Real Estate Investing in Sugar Tree, Tennessee (38380)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38380 (Sugar Tree, TN)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 69.7% 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 Sugar Tree, TN (38380)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38380 Sugar Tree
ZIP 38380 inside Decatur County looks affordable on the surface — median value of $176K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 38380 is healthy only for operators who understand what they are buying. A $176K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within TN, ZIP 38380 trails on several market indicators that neighboring Decatur County submarkets outperform. The gap is real and notable enough to shape underwriting.
Who lives in 38380 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
appears 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 Sugar Tree:
Market Trends
Home Value History (with trend line)
📊 How Does 38380 Compare?
| Metric | 38380 | Sugar Tree | Tennessee |
|---|---|---|---|
| Home Value | $175,703 | $175,703 | $327,001 |
| 5-Year CAGR | 3.5% | 3.5% | 7.7% |
| Avg Rent | $846 | $846 | - |
| Cap Rate | 3.8% | 3.8% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38380 (Sugar Tree, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $175,703 |
| Monthly Rent | $846 |
| Price-to-Rent | 17.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +8.6% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +3.5% ▲ |
| 10-Year CAGR | +5.3% ▲ |
🏠 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 (3.8%). 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 38380
Population: 450
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
Frequently Asked Questions
How expensive is real estate in Sugar Tree, TN?
The median home value in Sugar Tree, TN is roughly $176K. That puts it reasonable relative to the TN statewide average.
What is the tenant pool like in Sugar Tree, TN?
The tenant pool in Sugar Tree, TN is solid, supported by local employment and population fundamentals. Rents of $846/mo are well-absorbed by the market.
Is Sugar Tree, TN a good place for real estate investing?
Sugar Tree, TN posts an investability rating of 3.0/5, with median home values near $176K and average rents around $846/mo. That combination puts it in the impressive tier for investor interest.
What monthly rent should investors expect in Sugar Tree, TN?
Average rent in Sugar Tree, TN is approximately $846/mo per month. Against $176K home values that yields a reasonable rent-to-price ratio.
Are eviction rules reasonable in Sugar Tree, TN?
Sugar Tree, TN falls under TN landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
You know 38380 now. You don’t know where it ranks.
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