Real Estate Investing in Buchanan, Tennessee (38222)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38222 (Buchanan, TN)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 27.3% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 25.8 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Buchanan, TN (38222)?
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Market Analysis: 38222 Buchanan
ZIP 38222 inside Henry County looks affordable on the surface — median value of $295K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 38222 is notable only for operators who understand what they are buying. A $295K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 38222 among TN's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 38222 includes headwinds that any investor should price in. Income distribution skews lower than Buchanan averages, and tenant stability requires active management.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Buchanan:
Market Trends
Home Value History (with trend line)
📊 How Does 38222 Compare?
| Metric | 38222 | Buchanan | Paris, TN | Tennessee |
|---|---|---|---|---|
| Home Value | $294,965 | $294,965 | N/A | $327,001 |
| 5-Year CAGR | 7.4% | 7.4% | N/A | 7.7% |
| Avg Rent | $954 | $954 | N/A | - |
| Cap Rate | 2.5% | 2.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38222 (Buchanan, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $294,965 |
| Monthly Rent | $954 |
| Price-to-Rent | 25.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.9% |
| Cap Rate | 2.5% |
| 5-Year IRR | 9.9% |
📈 Home Appreciation
| 1-Year | +10.0% ▲ |
| 3-Year CAGR | +6.0% ▲ |
| 5-Year CAGR | +7.4% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 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 (2.5%). 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 38222
Population: 1,899
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 38222
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 landlord-friendly is Buchanan, TN?
The landlord environment in Buchanan, TN is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
How does Buchanan, TN stack up for property investment?
Yes - Buchanan, TN a 3.0/5 investability score. With $295K home prices against $954/mo monthly rent, the market delivers a reasonable entry point for new investors.
Is Buchanan, TN good for house hacking?
The house hack math a challenging in Buchanan, TN. Owner-occupant buyers benefit from the $954/mo rents and $295K home values.
How much do tenants pay in Buchanan, TN?
Rent in Buchanan, TN is around $954/mo. The resulting rent-to-value relationship with $295K pricing is reasonable for most investor models.
What is the typical home price in Buchanan, TN?
Homes in Buchanan, TN typically sell near $295K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
You know 38222 now. You don’t know where it ranks.
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How 38222 ranks in Paris, TN
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