Real Estate Investing in Olivehill, Tennessee (38475)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38475 (Olivehill, TN)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 42.4% 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 Olivehill, TN (38475)?
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Market Analysis: 38475 Olivehill
Not every below-median market is a bargain. Olivehill's 38475 ZIP stands at signals that favor experienced operators who can absorb the risk $170K pricing implies.
For an experienced owner, 38475 can be a an appealing option for hunting ground — but the discount at $170K reflects genuine risk that outside investors often underestimate.
ZIP 38475's metrics run below Hardin County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 38475 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 38475 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 Olivehill:
Market Trends
Home Value History (with trend line)
📊 How Does 38475 Compare?
| Metric | 38475 | Olivehill | Tennessee |
|---|---|---|---|
| Home Value | $170,417 | $170,417 | $327,001 |
| 5-Year CAGR | N/A | N/A | 7.7% |
| Avg Rent | $855 | $855 | - |
| Cap Rate | 3.9% | 3.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38475 (Olivehill, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $170,417 |
| Monthly Rent | $855 |
| Price-to-Rent | 16.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 8.0% |
📈 Home Appreciation
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 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 (3.9%). 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 38475
Population: 787
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
How tight is the rental market in Olivehill, TN?
Olivehill, TN carries elevated vacancy risk. Expect predictable absorption at market rents of $855/mo.
Does house hacking make sense in Olivehill, TN?
House hacking works a challenging in Olivehill, TN. Rents of $855/mo against $170K acquisition make the strategy solid for owner-occupants.
What is the average monthly rent in Olivehill, TN?
Expect rents around $855/mo per month in Olivehill, TN. With home values at $170K, the yield math works out to reasonable levels for rental investors.
Is housing expensive in Olivehill, TN?
Olivehill, TN median home values land near $170K. That is reasonable territory for investors looking at $855/mo-per-month rentals.
What kind of market is Olivehill, TN for investors?
Investors tracking Olivehill, TN will find a 2.0/5 rating supported by $170K median home values and $855/mo rents. That profile suits long-term holders targeting reliable returns.
You know 38475 now. You don’t know where it ranks.
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