Real Estate Investing in Westpoint, Tennessee (38486)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38486 (Westpoint, 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: 24.4% 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 Westpoint, TN (38486)?
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Market Analysis: 38486 Westpoint
The 38486 ZIP covers a section of Westpoint that demands careful diligence. Prices near $218K look accessible, but the work to make a deal cash flow is real.
Rent of $846/mo on a $218K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 38486 sits below the stated 0.0% once reality is priced in.
Statewide comparisons place 38486 among TN's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Resident income in 38486 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 38486 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Westpoint:
Market Trends
Home Value History (with trend line)
📊 How Does 38486 Compare?
| Metric | 38486 | Westpoint | Lawrenceburg, TN | Tennessee |
|---|---|---|---|---|
| Home Value | $218,477 | $218,477 | N/A | $327,001 |
| 5-Year CAGR | N/A | N/A | N/A | 7.7% |
| Avg Rent | $846 | $846 | N/A | - |
| Cap Rate | 3.0% | 3.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38486 (Westpoint, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $218,477 |
| Monthly Rent | $846 |
| Price-to-Rent | 21.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.0% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | +9.5% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 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 (3.0%). 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 38486
Population: 1,273
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
Frequently Asked Questions
What approach is best for Westpoint, TN real estate?
The best-fit strategy in Westpoint, TN is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is Westpoint, TN a friendly market for rental owners?
Westpoint, TN falls under TN landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How qualified is the tenant pool in Westpoint, TN?
Expect a solid tenant pool in Westpoint, TN. The rental market absorbs $846/mo rents without meaningful friction.
Is Westpoint, TN a good market for FHA house hackers?
Westpoint, TN offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $846/mo rent level.
How high is vacancy risk in Westpoint, TN?
Vacancy risk in Westpoint, TN is elevated. That supports stable cash flow for typical rental holds.
You know 38486 now. You don’t know where it ranks.
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How 38486 ranks in Lawrenceburg, TN
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