Real Estate Investing in Minor Hill, Tennessee (38473)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38473 (Minor Hill, 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: 18.6% 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 Minor Hill, TN (38473)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38473 Minor Hill
This part of Giles County is not an easy win. The 38473 ZIP sits at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 38473 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Nearby ZIPs in Minor Hill have seen price recovery that 38473 has not matched. Giles County data supports the view that the spread is structural rather than temporary.
On balance, 1,067 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.
New investors are better served looking at Minor Hill's stable or hybrid ZIPs before stepping into 38473. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Minor Hill:
Market Trends
Home Value History (with trend line)
📊 How Does 38473 Compare?
| Metric | 38473 | Minor Hill | Tennessee |
|---|---|---|---|
| Home Value | $227,370 | $227,370 | $327,001 |
| 5-Year CAGR | 6.7% | 6.7% | 7.7% |
| Avg Rent | $1,107 | $1,107 | - |
| Cap Rate | 3.8% | 3.8% | - |
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 38473 (Minor Hill, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $227,370 |
| Monthly Rent | $1,107 |
| Price-to-Rent | 17.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 10.5% |
📈 Home Appreciation
| 1-Year | +3.4% ▲ |
| 3-Year CAGR | +3.1% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +8.4% ▲ |
🏠 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 (3.8%). 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 38473
Population: 1,067
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 38473
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 561 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What approach is best for Minor Hill, TN real estate?
The best-fit strategy in Minor Hill, TN is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What kind of vacancy should I budget for in Minor Hill, TN?
Occupancy in Minor Hill, TN runs stable with elevated vacancy. Well-priced units at $1,107/mo lease on reasonable timelines.
How does Minor Hill, TN rate as a rental market?
Minor Hill, TN scores 3.0/5 for investability. Home values sit at $227K and rents near $1,107/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Are renters plentiful in Minor Hill, TN?
Working renters make up the core of the Minor Hill, TN tenant base. The pool is reasonable for investors targeting long-term holds.
Is rental property easy to operate in Minor Hill, TN?
The landlord environment in Minor Hill, TN is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
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