Real Estate Investing in Camden, Tennessee (38320)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38320 (Camden, 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: 14.1% 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 Camden, TN (38320)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38320 Camden
The 38320 ZIP in Camden, TN is a local-operator market. Outside capital chasing a $197K entry has to pair deep knowledge with the discount.
The investment case in 38320 is resilient only for operators who understand what they are buying. A $197K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 38320 and stronger Camden ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 38320 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 38320 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Camden:
Market Trends
Home Value History (with trend line)
📊 How Does 38320 Compare?
| Metric | 38320 | Camden | Tennessee |
|---|---|---|---|
| Home Value | $197,209 | $197,209 | $327,001 |
| 5-Year CAGR | 7.6% | 7.6% | 7.7% |
| Avg Rent | $864 | $864 | - |
| Cap Rate | 3.4% | 3.4% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38320 (Camden, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $197,209 |
| Monthly Rent | $864 |
| Price-to-Rent | 19.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.4% |
| 5-Year IRR | 11.0% |
📈 Home Appreciation
| 1-Year | +11.4% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | +7.6% ▲ |
| 10-Year CAGR | +8.4% ▲ |
🏠 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 (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 38320
Population: 10,470
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 38320
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
What is the median home value in Camden, TN?
Typical homes in Camden, TN go for around $197K. The 5-year CAGR of 0.0% even-keeled price movement.
What are rental rates like in Camden, TN?
Average rent in Camden, TN is approximately $864/mo per month. Against $197K home values that yields a reasonable rent-to-price ratio.
What investment strategy works best in Camden, TN?
In Camden, TN the resilient play is typically careful cash-flow rentals with hands-on management. The combination of $197K prices and $864/mo rents suits that approach.
Is Camden, TN a good market for FHA house hackers?
Camden, TN offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $864/mo rent level.
Does Camden, TN favor landlords or tenants?
Camden, TN operates under TN law, which is landlord-friendly overall for landlords. Expect reliable treatment in typical lease and eviction cases.
You know 38320 now. You don’t know where it ranks.
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