Real Estate Investing in McKenzie, Tennessee (38201)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38201 (McKenzie, 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: 12.7% 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 McKenzie, TN (38201)?
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Market Analysis: 38201 McKenzie
This part of Carroll County is not an easy win. The 38201 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 38201 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 38201 and stronger McKenzie ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 38201 ZIP's population of 10,133 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
New investors are better served looking at McKenzie's stable or hybrid ZIPs before stepping into 38201. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in McKenzie:
Market Trends
Home Value History (with trend line)
📊 How Does 38201 Compare?
| Metric | 38201 | McKenzie | Martin, TN | Tennessee |
|---|---|---|---|---|
| Home Value | $193,748 | $193,748 | N/A | $327,001 |
| 5-Year CAGR | 5.9% | 5.9% | N/A | 7.7% |
| Avg Rent | $837 | $837 | N/A | - |
| Cap Rate | 3.4% | 3.4% | - | - |
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 38201 (McKenzie, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $193,748 |
| Monthly Rent | $837 |
| Price-to-Rent | 19.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +6.2% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 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 (3.4%). 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 38201
Population: 10,133
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 38201
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
Frequently Asked Questions
How do experienced investors play McKenzie, TN?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in McKenzie, TN. The numbers - $194K homes against $837/mo rents - support that play.
Is McKenzie, TN a good market for FHA house hackers?
McKenzie, TN offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $837/mo rent level.
How strong is McKenzie, TN for real estate investors?
McKenzie, TN scores 3.0/5 for investability. Home values sit at $194K and rents near $837/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How much should I expect to pay for a home in McKenzie, TN?
Typical homes in McKenzie, TN go for around $194K. The 5-year CAGR of 0.0% reliable price movement.
Should investors worry about vacancy in McKenzie, TN?
McKenzie, TN sees elevated vacancy, which is reasonable relative to the broader TN rental market.
You know 38201 now. You don’t know where it ranks.
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How 38201 ranks in Martin, TN
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