Real Estate Investing in Stantonville, Tennessee (38379)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38379 (Stantonville, 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: 13.5% of homes vacant — above national norms.
- Elevated poverty: 21.2% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Stantonville, TN (38379)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38379 Stantonville
ZIP 38379 inside McNairy County looks affordable on the surface — median value of $201K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $1,071/mo on a $201K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 38379 sits below the stated 0.0% once reality is priced in.
In the broader TN picture, 38379 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 38379 includes headwinds that any investor should price in. Income distribution skews lower than Stantonville averages, and tenant stability requires active management.
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 Stantonville:
Market Trends
Home Value History (with trend line)
📊 How Does 38379 Compare?
| Metric | 38379 | Stantonville | Tennessee |
|---|---|---|---|
| Home Value | $201,276 | $201,276 | $327,001 |
| 5-Year CAGR | 5.8% | 5.8% | 7.7% |
| Avg Rent | $1,071 | $1,071 | - |
| Cap Rate | 4.2% | 4.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38379 (Stantonville, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $201,276 |
| Monthly Rent | $1,071 |
| Price-to-Rent | 15.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.2% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +12.8% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 10-Year CAGR | +7.0% ▲ |
🏠 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 (4.2%). 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 38379
Population: 1,585
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 deep is the rental pool in Stantonville, TN?
Expect a solid tenant pool in Stantonville, TN. The rental market absorbs $1,071/mo rents without meaningful friction.
Are eviction rules reasonable in Stantonville, TN?
Stantonville, TN falls under TN landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What is the median home value in Stantonville, TN?
Expect median prices around $201K in Stantonville, TN. The market has run at a 0.0% 5-year CAGR, so entry costs have been measured.
Does a duplex house hack pencil in Stantonville, TN?
The a challenging house-hack environment in Stantonville, TN reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Should investors worry about vacancy in Stantonville, TN?
Stantonville, TN sees elevated vacancy, which is reasonable relative to the broader TN rental market.
You know 38379 now. You don’t know where it ranks.
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