Real Estate Investing in Culleoka, Tennessee (38451)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38451 (Culleoka, 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 price-to-rent: Price-to-rent ratio 30.3 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Culleoka, TN (38451)?
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Market Analysis: 38451 Culleoka
ZIP 38451 in Culleoka, TN carries a durable set of headwinds. Home values near $435K and rents of $1,197/mo sit inside a market where underwriting has to be tight.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $435K asset, 38451 is the wrong submarket. If the plan prices in friction, the yield can still work.
Turning to rents, 38451 offers a low basis, the region around Culleoka has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A significant renter share of 15% in 38451 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 38451 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Culleoka:
Market Trends
Home Value History (with trend line)
📊 How Does 38451 Compare?
| Metric | 38451 | Culleoka | Nashville-Davidson--Murfreesboro--Franklin, TN | Tennessee |
|---|---|---|---|---|
| Home Value | $435,294 | $435,294 | N/A | $327,001 |
| 5-Year CAGR | 6.2% | 6.2% | N/A | 7.7% |
| Avg Rent | $1,197 | $1,197 | N/A | - |
| Cap Rate | 2.1% | 2.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38451 (Culleoka, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $435,294 |
| Monthly Rent | $1,197 |
| Price-to-Rent | 30.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.1% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +9.7% ▲ |
🏠 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 (2.1%). 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 38451
Population: 4,196
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 38451
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.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,396 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Culleoka, TN good for landlords?
Rental owners in Culleoka, TN deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
Which real estate strategy fits Culleoka, TN?
Culleoka, TN investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($435K prices, $1,197/mo rents) make it a reasonable choice.
What are home prices like in Culleoka, TN?
In Culleoka, TN the median home value sits at $435K. Against the broader TN market, that reads as reasonable for most investors.
Does house hacking work in Culleoka, TN?
The a challenging house-hack environment in Culleoka, TN reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
How high is vacancy risk in Culleoka, TN?
Vacancy in Culleoka, TN is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,197/mo.
You know 38451 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38451 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 38451 ranks in Nashville-Davidson--Murfreesboro--Franklin, TN
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