Real Estate Investing in Bluff City, Tennessee (37618)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 37618 (Bluff City, TN)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.5% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Bluff City, TN (37618)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 37618 Bluff City
On balance, ZIP 37618 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $286K median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 37618 registers the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within TN, ZIP 37618 trails on several market indicators that neighboring Sullivan County submarkets outperform. The gap is real and robust enough to shape underwriting.
The demographic picture in 37618 includes headwinds that any investor should price in. Income distribution skews lower than Bluff City averages, and tenant stability requires active management.
leans the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Bluff City:
Property Strategy for 37618
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $194,699 | $1,100 | 4.1% | +10.3% | $97,349 |
| 3BR | $305,857 | $1,410 | 3.3% | +10.7% | $101,952 |
| 4BR | $391,306 | $1,540 | 2.8% | +10.0% | $97,827 |
Market Trends
Home Value History (with trend line)
📊 How Does 37618 Compare?
| Metric | 37618 | Bluff City | Tennessee |
|---|---|---|---|
| Home Value | $286,127 | $286,127 | $327,001 |
| 5-Year CAGR | 7.3% | 7.3% | 7.7% |
| Avg Rent | $990 | $990 | - |
| Cap Rate | 2.7% | 2.7% | - |
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 37618 (Bluff City, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $286,127 |
| Monthly Rent | $990 |
| Price-to-Rent | 24.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +4.5% ▲ |
| 5-Year CAGR | +7.3% ▲ |
| 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 (2.7%). 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 37618
Population: 13,208
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 37618
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 4,709 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is vacancy a concern in Bluff City, TN?
Expect elevated vacancy in Bluff City, TN. Rents at $990/mo are absorbed by the tenant base without meaningful lag.
What is the typical renter like in Bluff City, TN?
Bluff City, TN offers a stable renter base at the $990/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is Bluff City, TN a good market for buy-and-hold investors?
Our data puts Bluff City, TN at 3.0/5 for investability. Home prices of $286K and rents around $990/mo create a solid backdrop for investor activity.
What is the best play in Bluff City, TN?
Bluff City, TN investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($286K prices, $990/mo rents) make it a reasonable choice.
Where do home prices stand in Bluff City, TN?
Bluff City, TN home values average about $286K. That price point suits investors targeting rentals with $990/mo in monthly income.
You know 37618 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 37618 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 37618 ranks in Kingsport-Bristol, TN-VA
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