Real Estate Investing in Duck River, Tennessee (38454)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38454 (Duck River, 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: 22.5% 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 Duck River, TN (38454)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38454 Duck River
This part of Hickman County is not an easy win. The 38454 ZIP records softness in key indicators, and the playbook that works in cleaner markets often stalls here.
For an experienced owner, 38454 can be a worth a close look for hunting ground — but the discount at $279K reflects genuine risk that outside investors often underestimate.
Regionally, 38454 sits on the difficult end of the TN spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
The demographic picture in 38454 includes headwinds that any investor should price in. Income distribution skews lower than Duck River averages, and tenant stability requires active management.
New investors are better served looking at Duck River's stable or hybrid ZIPs before stepping into 38454. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Duck River:
Market Trends
Home Value History (with trend line)
📊 How Does 38454 Compare?
| Metric | 38454 | Duck River | Tennessee |
|---|---|---|---|
| Home Value | $279,295 | $279,295 | $327,001 |
| 5-Year CAGR | N/A | N/A | 7.7% |
| Avg Rent | $1,197 | $1,197 | - |
| Cap Rate | 3.3% | 3.3% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38454 (Duck River, TN). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 38454 (Duck River, TN)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $279,295 |
| Monthly Rent | $1,197 |
| Price-to-Rent | 19.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 5.5% |
📈 Home Appreciation
| 1-Year | +2.1% ▲ |
| 3-Year CAGR | N/A |
| 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 (3.3%). 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 38454
Population: 888
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
What monthly rent should investors expect in Duck River, TN?
Average rent in Duck River, TN is approximately $1,197/mo per month. Against $279K home values that yields a reasonable rent-to-price ratio.
Is TN a landlord-friendly state?
Landlord-friendliness in Duck River, TN is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Is Duck River in TN worth investing in?
Investors tracking Duck River, TN will find a 2.0/5 rating supported by $279K median home values and $1,197/mo rents. That profile suits long-term holders targeting predictable returns.
Does house hacking work in Duck River, TN?
House hacking works a challenging in Duck River, TN. Rents of $1,197/mo against $279K acquisition make the strategy solid for owner-occupants.
Are there empty rentals in Duck River, TN?
Duck River, TN sees elevated vacancy, which is reasonable relative to the broader TN rental market.
You know 38454 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38454 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.
AI Market Advisor
Ask questions about investing in 38454 (Duck River)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 38454 (Duck River, TN).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.