Real Estate Investing in Holladay, Tennessee (38341)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38341 (Holladay, 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: 23.2% 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 Holladay, TN (38341)?
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Market Analysis: 38341 Holladay
This part of Benton County is not an easy win. The 38341 ZIP records softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 38341 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
From a cash-flow lens, 38341 offers a low basis, the region around Holladay has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 38341 includes headwinds that any investor should price in. Income distribution skews lower than Holladay averages, and tenant stability requires active management.
The right play in 38341 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Holladay:
Market Trends
Home Value History (with trend line)
📊 How Does 38341 Compare?
| Metric | 38341 | Holladay | Tennessee |
|---|---|---|---|
| Home Value | $180,504 | $180,504 | $327,001 |
| 5-Year CAGR | 4.8% | 4.8% | 7.7% |
| Avg Rent | $837 | $837 | - |
| Cap Rate | 3.6% | 3.6% | - |
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 38341 (Holladay, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $180,504 |
| Monthly Rent | $837 |
| Price-to-Rent | 18.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.6% |
| 5-Year IRR | 8.4% |
📈 Home Appreciation
| 1-Year | +15.9% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +4.8% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 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 (3.6%). 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 38341
Population: 2,544
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 38341
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
How much does a house cost in Holladay, TN?
In Holladay, TN the median home value sits at $181K. Against the broader TN market, that reads as reasonable for most investors.
How strong is the working-renter base in Holladay, TN?
Tenant demand in Holladay, TN is solid. The local workforce $837/mo rents across most rental classes.
Are there empty rentals in Holladay, TN?
Holladay, TN sees elevated vacancy, which is reasonable relative to the broader TN rental market.
Can I live-in-and-rent in Holladay, TN?
House hacking in Holladay, TN is a challenging. With home values around $181K and rents at $837/mo, owner-occupants can offset a meaningful share of PITI.
What is the best play in Holladay, TN?
Holladay, TN investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($181K prices, $837/mo rents) make it a reasonable choice.
You know 38341 now. You don’t know where it ranks.
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