Real Estate Investing in Bartlett, Tennessee (38133)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38133 (Bartlett, 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 Bartlett, TN (38133)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38133 Bartlett
This part of Shelby County is not an easy win. The 38133 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Stepping back, the numbers look inviting — $275K purchase price, 0.0% nominal cap — the work to hit that pro forma in 38133 is substantial and deserves full respect.
Nearby ZIPs in Bartlett have seen price recovery that 38133 has not matched. Shelby County data supports the view that the spread is structural rather than temporary.
Resident income in 38133 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 38133 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 Bartlett:
Property Strategy for 38133
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $144,706 | $1,590 | 7.9% | +7.1% | $72,353 |
| 3BR | $228,923 | $2,100 | 6.6% | +6.6% | $76,308 |
| 4BR | $380,465 | $2,440 | 4.6% | +6.0% | $95,116 |
| 5BR | $467,250 | — | — | +6.5% | $93,450 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 38133 Compare?
| Metric | 38133 | Bartlett | Memphis, TN-MS-AR | Tennessee |
|---|---|---|---|---|
| Home Value | $275,183 | $288,094 | N/A | $327,001 |
| 5-Year CAGR | 3.7% | 3.7% | N/A | 7.7% |
| Avg Rent | $1,568 | $1,732 | N/A | - |
| Cap Rate | 4.5% | 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 38133 (Bartlett, TN). Anonymous, moderated, never written by AI.
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Property managers serving Shelby County
Manage rentals here? List your business →Advantage Property Management offers property management services in Memphis, TN, and surrounding areas, including Section 8 property management, maintenance, and renovations. summary from their website
Enterprise Property Management offers property management services in Memphis. summary from their website
Foundation Property Management offers property management services in Memphis, TN. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $275,183 |
| Monthly Rent | $1,568 |
| Price-to-Rent | 14.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.8% |
| Cap Rate | 4.5% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +1.2% ▲ |
| 3-Year CAGR | +0.0% ▲ |
| 5-Year CAGR | +3.7% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 Rent Trends
| 1-Year | -3.3% ▼ |
| 3-Year CAGR | -0.2% ▼ |
| 5-Year CAGR | +1.7% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.5%). 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 38133
Population: 21,153
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 38133
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 5,147 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is the tenant base reliable in Bartlett, TN?
Bartlett, TN draws a measured base of working renters. Demand at the $1,568/mo rent level is reasonable for standard single-family and small multi rentals.
How strict are landlord regulations in Bartlett, TN?
TN ranks as a landlord-friendly state for landlord-tenant law. Bartlett generally follows the statewide framework, so landlords face reasonable operating rules.
Do rentals sit vacant long in Bartlett, TN?
Vacancy in Bartlett, TN is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,568/mo.
How much do tenants pay in Bartlett, TN?
Average rent in Bartlett, TN is approximately $1,568/mo per month. Against $275K home values that yields a reasonable rent-to-price ratio.
Are homes affordable in Bartlett, TN?
Homes in Bartlett, TN typically sell near $275K. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
You know 38133 now. You don’t know where it ranks.
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How 38133 ranks in Memphis, TN-MS-AR
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