Real Estate Investing in Calhoun, Tennessee (37309)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 37309 (Calhoun, TN)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Higher unemployment: 8.5% 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 Calhoun, TN (37309)?
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Market Analysis: 37309 Calhoun
Not every below-median market is a bargain. Calhoun's 37309 ZIP shows signals that favor experienced operators who can absorb the risk $259K pricing implies.
For an experienced owner, 37309 can be a a solid fit for hunting ground — but the discount at $259K reflects genuine risk that outside investors often underestimate.
Within TN, ZIP 37309 trails on several market indicators that neighboring McMinn County submarkets outperform. The gap is real and notable enough to shape underwriting.
The 37309 ZIP's population of 2,054 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
Strategy in 37309 is an operator game, not a passive one. Stepping back, entry prices of $259K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Calhoun:
Market Trends
Home Value History (with trend line)
📊 How Does 37309 Compare?
| Metric | 37309 | Calhoun | Athens, TN | Tennessee |
|---|---|---|---|---|
| Home Value | $259,271 | $259,271 | N/A | $327,001 |
| 5-Year CAGR | 5.9% | 5.9% | N/A | 7.7% |
| Avg Rent | $981 | $981 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
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 37309 (Calhoun, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $259,271 |
| Monthly Rent | $981 |
| Price-to-Rent | 22.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 3.0% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +7.1% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 (3.0%). 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 37309
Population: 2,054
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 37309
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
Investor Insight: With 1,281 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Calhoun, TN rate as a rental market?
Calhoun, TN rates 3.0/5 for investability. With median values at $259K and rents near $981/mo, the market offers reasonable fundamentals for rental investors.
What is the smart move for investors in Calhoun, TN?
In Calhoun, TN the notable play is typically careful cash-flow rentals with hands-on management. The combination of $259K prices and $981/mo rents suits that approach.
How qualified is the tenant pool in Calhoun, TN?
Expect a solid tenant pool in Calhoun, TN. The rental market absorbs $981/mo rents without meaningful friction.
Do landlords face vacancy issues in Calhoun, TN?
Rental vacancy in Calhoun, TN is elevated. Investors should budget normal turnover but not chronic empty units.
Can I live-in-and-rent in Calhoun, TN?
The house hack math a challenging in Calhoun, TN. Owner-occupant buyers benefit from the $981/mo rents and $259K home values.
You know 37309 now. You don’t know where it ranks.
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How 37309 ranks in Athens, TN
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