Real Estate Investing in Newbern, Tennessee (38059)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38059 (Newbern, TN)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Newbern, TN (38059)?
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Market Analysis: 38059 Newbern
On the rental side, ZIP 38059 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $200K median. It rewards specialists, not generalists.
Rent of $891/mo on a $200K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 38059 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 38059 among TN's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 38059 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 38059 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Newbern:
Market Trends
Home Value History (with trend line)
📊 How Does 38059 Compare?
| Metric | 38059 | Newbern | Dyersburg, TN | Tennessee |
|---|---|---|---|---|
| Home Value | $200,369 | $200,369 | N/A | $327,001 |
| 5-Year CAGR | 6.1% | 6.1% | N/A | 7.7% |
| Avg Rent | $891 | $891 | N/A | - |
| Cap Rate | 3.5% | 3.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38059 (Newbern, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $200,369 |
| Monthly Rent | $891 |
| Price-to-Rent | 18.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.5% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +7.0% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 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 (3.5%). 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 38059
Population: 8,822
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 38059
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 3,169 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How deep is the rental pool in Newbern, TN?
Expect a solid tenant pool in Newbern, TN. The rental market absorbs $891/mo rents without meaningful friction.
How do landlord-tenant laws work in Newbern, TN?
TN ranks as a landlord-friendly state for landlord-tenant law. Newbern generally follows the statewide framework, so landlords face reasonable operating rules.
Where do home prices stand in Newbern, TN?
Newbern, TN home values average about $200K. That price point suits investors targeting rentals with $891/mo in monthly income.
Are there empty rentals in Newbern, TN?
Newbern, TN sees elevated vacancy, which is reasonable relative to the broader TN rental market.
What strategy should investors use in Newbern, TN?
Investors usually favor careful cash-flow rentals with hands-on management in Newbern, TN. With home values at $200K and rents near $891/mo, other strategies can work but produce stable rather than outsized returns.
You know 38059 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38059 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 38059 ranks in Dyersburg, TN
Every ZIP in this metro, ranked. Free.
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