Real Estate Investing in Guys, Tennessee (38339)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38339 (Guys, 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: 22.9% of homes vacant — above national norms.
- Lower household income: $38,036 median — tenant affordability is tighter.
• 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 Guys, TN (38339)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38339 Guys
This part of McNairy County is not an easy win. The 38339 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 38339 is sturdy only for operators who understand what they are buying. A $190K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within TN, ZIP 38339 trails on several market indicators that neighboring McNairy County submarkets outperform. The gap is real and notable enough to shape underwriting.
Resident income in 38339 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 38339 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Guys:
Market Trends
Home Value History (with trend line)
📊 How Does 38339 Compare?
| Metric | 38339 | Guys | Tennessee |
|---|---|---|---|
| Home Value | $189,507 | $189,507 | $327,001 |
| 5-Year CAGR | N/A | N/A | 7.7% |
| Avg Rent | $837 | $837 | - |
| Cap Rate | 3.5% | 3.5% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38339 (Guys, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $189,507 |
| Monthly Rent | $837 |
| Price-to-Rent | 18.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.5% |
| 5-Year IRR | 8.4% |
📈 Home Appreciation
| 1-Year | +14.2% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 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 (3.5%). 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 38339
Population: 464
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
🎓 Nearby Colleges & Universities
Frequently Asked Questions
How do home values compare in Guys, TN?
The median home value in Guys, TN is roughly $190K. That puts it reasonable relative to the TN statewide average.
What strategy should investors use in Guys, TN?
Most investors in Guys, TN run a careful cash-flow rentals with hands-on management strategy. It aligns with the 2.0/5 investability profile and the market fundamentals.
How strong is Guys, TN for real estate investors?
Our data puts Guys, TN at 2.0/5 for investability. Home prices of $190K and rents around $837/mo create a solid backdrop for investor activity.
Do landlords face vacancy issues in Guys, TN?
Occupancy in Guys, TN runs steady with elevated vacancy. Well-priced units at $837/mo lease on reasonable timelines.
Is rental property easy to operate in Guys, TN?
TN law landlord-friendly for landlords, and Guys inherits those rules. Investors should still review local ordinances for rental licensing.
You know 38339 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38339 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
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