Real Estate Investing in Buena Vista, Tennessee (38318)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38318 (Buena Vista, 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 vacancy: 36.8% of homes vacant — above national norms.
- Elevated poverty: 22.4% poverty rate — can affect rent collection.
• 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 Buena Vista, TN (38318)?
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Market Analysis: 38318 Buena Vista
Not every below-median market is a bargain. Buena Vista's 38318 ZIP reports signals that favor experienced operators who can absorb the risk $210K pricing implies.
The investment case in 38318 is robust only for operators who understand what they are buying. A $210K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 38318 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 38318 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 38318 is an operator game, not a passive one. From a cash-flow lens, entry prices of $210K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Buena Vista:
Market Trends
Home Value History (with trend line)
📊 How Does 38318 Compare?
| Metric | 38318 | Buena Vista | Tennessee |
|---|---|---|---|
| Home Value | $210,102 | $210,102 | $327,001 |
| 5-Year CAGR | N/A | N/A | 7.7% |
| Avg Rent | $882 | $882 | - |
| Cap Rate | 3.3% | 3.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38318 (Buena Vista, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $210,102 |
| Monthly Rent | $882 |
| Price-to-Rent | 19.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.3% |
| 5-Year IRR | 5.5% |
📈 Home Appreciation
| 1-Year | -2.7% ▼ |
| 3-Year CAGR | +2.2% ▲ |
| 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 (3.3%). 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 38318
Population: 531
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
Frequently Asked Questions
How strong is the working-renter base in Buena Vista, TN?
Tenant demand in Buena Vista, TN is solid. The local workforce $882/mo rents across most rental classes.
Can I house hack in Buena Vista, TN?
Buena Vista, TN offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $882/mo rent level.
How high is vacancy risk in Buena Vista, TN?
Vacancy risk in Buena Vista, TN is elevated. That supports measured cash flow for typical rental holds.
Is rental property easy to operate in Buena Vista, TN?
The landlord environment in Buena Vista, TN is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What is the median home value in Buena Vista, TN?
Typical homes in Buena Vista, TN go for around $210K. The 5-year CAGR of 0.0% measured price movement.
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