Real Estate Investing in Clifton, Tennessee (38425)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38425 (Clifton, TN)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 34.5% of homes vacant — above national norms.
- Elevated poverty: 22.4% 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 Clifton, TN (38425)?
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Market Analysis: 38425 Clifton
The 38425 ZIP in Clifton, TN is a local-operator market. Outside capital chasing a $171K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $171K asset, 38425 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within TN, ZIP 38425 trails on several market indicators that neighboring Wayne County submarkets outperform. The gap is real and notable enough to shape underwriting.
In practical terms, 3,599 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategy in 38425 is an operator game, not a passive one. Looking more closely, entry prices of $171K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Clifton:
Market Trends
Home Value History (with trend line)
📊 How Does 38425 Compare?
| Metric | 38425 | Clifton | Tennessee |
|---|---|---|---|
| Home Value | $171,421 | $171,421 | $327,001 |
| 5-Year CAGR | 4.6% | 4.6% | 7.7% |
| Avg Rent | $891 | $891 | - |
| Cap Rate | 4.1% | 4.1% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38425 (Clifton, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $171,421 |
| Monthly Rent | $891 |
| Price-to-Rent | 16.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.1% |
| 5-Year IRR | 8.6% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | +4.6% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 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 (4.1%). 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 38425
Population: 3,599
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 38425
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.
Frequently Asked Questions
Which investment style suits Clifton, TN?
A careful cash-flow rentals with hands-on management strategy Clifton, TN best. The market produces consistent results for that approach at the $171K price point.
Is Clifton, TN a friendly market for rental owners?
For rental operators, Clifton, TN rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What do landlords charge for rent in Clifton, TN?
Expect rents around $891/mo per month in Clifton, TN. With home values at $171K, the yield math works out to reasonable levels for rental investors.
How tight is the rental market in Clifton, TN?
Clifton, TN carries elevated vacancy risk. Expect consistent absorption at market rents of $891/mo.
What does house hacking look like in Clifton, TN?
The a challenging house-hack environment in Clifton, TN reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 38425 now. You don’t know where it ranks.
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