Real Estate Investing in Nashville, Tennessee (37189)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 37189 (Nashville, TN)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Nashville, TN (37189)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 37189 Nashville
This part of Davidson County is not an easy win. The 37189 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 37189 is healthy only for operators who understand what they are buying. A $400K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 37189's metrics run below Davidson County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The demographic picture in 37189 includes headwinds that any investor should price in. Income distribution skews lower than Nashville averages, and tenant stability requires active management.
The right play in 37189 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 Nashville:
Property Strategy for 37189
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $308,238 | $1,480 | 3.5% | +7.7% | $154,119 |
| 3BR | $374,710 | $1,890 | 3.6% | +7.2% | $124,903 |
| 4BR | $523,088 | $2,310 | 3.2% | +7.7% | $130,772 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 37189 Compare?
| Metric | 37189 | Nashville | Nashville-Davidson--Murfreesboro--Franklin, TN | Tennessee |
|---|---|---|---|---|
| Home Value | $400,234 | $470,816 | N/A | $327,001 |
| 5-Year CAGR | 4.7% | 4.4% | N/A | 7.7% |
| Avg Rent | $1,950 | $1,948 | N/A | - |
| Cap Rate | 3.8% | 3.1% | - | - |
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 37189 (Nashville, TN). Anonymous, moderated, never written by AI.
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Property managers serving Davidson County
Manage rentals here? List your business →All County Music City provides full-service residential property management in Nashville, TN, and surrounding areas, focusing on maximizing rental property investment returns. summary from their website
ZoDev Design specializes in 3D architectural renderings and animations for commercial and residential architectural development projects. summary from their website
Elmington specializes in multifamily real estate development. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $400,234 |
| Monthly Rent | $1,950 |
| Price-to-Rent | 17.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | +0.3% ▲ |
| 3-Year CAGR | +0.6% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 37189
Population: 3,591
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 37189
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.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
What is the average home sale price in Nashville, TN?
Expect median prices around $400K in Nashville, TN. The market has run at a 0.0% 5-year CAGR, so entry costs have been predictable.
Is Nashville, TN a good place for real estate investing?
Yes - Nashville, TN a 3.0/5 investability score. With $400K home prices against $1,950/mo monthly rent, the market delivers a reasonable entry point for new investors.
Are tenants stable in Nashville, TN?
Working renters make up the core of the Nashville, TN tenant base. The pool is reasonable for investors targeting long-term holds.
How do landlord-tenant laws work in Nashville, TN?
TN law landlord-friendly for landlords, and Nashville inherits those rules. Investors should still review local ordinances for rental licensing.
How do experienced investors play Nashville, TN?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Nashville, TN. The numbers - $400K homes against $1,950/mo rents - support that play.
You know 37189 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 37189 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.
How 37189 ranks in Nashville-Davidson--Murfreesboro--Franklin, TN
Every ZIP in this metro, ranked. Free.
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