes, zoning, and utility infrastructure, alongside state-level changes in education and public safety.
Opportunities
- Cleveland City Council approved a 2026 budget allocating an additional $17.5 million for infrastructure, housing, safety, and parks and recreation. — This investment aims to improve various aspects of city life and services for residents. Cleveland City Council
- The city is upgrading utility infrastructure around Exit 20 to support higher-density commercial and residential development. — This prepares for future growth, potentially bringing more businesses, retail, and housing options. YouTube (Chris Roberts, Realtor)
- The former Whirlpool site, nearly 50 acres downtown, has been acquired by the city for a 5-10 year redevelopment vision including green space and entertainment. — This long-term project could revitalize the downtown area, offering new amenities and improved walkability. YouTube (Chris Roberts, Realtor)
- Tennessee State University reached an agreement with the state to reallocate $96 million for university operations and invest in infrastructure. — This helps stabilize a state institution, which can positively impact the broader Tennessee economy and educational opportunities. The Center Square, TSU Newsroom
- New state laws effective July 1, 2025, include online boating license exams and prohibiting service providers from charging for extra billing cycles upon cancellation. — These changes offer increased convenience and consumer protection for residents. WGNS Radio
Concerns
- Cleveland City Council approved a 3.16-cent property tax increase to fund new school construction, a transitional housing facility, an aquatic center, and road widening. — This increases the financial burden on property owners in the city. Mix 104.1 WCLE
- The Bradley County Commission voted against funding a $75,000 paving project for the County Fire facility on Minnis Road. — This decision may delay improvements to essential emergency services infrastructure. Mix 104.1 WCLE
- Cleveland City Council voted down a proposed zoning change in the Spring Creek development that would have allowed ground-floor apartments and increased height limits. — This decision limits potential housing density and commercial space in a stalled development, potentially hindering growth and housing options. Mix 104.1 WCLE
- Tennessee lawmakers are cracking down on hemp regulations, with a proposed bill (HB 1148) that would ban the sale of all products with THCA. — This could significantly impact local hemp businesses, leading to substantial revenue drops and limiting consumer access to certain products. Local 3 News
- Tennessee lawmakers replaced the board of trustees at Tennessee State University, citing mismanagement despite the university being underfunded for years. — This state intervention raises concerns about the autonomy and stability of a public institution, potentially impacting its long-term educational mission. The Washington Post
Bottom line: Cleveland is experiencing growth-oriented initiatives alongside increased property taxes and some restrictive state-level policy changes.
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
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Best ZIP codes in Cleveland, TN
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Landlord Ground Truth
Real numbers from people who own or manage rentals in Cleveland, TN. Anonymous, moderated, never written by AI.
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Avg Home Value
$212,656
Avg Monthly Rent
$1,354
1% Rule
✗ Below
Landlord Friendly (TN)
★★★★★
❄️
Cool Market
— Cleveland, TN metro
84
Days to pending
11.8%
Listings with price cuts
0.0%
Sale-to-list ratio
📅 Data as of August 29, 2026 — updated weekly
🎓 Colleges & Universities in Cleveland
4 Colleges
7,694 Students
1,008 Off-Campus Renters
C+
4-Year Private · 3,680 students
C
Vocational Private · 259 students
C
2-Year Public · 3,254 students
📍 ~1,008 students rent off-campus
C
4-Year Private · 501 students
Investor Insight: With 1,008 students living off-campus, Cleveland has substantial rental demand from the college population — typically stable, lease-renewing tenants.
ZIP Codes in Cleveland, TN
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View PlansFrequently Asked Questions About Cleveland, TN
How tight is the rental market in Cleveland, TN?
Cleveland, TN carries elevated vacancy risk. Expect measured absorption at market rents of $1,354/mo.
What are rental rates like in Cleveland, TN?
Average rent in Cleveland, TN is approximately $1,354/mo per month. Against $213K home values that yields a reasonable rent-to-price ratio.
What is the tenant pool like in Cleveland, TN?
Expect a solid tenant pool in Cleveland, TN. The rental market absorbs $1,354/mo rents without meaningful friction.
What approach is best for Cleveland, TN real estate?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Cleveland, TN. The numbers - $213K homes against $1,354/mo rents - support that play.
What is the average home sale price in Cleveland, TN?
Expect median prices around $213K in Cleveland, TN. The market has run at a 0.0% 5-year CAGR, so entry costs have been consistent.
Community Ratings
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