Real Estate Investing in Grand Junction, Tennessee (38039)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38039 (Grand Junction, TN)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 22.9% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Grand Junction, TN (38039)?
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Market Analysis: 38039 Grand Junction
Not every below-median market is a bargain. Grand Junction's 38039 ZIP comes in at signals that favor experienced operators who can absorb the risk $158K pricing implies.
Rent of $954/mo on a $158K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 38039 sits below the stated 0.0% once reality is priced in.
The gap between 38039 and stronger Grand Junction ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A substantial renter share of 25% in 38039 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 38039 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 Grand Junction:
Market Trends
Home Value History (with trend line)
📊 How Does 38039 Compare?
| Metric | 38039 | Grand Junction | Memphis, TN-MS-AR | Tennessee |
|---|---|---|---|---|
| Home Value | $158,328 | $158,328 | N/A | $327,001 |
| 5-Year CAGR | N/A | N/A | N/A | 7.7% |
| Avg Rent | $954 | $954 | N/A | - |
| Cap Rate | 4.7% | 4.7% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38039 (Grand Junction, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $158,328 |
| Monthly Rent | $954 |
| Price-to-Rent | 13.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.2% |
| Cap Rate | 4.7% |
| 5-Year IRR | 11.0% |
📈 Home Appreciation
| 1-Year | +9.7% ▲ |
| 3-Year CAGR | +6.3% ▲ |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 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 38039
Population: 1,377
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 38039
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 does a house cost in Grand Junction, TN?
In Grand Junction, TN the median home value sits at $158K. Against the broader TN market, that reads as reasonable for most investors.
What is the rental occupancy rate in Grand Junction, TN?
Occupancy in Grand Junction, TN runs stable with elevated vacancy. Well-priced units at $954/mo lease on reasonable timelines.
Is the tenant base reliable in Grand Junction, TN?
Tenant demand in Grand Junction, TN is solid. The local workforce $954/mo rents across most rental classes.
How viable is house hacking in Grand Junction, TN?
House hacking in Grand Junction, TN is a challenging. With home values around $158K and rents at $954/mo, owner-occupants can offset a meaningful share of PITI.
What is it like being a landlord in Grand Junction, TN?
TN law landlord-friendly for landlords, and Grand Junction inherits those rules. Investors should still review local ordinances for rental licensing.
You know 38039 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38039 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 38039 ranks in Memphis, TN-MS-AR
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