Real Estate Investing in Bolivar, Tennessee (38008)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38008 (Bolivar, 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.
- High vacancy: 14.3% of homes vacant — above national norms.
- Higher unemployment: 12.2% 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 Bolivar, TN (38008)?
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Market Analysis: 38008 Bolivar
Not every below-median market is a bargain. Bolivar's 38008 ZIP comes in at signals that favor experienced operators who can absorb the risk $153K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 38008 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 38008 among TN's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 38008 ZIP's population of 9,351 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
The 38008 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Bolivar:
Property Strategy for 38008
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $167,532 | $1,420 | 6.1% | +11.7% | $55,844 |
| 4BR | $249,962 | $1,490 | 4.3% | +10.1% | $62,491 |
Market Trends
Home Value History (with trend line)
📊 How Does 38008 Compare?
| Metric | 38008 | Bolivar | Tennessee |
|---|---|---|---|
| Home Value | $153,314 | $153,314 | $327,001 |
| 5-Year CAGR | 6.7% | 6.7% | 7.7% |
| Avg Rent | $918 | $918 | - |
| Cap Rate | 4.7% | 4.7% | - |
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 38008 (Bolivar, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $153,314 |
| Monthly Rent | $918 |
| Price-to-Rent | 13.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.2% |
| Cap Rate | 4.7% |
| 5-Year IRR | 11.4% |
📈 Home Appreciation
| 1-Year | +6.0% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 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 (4.7%). 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 38008
Population: 9,351
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 38008
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 much should I expect to pay for a home in Bolivar, TN?
Typical homes in Bolivar, TN go for around $153K. The 5-year CAGR of 0.0% measured price movement.
How strict are landlord regulations in Bolivar, TN?
Rental owners in Bolivar, TN deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What is the rental occupancy rate in Bolivar, TN?
Bolivar, TN vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is Bolivar, TN suited for a house hack?
For house hackers, Bolivar, TN is a challenging. The $918/mo rent on a unit helps defray the mortgage on a $153K property.
Is the tenant base reliable in Bolivar, TN?
The renter base in Bolivar, TN is reasonable for the $918/mo price point. Screening well and pricing to market typically yields consistent tenants.
You know 38008 now. You don’t know where it ranks.
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