Real Estate Investing in Smithville, Tennessee (37166)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 37166 (Smithville, TN)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 14.4% of homes vacant — above national norms.
What’s happening in Smithville, TN (37166)?
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Market Analysis: 37166 Smithville
Not every below-median market is a bargain. Smithville's 37166 ZIP shows signals that favor experienced operators who can absorb the risk $286K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 37166 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within TN, ZIP 37166 trails on several market indicators that neighboring Dekalb County submarkets outperform. The gap is real and notable enough to shape underwriting.
Employment concentration in 37166 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Smithville's stable or hybrid ZIPs before stepping into 37166. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Smithville:
Property Strategy for 37166
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $225,547 | $1,320 | 4.2% | +12.0% | $112,773 |
| 3BR | $297,325 | $1,660 | 4.0% | +10.4% | $99,108 |
| 4BR | $430,329 | $2,020 | 3.4% | +10.1% | $107,582 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 37166 Compare?
| Metric | 37166 | Smithville | Tennessee |
|---|---|---|---|
| Home Value | $285,967 | $285,967 | $327,001 |
| 5-Year CAGR | 5.6% | 5.6% | 7.7% |
| Avg Rent | $1,400 | $1,400 | - |
| Cap Rate | 3.8% | 3.8% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 37166 (Smithville, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $285,967 |
| Monthly Rent | $1,400 |
| Price-to-Rent | 17.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 9.4% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 10-Year CAGR | +8.7% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.8%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 37166
Population: 15,116
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 37166
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
Does house hacking make sense in Smithville, TN?
House hacking works a challenging in Smithville, TN. Rents of $1,400/mo against $286K acquisition make the strategy solid for owner-occupants.
What is the tenant pool like in Smithville, TN?
Expect a solid tenant pool in Smithville, TN. The rental market absorbs $1,400/mo rents without meaningful friction.
What is the best play in Smithville, TN?
For Smithville, TN, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is rental property easy to operate in Smithville, TN?
The landlord environment in Smithville, TN is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What do landlords charge for rent in Smithville, TN?
Rent in Smithville, TN is around $1,400/mo. The resulting rent-to-value relationship with $286K pricing is reasonable for most investor models.
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