Real Estate Investing in Ridgely, Tennessee (38080)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38080 (Ridgely, TN)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 16.0% of homes vacant — above national norms.
- Elevated poverty: 27.1% poverty rate — can affect rent collection.
- Lower household income: $38,427 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Ridgely, TN (38080)?
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Market Analysis: 38080 Ridgely
Looking more closely, ZIP 38080 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $113K median. It rewards specialists, not generalists.
Rent of $846/mo on a $113K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 38080 sits below the stated 0.0% once reality is priced in.
ZIP 38080's metrics run below Lake County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 38080 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
appears to 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 Ridgely:
Market Trends
Home Value History (with trend line)
📊 How Does 38080 Compare?
| Metric | 38080 | Ridgely | Dyersburg, TN | Tennessee |
|---|---|---|---|---|
| Home Value | $113,406 | $113,406 | N/A | $327,001 |
| 5-Year CAGR | 4.5% | 4.5% | N/A | 7.7% |
| Avg Rent | $846 | $846 | N/A | - |
| Cap Rate | 5.8% | 5.8% | - | - |
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 38080 (Ridgely, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $113,406 |
| Monthly Rent | $846 |
| Price-to-Rent | 11.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.0% |
| Cap Rate | 5.8% |
| 5-Year IRR | 10.3% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +2.1% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 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 (5.8%). 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 38080
Population: 2,492
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 38080
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 1,084 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What monthly rent should investors expect in Ridgely, TN?
Ridgely, TN rentals go for roughly $846/mo a month. That puts gross yield in solid territory relative to $113K acquisition costs.
Are homes affordable in Ridgely, TN?
Typical homes in Ridgely, TN go for around $113K. The 5-year CAGR of 0.0% measured price movement.
Is Ridgely, TN better for rentals, flips, or BRRRR?
The best-fit strategy in Ridgely, TN is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
How strong is the working-renter base in Ridgely, TN?
Ridgely, TN offers a predictable renter base at the $846/mo rent level. Tenant turnover is reasonable for well-managed properties.
Is Ridgely, TN a smart market for rental property?
Yes - Ridgely, TN a 3.0/5 investability score. With $113K home prices against $846/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 38080 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38080 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 38080 ranks in Dyersburg, TN
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