Real Estate Investing in Decaturville, Tennessee (38329)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38329 (Decaturville, 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: 39.6% 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 Decaturville, TN (38329)?
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Market Analysis: 38329 Decaturville
Turning to rents, ZIP 38329 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $186K median. It rewards specialists, not generalists.
The investment case in 38329 is solid only for operators who understand what they are buying. A $186K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
The gap between 38329 and stronger Decaturville ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 38329 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 38329 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Decaturville:
Market Trends
Home Value History (with trend line)
📊 How Does 38329 Compare?
| Metric | 38329 | Decaturville | Tennessee |
|---|---|---|---|
| Home Value | $186,495 | $188,097 | $327,001 |
| 5-Year CAGR | 5.1% | 6.1% | 7.7% |
| Avg Rent | $837 | $837 | - |
| Cap Rate | 3.5% | 3.5% | - |
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 38329 (Decaturville, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $186,495 |
| Monthly Rent | $837 |
| Price-to-Rent | 18.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +14.5% ▲ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 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 (3.5%). 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 38329
Population: 3,258
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 38329
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 typical renter like in Decaturville, TN?
Tenant quality in Decaturville, TN ranks as solid. Landlords generally report predictable occupancy at market rents of $837/mo.
How strong is Decaturville, TN for real estate investors?
Decaturville, TN scores 3.0/5 for investability. Home values sit at $186K and rents near $837/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Is house hacking profitable in Decaturville, TN?
House hacking works a challenging in Decaturville, TN. Rents of $837/mo against $186K acquisition make the strategy solid for owner-occupants.
What are vacancy rates like in Decaturville, TN?
Decaturville, TN sees elevated vacancy, which is reasonable relative to the broader TN rental market.
Is TN a landlord-friendly state?
Landlord-friendliness in Decaturville, TN is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
You know 38329 now. You don’t know where it ranks.
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