Real Estate Investing in Shiloh, Tennessee (38376)
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Should you buy in 38376 (Shiloh, 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: 25.4% of homes vacant — above national norms.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Shiloh, TN (38376)?
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Market Analysis: 38376 Shiloh
Not every below-median market is a bargain. Shiloh's 38376 ZIP stands at signals that favor experienced operators who can absorb the risk $167K pricing implies.
For an experienced owner, 38376 can be a an appealing option for hunting ground — but the discount at $167K reflects genuine risk that outside investors often underestimate.
From a cash-flow lens, 38376 offers a low basis, the region around Shiloh has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Who lives in 38376 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Experienced landlords with local relationships tend to find 38376 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Shiloh:
Market Trends
Home Value History (with trend line)
📊 How Does 38376 Compare?
| Metric | 38376 | Shiloh | Tennessee |
|---|---|---|---|
| Home Value | $166,914 | $166,914 | $327,001 |
| 5-Year CAGR | N/A | N/A | 7.7% |
| Avg Rent | $954 | $954 | - |
| Cap Rate | 4.5% | 4.5% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38376 (Shiloh, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $166,914 |
| Monthly Rent | $954 |
| Price-to-Rent | 14.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.9% |
| Cap Rate | 4.5% |
| 5-Year IRR | 10.5% |
📈 Home Appreciation
| 1-Year | +11.3% ▲ |
| 3-Year CAGR | +6.0% ▲ |
| 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 (4.5%). 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 38376
Population: 267
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
How strong are rents in Shiloh, TN?
Rent in Shiloh, TN is around $954/mo. The resulting rent-to-value relationship with $167K pricing is reasonable for most investor models.
Are renters plentiful in Shiloh, TN?
The tenant pool in Shiloh, TN is solid, supported by local employment and population fundamentals. Rents of $954/mo are well-absorbed by the market.
How do experienced investors play Shiloh, TN?
Shiloh, TN investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($167K prices, $954/mo rents) make it a reasonable choice.
Is Shiloh, TN a good market for FHA house hackers?
House hacking in Shiloh, TN is a challenging. With home values around $167K and rents at $954/mo, owner-occupants can offset a meaningful share of PITI.
What is the typical vacancy rate in Shiloh, TN?
Expect elevated vacancy in Shiloh, TN. Rents at $954/mo are absorbed by the tenant base without meaningful lag.
You know 38376 now. You don’t know where it ranks.
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