Real Estate Investing in Waverly, Tennessee (37185)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 37185 (Waverly, 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: 26.7% of homes vacant — above national norms.
- Higher unemployment: 7.0% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Waverly, TN (37185)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 37185 Waverly
This part of Humphreys County is not an easy win. The 37185 ZIP sits at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $900/mo on a $248K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 37185 sits below the stated 0.0% once reality is priced in.
In the broader TN picture, 37185 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Employment concentration in 37185 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 37185 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Waverly:
Property Strategy for 37185
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $184,510 | $1,000 | 3.9% | +11.5% | $92,255 |
| 3BR | $250,114 | $1,250 | 3.6% | +11.2% | $83,371 |
| 4BR | $329,558 | $1,400 | 3.1% | +10.3% | $82,390 |
Market Trends
Home Value History (with trend line)
📊 How Does 37185 Compare?
| Metric | 37185 | Waverly | Tennessee |
|---|---|---|---|
| Home Value | $248,138 | $248,138 | $327,001 |
| 5-Year CAGR | 6.7% | 6.7% | 7.7% |
| Avg Rent | $900 | $900 | - |
| Cap Rate | 2.8% | 2.8% | - |
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 37185 (Waverly, TN). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 37185 (Waverly, TN)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $248,138 |
| Monthly Rent | $900 |
| Price-to-Rent | 23.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.8% |
| 5-Year IRR | 9.5% |
📈 Home Appreciation
| 1-Year | +7.7% ▲ |
| 3-Year CAGR | +6.7% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +8.9% ▲ |
🏠 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 (2.8%). 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 37185
Population: 9,120
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 37185
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
How strong is tenant demand in Waverly, TN?
Working renters make up the core of the Waverly, TN tenant base. The pool is reasonable for investors targeting long-term holds.
Should investors worry about vacancy in Waverly, TN?
Waverly, TN sees elevated vacancy, which is reasonable relative to the broader TN rental market.
What is the smart move for investors in Waverly, TN?
Most investors in Waverly, TN run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
How viable is house hacking in Waverly, TN?
House hacking in Waverly, TN is a challenging. With home values around $248K and rents at $900/mo, owner-occupants can offset a meaningful share of PITI.
Are landlord laws favorable in Waverly, TN?
Rental owners in Waverly, TN deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 37185 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 37185 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
AI Market Advisor
Ask questions about investing in 37185 (Waverly)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 37185 (Waverly, TN).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.