Real Estate Investing in Henning, Tennessee (38041)
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Should you buy in 38041 (Henning, 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: 23.1% of homes vacant — above national norms.
- Elevated poverty: 21.0% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Henning, TN (38041)?
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Market Analysis: 38041 Henning
The 38041 ZIP in Henning, TN is a local-operator market. Outside capital chasing a $118K entry has to pair deep knowledge with the discount.
For an experienced owner, 38041 can be a a viable market for hunting ground — but the discount at $118K reflects genuine risk that outside investors often underestimate.
Statewide comparisons place 38041 among TN's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 38041 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 38041 is an operator game, not a passive one. From a cash-flow lens, entry prices of $118K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Henning:
Market Trends
Home Value History (with trend line)
📊 How Does 38041 Compare?
| Metric | 38041 | Henning | Tennessee |
|---|---|---|---|
| Home Value | $117,831 | $117,831 | $327,001 |
| 5-Year CAGR | 1.8% | 1.8% | 7.7% |
| Avg Rent | $837 | $837 | - |
| Cap Rate | 5.5% | 5.5% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38041 (Henning, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $117,831 |
| Monthly Rent | $837 |
| Price-to-Rent | 11.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.5% |
| Cap Rate | 5.5% |
| 5-Year IRR | 7.4% |
📈 Home Appreciation
| 1-Year | +13.6% ▲ |
| 3-Year CAGR | -1.6% ▼ |
| 5-Year CAGR | +1.8% ▲ |
| 10-Year CAGR | +5.5% ▲ |
🏠 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 (5.5%). 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 38041
Population: 4,328
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
Frequently Asked Questions
What type of investing works in Henning, TN?
Henning, TN investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($118K prices, $837/mo rents) make it a reasonable choice.
What is the average home sale price in Henning, TN?
Median home price in Henning, TN is near $118K, with a 5-year CAGR of 0.0%. Prices have been steady and supportive of buy-and-hold strategies.
Where do rents currently stand in Henning, TN?
Rents in Henning, TN run near $837/mo. Compared with median home prices of $118K that produces solid gross yields for typical rentals.
What is the tenant pool like in Henning, TN?
Tenant quality in Henning, TN ranks as solid. Landlords generally report consistent occupancy at market rents of $837/mo.
Is Henning in TN worth investing in?
The 3.0/5 investability rating in Henning, TN reflects its $118K prices and $837/mo rents. Investors generally consider it a solid option within TN.
You know 38041 now. You don’t know where it ranks.
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