Real Estate Investing in Rutherford, Tennessee (38369)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38369 (Rutherford, TN)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 17.1% 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 Rutherford, TN (38369)?
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Market Analysis: 38369 Rutherford
ZIP 38369 inside Gibson County looks affordable on the surface — median value of $151K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $151K asset, 38369 is the wrong submarket. If the plan prices in friction, the yield can still work.
From a cash-flow lens, 38369 offers a low basis, the region around Rutherford has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Put differently, 1,636 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
tilts toward 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 Rutherford:
Market Trends
Home Value History (with trend line)
📊 How Does 38369 Compare?
| Metric | 38369 | Rutherford | Jackson, TN | Tennessee |
|---|---|---|---|---|
| Home Value | $150,560 | $150,560 | N/A | $327,001 |
| 5-Year CAGR | 3.7% | 3.7% | N/A | 7.7% |
| Avg Rent | $837 | $837 | N/A | - |
| Cap Rate | 4.3% | 4.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38369 (Rutherford, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $150,560 |
| Monthly Rent | $837 |
| Price-to-Rent | 15.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.7% |
| Cap Rate | 4.3% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +6.1% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +3.7% ▲ |
| 10-Year CAGR | +6.1% ▲ |
🏠 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 (4.3%). 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 38369
Population: 1,636
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 38369
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
Does Rutherford, TN make sense for an investment property?
The 3.0/5 investability rating in Rutherford, TN reflects its $151K prices and $837/mo rents. Investors generally consider it a solid option within TN.
How high is vacancy risk in Rutherford, TN?
Rutherford, TN carries elevated vacancy risk. Expect stable absorption at market rents of $837/mo.
Is it easy to find good tenants in Rutherford, TN?
Tenant demand in Rutherford, TN is solid. The local workforce $837/mo rents across most rental classes.
Is TN a landlord-friendly state?
Landlord-friendliness in Rutherford, TN is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
How much do tenants pay in Rutherford, TN?
Expect rents around $837/mo per month in Rutherford, TN. With home values at $151K, the yield math works out to reasonable levels for rental investors.
You know 38369 now. You don’t know where it ranks.
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How 38369 ranks in Jackson, TN
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