Real Estate Investing in Clarksburg, Tennessee (38390)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38390 (Clarksburg, TN)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 19.0% 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 Clarksburg, TN (38390)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38390 Clarksburg
ZIP 38390 inside Carroll County looks affordable on the surface — median value of $243K — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 38390 can be a a credible choice for hunting ground — but the discount at $243K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Clarksburg have seen price recovery that 38390 has not matched. Carroll County data supports the view that the spread is structural rather than temporary.
The 38390 ZIP's population of 1,281 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
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 Clarksburg:
Market Trends
Home Value History (with trend line)
📊 How Does 38390 Compare?
| Metric | 38390 | Clarksburg | Tennessee |
|---|---|---|---|
| Home Value | $242,997 | $242,997 | $327,001 |
| 5-Year CAGR | N/A | N/A | 7.7% |
| Avg Rent | $945 | $945 | - |
| Cap Rate | 3.0% | 3.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38390 (Clarksburg, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $242,997 |
| Monthly Rent | $945 |
| Price-to-Rent | 21.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.0% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +7.5% ▲ |
| 3-Year CAGR | +5.1% ▲ |
| 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 (3.0%). 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 38390
Population: 1,281
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
Frequently Asked Questions
How quickly do rentals get leased in Clarksburg, TN?
Vacancy risk in Clarksburg, TN is elevated. That supports steady cash flow for typical rental holds.
Is it easy to find good tenants in Clarksburg, TN?
The renter base in Clarksburg, TN is reasonable for the $945/mo price point. Screening well and pricing to market typically yields reliable tenants.
Should investors consider Clarksburg, TN?
With a 2.0/5 investability score, Clarksburg, TN ranks as a solid market for rental property investors. Median prices of $243K and rents of $945/mo drive the underlying numbers.
How much should I expect to pay for a home in Clarksburg, TN?
Typical homes in Clarksburg, TN go for around $243K. The 5-year CAGR of 0.0% predictable price movement.
What monthly rent should investors expect in Clarksburg, TN?
Average rent in Clarksburg, TN is approximately $945/mo per month. Against $243K home values that yields a reasonable rent-to-price ratio.
You know 38390 now. You don’t know where it ranks.
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