Real Estate Investing in Oakland, Tennessee (38060)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38060 (Oakland, 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 cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
No major risk flags on the data we track.
What’s happening in Oakland, TN (38060)?
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Market Analysis: 38060 Oakland
Investors eyeing 38060 need to respect the fundamentals at play. Home values of $355K come alongside slower price movement and elevated management overhead.
Rent of $2,150/mo on a $355K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 38060 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 38060 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 38060 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 38060 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Oakland:
Property Strategy for 38060
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $313,784 | $1,980 | 4.5% | +7.6% | $104,595 |
| 4BR | $384,766 | $2,310 | 4.3% | +6.0% | $96,192 |
| 5BR | $439,450 | — | — | +5.6% | $87,890 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 38060 Compare?
| Metric | 38060 | Oakland | Memphis, TN-MS-AR | Tennessee |
|---|---|---|---|---|
| Home Value | $354,523 | $354,523 | N/A | $327,001 |
| 5-Year CAGR | 4.1% | 4.1% | N/A | 7.7% |
| Avg Rent | $2,150 | $2,150 | N/A | - |
| Cap Rate | 4.7% | 4.7% | - | - |
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 38060 (Oakland, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $354,523 |
| Monthly Rent | $2,150 |
| Price-to-Rent | 13.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.3% |
| Cap Rate | 4.7% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | -0.3% ▼ |
| 3-Year CAGR | +0.4% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 Rent Trends
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +5.1% ▲ |
| 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 38060
Population: 12,360
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 38060
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 do landlord-tenant laws work in Oakland, TN?
TN ranks as a landlord-friendly state for landlord-tenant law. Oakland generally follows the statewide framework, so landlords face reasonable operating rules.
What monthly rent should investors expect in Oakland, TN?
Average rent in Oakland, TN is approximately $2,150/mo per month. Against $355K home values that yields a reasonable rent-to-price ratio.
How qualified is the tenant pool in Oakland, TN?
The tenant pool in Oakland, TN is solid, supported by local employment and population fundamentals. Rents of $2,150/mo are well-absorbed by the market.
Is Oakland, TN good for house hacking?
The house hack math a challenging in Oakland, TN. Owner-occupant buyers benefit from the $2,150/mo rents and $355K home values.
Is housing expensive in Oakland, TN?
Oakland, TN median home values land near $355K. That is reasonable territory for investors looking at $2,150/mo-per-month rentals.
You know 38060 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38060 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 38060 ranks in Memphis, TN-MS-AR
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