Real Estate Investing in Williston, Tennessee (38076)
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Should you buy in 38076 (Williston, TN)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High price-to-rent: Price-to-rent ratio 31.6 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Williston, TN (38076)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38076 Williston
The 38076 ZIP in Williston, TN is a local-operator market. Outside capital chasing a $368K entry has to pair deep knowledge with the discount.
The 38076 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 38076 and stronger Williston ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Resident income in 38076 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 38076 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 Williston:
Market Trends
Home Value History (with trend line)
📊 How Does 38076 Compare?
| Metric | 38076 | Williston | Memphis, TN-MS-AR | Tennessee |
|---|---|---|---|---|
| Home Value | $368,391 | $368,391 | N/A | $327,001 |
| 5-Year CAGR | N/A | N/A | N/A | 7.7% |
| Avg Rent | $972 | $972 | N/A | - |
| Cap Rate | 2.1% | 2.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38076 (Williston, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $368,391 |
| Monthly Rent | $972 |
| Price-to-Rent | 31.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 8.0% |
📈 Home Appreciation
| 1-Year | +8.5% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 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 (2.1%). 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 38076
Population: 874
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 38076
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 qualified is the tenant pool in Williston, TN?
Working renters make up the core of the Williston, TN tenant base. The pool is reasonable for investors targeting long-term holds.
Is rental property easy to operate in Williston, TN?
TN ranks as a landlord-friendly state for landlord-tenant law. Williston generally follows the statewide framework, so landlords face reasonable operating rules.
Is vacancy a concern in Williston, TN?
Williston, TN vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Does house hacking work in Williston, TN?
For house hackers, Williston, TN is a challenging. The $972/mo rent on a unit helps defray the mortgage on a $368K property.
Is Williston, TN better for rentals, flips, or BRRRR?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Williston, TN. The numbers - $368K homes against $972/mo rents - support that play.
You know 38076 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38076 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 38076 ranks in Memphis, TN-MS-AR
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