Real Estate Investing in Brownsville, Tennessee (38012)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38012 (Brownsville, TN)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 12.3% of homes vacant — above national norms.
What’s happening in Brownsville, TN (38012)?
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Market Analysis: 38012 Brownsville
This part of Haywood County is not an easy win. The 38012 ZIP reports softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $171K asset, 38012 is the wrong submarket. If the plan prices in friction, the yield can still work.
Regionally, 38012 sits on the difficult end of the TN spectrum. The a viable market for read — for disciplined operators — is that pricing reflects the difficulty.
The demographic picture in 38012 includes headwinds that any investor should price in. Income distribution skews lower than Brownsville averages, and tenant stability requires active management.
Strategy in 38012 is an operator game, not a passive one. On balance, entry prices of $171K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Brownsville:
Property Strategy for 38012
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $113,317 | $930 | 5.9% | +7.6% | $56,659 |
| 3BR | $183,842 | $1,230 | 4.8% | +10.5% | $61,281 |
| 4BR | $275,301 | $1,420 | 3.7% | +9.5% | $68,825 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 38012 Compare?
| Metric | 38012 | Brownsville | Brownsville, TN | Tennessee |
|---|---|---|---|---|
| Home Value | $171,045 | $171,045 | N/A | $327,001 |
| 5-Year CAGR | 4.8% | 4.8% | N/A | 7.7% |
| Avg Rent | $932 | $932 | N/A | - |
| Cap Rate | 4.3% | 4.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38012 (Brownsville, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $171,045 |
| Monthly Rent | $932 |
| Price-to-Rent | 15.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.5% |
| Cap Rate | 4.3% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +0.7% ▲ |
| 3-Year CAGR | +1.2% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 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 (4.3%). 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 38012
Population: 13,079
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 38012
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
Is Brownsville, TN a good market for buy-and-hold investors?
Investors tracking Brownsville, TN will find a 3.0/5 rating supported by $171K median home values and $932/mo rents. That profile suits long-term holders targeting measured returns.
How high is vacancy risk in Brownsville, TN?
Vacancy risk in Brownsville, TN is elevated. That supports predictable cash flow for typical rental holds.
What investment strategy works best in Brownsville, TN?
In Brownsville, TN the durable play is typically careful cash-flow rentals with hands-on management. The combination of $171K prices and $932/mo rents suits that approach.
What are home prices like in Brownsville, TN?
The median home value in Brownsville, TN is roughly $171K. That puts it reasonable relative to the TN statewide average.
How much do tenants pay in Brownsville, TN?
Rent in Brownsville, TN is around $932/mo. The resulting rent-to-value relationship with $171K pricing is reasonable for most investor models.
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Community Ratings
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