Real Estate Investing in Savannah, Tennessee (38372)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38372 (Savannah, 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: 21.3% 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 Savannah, TN (38372)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38372 Savannah
Put differently, ZIP 38372 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $200K median. It rewards specialists, not generalists.
Rent of $837/mo on a $200K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 38372 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Savannah have seen price recovery that 38372 has not matched. Hardin County data supports the view that the spread is structural rather than temporary.
Resident income in 38372 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
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 Savannah:
Property Strategy for 38372
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $131,269 | $930 | 5.1% | +11.5% | $65,634 |
| 3BR | $215,037 | $1,220 | 4.1% | +11.0% | $71,679 |
| 4BR | $380,170 | $1,220 | 2.3% | +10.1% | $95,043 |
| 5BR | $512,686 | — | — | +8.2% | $102,537 |
Market Trends
Home Value History (with trend line)
📊 How Does 38372 Compare?
| Metric | 38372 | Savannah | Tennessee |
|---|---|---|---|
| Home Value | $199,843 | $199,843 | $327,001 |
| 5-Year CAGR | 7.6% | 7.6% | 7.7% |
| Avg Rent | $837 | $837 | - |
| Cap Rate | 3.3% | 3.3% | - |
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 38372 (Savannah, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $199,843 |
| Monthly Rent | $837 |
| Price-to-Rent | 19.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.3% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +7.0% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | +7.6% ▲ |
| 10-Year CAGR | +7.4% ▲ |
🏠 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 (3.3%). 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 38372
Population: 17,659
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 38372
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.
🎓 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
How much does a house cost in Savannah, TN?
Homes in Savannah, TN typically sell near $200K. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
Are eviction rules reasonable in Savannah, TN?
For rental operators, Savannah, TN rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What is the typical renter like in Savannah, TN?
Tenant quality in Savannah, TN ranks as solid. Landlords generally report measured occupancy at market rents of $837/mo.
How does Savannah, TN stack up for property investment?
Yes - Savannah, TN a 3.0/5 investability score. With $200K home prices against $837/mo monthly rent, the market delivers a reasonable entry point for new investors.
What is the smart move for investors in Savannah, TN?
Most investors in Savannah, TN run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
You know 38372 now. You don’t know where it ranks.
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