Real Estate Investing in Eads, Tennessee (38028)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38028 (Eads, 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 middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High price-to-rent: Price-to-rent ratio 39.5 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Eads, TN (38028)?
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Market Analysis: 38028 Eads
The 38028 ZIP covers a section of Eads that demands careful diligence. Prices near $611K look accessible, but the work to make a deal cash flow is real.
The 38028 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
In the broader TN picture, 38028 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A solid renter share of 4% in 38028 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 38028 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Eads:
Property Strategy for 38028
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $273,294 | $1,430 | 3.8% | +7.2% | $136,647 |
| 3BR | $467,471 | $1,880 | 2.9% | +7.4% | $155,824 |
| 4BR | $643,930 | $2,190 | 2.4% | +7.1% | $160,982 |
| 5BR | $881,166 | — | — | +6.7% | $176,233 |
Market Trends
Home Value History (with trend line)
📊 How Does 38028 Compare?
| Metric | 38028 | Eads | Memphis, TN-MS-AR | Tennessee |
|---|---|---|---|---|
| Home Value | $610,720 | $610,720 | N/A | $327,001 |
| 5-Year CAGR | 4.5% | 4.5% | N/A | 7.7% |
| Avg Rent | $1,287 | $1,287 | N/A | - |
| Cap Rate | 1.6% | 1.6% | - | - |
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 38028 (Eads, TN). Anonymous, moderated, never written by AI.
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Property managers serving Shelby County
Manage rentals here? List your business →Advantage Property Management offers property management services in Memphis, TN, and surrounding areas, including Section 8 property management, maintenance, and renovations. summary from their website
Enterprise Property Management offers property management services in Memphis. summary from their website
Foundation Property Management offers property management services in Memphis, TN. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $610,720 |
| Monthly Rent | $1,287 |
| Price-to-Rent | 39.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.5% |
| Cap Rate | 1.6% |
| 5-Year IRR | 6.1% |
📈 Home Appreciation
| 1-Year | +2.0% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +4.5% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 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 (1.6%). 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 38028
Population: 7,699
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
🎓 Nearby Colleges & Universities
Investor Insight: With 2,387 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is vacancy a concern in Eads, TN?
Eads, TN sees elevated vacancy, which is reasonable relative to the broader TN rental market.
Are homes affordable in Eads, TN?
Homes in Eads, TN typically sell near $611K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
How does Eads, TN rate as a rental market?
Yes - Eads, TN a 3.0/5 investability score. With $611K home prices against $1,287/mo monthly rent, the market delivers a reasonable entry point for new investors.
Is Eads, TN good for landlords?
Landlord-friendliness in Eads, TN is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What monthly rent should investors expect in Eads, TN?
Rent in Eads, TN is around $1,287/mo. The resulting rent-to-value relationship with $611K pricing is reasonable for most investor models.
You know 38028 now. You don’t know where it ranks.
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How 38028 ranks in Memphis, TN-MS-AR
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