Real Estate Investing in Decaturville, Tennessee (38374)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38374 (Decaturville, TN)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 22.6% of homes vacant — above national norms.
- Elevated poverty: 25.5% poverty rate — can affect rent collection.
- Lower household income: $36,389 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Decaturville, TN (38374)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38374 Decaturville
ZIP 38374 inside Decatur County looks affordable on the surface — median value of $190K — 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 $190K asset, 38374 is the wrong submarket. If the plan prices in friction, the yield can still work.
Looking more closely, 38374 offers a low basis, the region around Decaturville has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A healthy renter share of 27% in 38374 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
trends 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 Decaturville:
Market Trends
Home Value History (with trend line)
📊 How Does 38374 Compare?
| Metric | 38374 | Decaturville | Tennessee |
|---|---|---|---|
| Home Value | $189,699 | $188,097 | $327,001 |
| 5-Year CAGR | 7.2% | 6.1% | 7.7% |
| Avg Rent | $837 | $837 | - |
| Cap Rate | 3.4% | 3.5% | - |
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 38374 (Decaturville, TN). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 38374 (Decaturville, TN)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $189,699 |
| Monthly Rent | $837 |
| Price-to-Rent | 18.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.4% |
| 5-Year IRR | 10.6% |
📈 Home Appreciation
| 1-Year | +19.6% ▲ |
| 3-Year CAGR | +9.5% ▲ |
| 5-Year CAGR | +7.2% ▲ |
| 10-Year CAGR | +8.1% ▲ |
🏠 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 (3.4%). 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 38374
Population: 1,948
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 38374
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
Frequently Asked Questions
Is real estate in Decaturville, TN a good investment right now?
Decaturville, TN rates 3.0/5 for investability. With median values at $190K and rents near $837/mo, the market offers reasonable fundamentals for rental investors.
How qualified is the tenant pool in Decaturville, TN?
Expect a solid tenant pool in Decaturville, TN. The rental market absorbs $837/mo rents without meaningful friction.
How do experienced investors play Decaturville, TN?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Decaturville, TN. The numbers - $190K homes against $837/mo rents - support that play.
Can I house hack in Decaturville, TN?
Decaturville, TN is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $190K price point reasonable to enter.
What is the rental occupancy rate in Decaturville, TN?
Decaturville, TN vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 38374 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38374 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.
AI Market Advisor
Ask questions about investing in 38374 (Decaturville)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 38374 (Decaturville, TN).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.