Real Estate Investing in Mason, Tennessee (38049)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38049 (Mason, 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: 14.2% 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 Mason, TN (38049)?
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Market Analysis: 38049 Mason
Not every below-median market is a bargain. Mason's 38049 ZIP sits at signals that favor experienced operators who can absorb the risk $235K pricing implies.
Rent of $963/mo on a $235K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 38049 sits below the stated 0.0% once reality is priced in.
ZIP 38049's metrics run below Fayette's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
From an investor standpoint, 4,319 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategy in 38049 is an operator game, not a passive one. Looking more closely, entry prices of $235K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Mason:
Market Trends
Home Value History (with trend line)
📊 How Does 38049 Compare?
| Metric | 38049 | Mason | Tennessee |
|---|---|---|---|
| Home Value | $235,328 | $235,328 | $327,001 |
| 5-Year CAGR | 6.5% | 6.5% | 7.7% |
| Avg Rent | $963 | $963 | - |
| Cap Rate | 3.2% | 3.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38049 (Mason, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $235,328 |
| Monthly Rent | $963 |
| Price-to-Rent | 20.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +8.5% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | +6.5% ▲ |
| 10-Year CAGR | +8.2% ▲ |
🏠 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 (3.2%). 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 38049
Population: 4,319
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 is the typical home price in Mason, TN?
In Mason, TN the median home value sits at $235K. Against the broader TN market, that reads as reasonable for most investors.
Is TN a landlord-friendly state?
Landlord-friendliness in Mason, TN is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Can owner-occupants cash flow in Mason, TN?
Mason, TN is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $235K price point reasonable to enter.
How much do tenants pay in Mason, TN?
Expect rents around $963/mo per month in Mason, TN. With home values at $235K, the yield math works out to reasonable levels for rental investors.
Is real estate in Mason, TN a good investment right now?
Mason, TN scores 3.0/5 for investability. Home values sit at $235K and rents near $963/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 38049 now. You don’t know where it ranks.
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