Real Estate Investing in Sardis, Tennessee (38370)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38370 (Sardis, TN)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 34.4% 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 Sardis, TN (38370)?
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Market Analysis: 38370 Sardis
Not every below-median market is a bargain. Sardis's 38370 ZIP reflects signals that favor experienced operators who can absorb the risk $124K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 38370 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 38370 among TN's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
On balance, 1,048 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.
The 38370 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Sardis:
Market Trends
Home Value History (with trend line)
📊 How Does 38370 Compare?
| Metric | 38370 | Sardis | Tennessee |
|---|---|---|---|
| Home Value | $124,418 | $144,587 | $327,001 |
| 5-Year CAGR | N/A | 6.4% | 7.7% |
| Avg Rent | $837 | $923 | - |
| Cap Rate | 5.3% | 5.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38370 (Sardis, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $124,418 |
| Monthly Rent | $837 |
| Price-to-Rent | 12.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.1% |
| Cap Rate | 5.3% |
| 5-Year IRR | 10.3% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +5.1% ▲ |
| 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 (5.3%). 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 38370
Population: 1,048
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
Investor Insight: With 513 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What type of investing works in Sardis, TN?
Investors usually favor careful cash-flow rentals with hands-on management in Sardis, TN. With home values at $124K and rents near $837/mo, other strategies can work but produce steady rather than outsized returns.
Is Sardis, TN a good market for FHA house hackers?
Sardis, TN offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $837/mo rent level.
Does Sardis, TN make sense for an investment property?
The 2.0/5 investability rating in Sardis, TN reflects its $124K prices and $837/mo rents. Investors generally consider it a solid option within TN.
What are home prices like in Sardis, TN?
The median home value in Sardis, TN is roughly $124K. That puts it reasonable relative to the TN statewide average.
What is the average monthly rent in Sardis, TN?
Rent in Sardis, TN is around $837/mo. The resulting rent-to-value relationship with $124K pricing is reasonable for most investor models.
You know 38370 now. You don’t know where it ranks.
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