Real Estate Investing in Ardmore, Tennessee (38449)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38449 (Ardmore, TN)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 16.5% 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 Ardmore, TN (38449)?
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Market Analysis: 38449 Ardmore
The 38449 ZIP in Ardmore, TN is a local-operator market. Outside capital chasing a $263K entry has to pair deep knowledge with the discount.
For an experienced owner, 38449 can be a an appealing option for hunting ground — but the discount at $263K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Ardmore have seen price recovery that 38449 has not matched. Giles County data supports the view that the spread is structural rather than temporary.
Employment concentration in 38449 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 38449 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Ardmore:
Market Trends
Home Value History (with trend line)
📊 How Does 38449 Compare?
| Metric | 38449 | Ardmore | Tennessee |
|---|---|---|---|
| Home Value | $262,597 | $262,597 | $327,001 |
| 5-Year CAGR | 5.2% | 5.2% | 7.7% |
| Avg Rent | $1,107 | $1,107 | - |
| Cap Rate | 3.3% | 3.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38449 (Ardmore, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $262,597 |
| Monthly Rent | $1,107 |
| Price-to-Rent | 19.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +2.2% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 38449
Population: 3,255
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
Investor Insight: With 528 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What do landlords charge for rent in Ardmore, TN?
Expect rents around $1,107/mo per month in Ardmore, TN. With home values at $263K, the yield math works out to reasonable levels for rental investors.
Is it easy to find good tenants in Ardmore, TN?
Tenant demand in Ardmore, TN is solid. The local workforce $1,107/mo rents across most rental classes.
What is the best play in Ardmore, TN?
Ardmore, TN investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($263K prices, $1,107/mo rents) make it a reasonable choice.
Should investors worry about vacancy in Ardmore, TN?
Ardmore, TN sees elevated vacancy, which is reasonable relative to the broader TN rental market.
Does house hacking make sense in Ardmore, TN?
House hacking works a challenging in Ardmore, TN. Rents of $1,107/mo against $263K acquisition make the strategy solid for owner-occupants.
You know 38449 now. You don’t know where it ranks.
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