Real Estate Investing in Eva, Tennessee (38333)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38333 (Eva, TN)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 61.6% of homes vacant — above national norms.
• 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 Eva, TN (38333)?
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Market Analysis: 38333 Eva
The 38333 ZIP covers a section of Eva that demands careful diligence. Prices near $181K look accessible, but the work to make a deal cash flow is real.
Looking more closely, the numbers look inviting — $181K purchase price, 0.0% nominal cap — the work to hit that pro forma in 38333 is substantial and deserves full respect.
From a cash-flow lens, 38333 offers a low basis, the region around Eva has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A impressive renter share of 27% in 38333 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
seems 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 Eva:
Market Trends
Home Value History (with trend line)
📊 How Does 38333 Compare?
| Metric | 38333 | Eva | Tennessee |
|---|---|---|---|
| Home Value | $181,261 | $181,261 | $327,001 |
| 5-Year CAGR | N/A | N/A | 7.7% |
| Avg Rent | $864 | $864 | - |
| Cap Rate | 3.7% | 3.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38333 (Eva, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $181,261 |
| Monthly Rent | $864 |
| Price-to-Rent | 17.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.7% |
| Cap Rate | 3.7% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +13.2% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 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 (3.7%). 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 38333
Population: 260
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
Is Eva, TN a smart market for rental property?
With a 2.0/5 investability score, Eva, TN ranks as a solid market for rental property investors. Median prices of $181K and rents of $864/mo drive the underlying numbers.
What is the typical home price in Eva, TN?
In Eva, TN the median home value sits at $181K. Against the broader TN market, that reads as reasonable for most investors.
Are rents high in Eva, TN?
Rents in Eva, TN run near $864/mo. Compared with median home prices of $181K that produces solid gross yields for typical rentals.
Are there empty rentals in Eva, TN?
Vacancy in Eva, TN is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $864/mo.
What strategy should investors use in Eva, TN?
A careful cash-flow rentals with hands-on management strategy Eva, TN best. The market produces even-keeled results for that approach at the $181K price point.
You know 38333 now. You don’t know where it ranks.
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