Real Estate Investing in Williamsport, Tennessee (38487)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38487 (Williamsport, 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: 26.0% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 28.2 — hard to cash-flow at these prices.
• 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 Williamsport, TN (38487)?
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Market Analysis: 38487 Williamsport
The 38487 ZIP covers a section of Williamsport that demands careful diligence. Prices near $405K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 38487 can be a an appealing option for hunting ground — but the discount at $405K reflects genuine risk that outside investors often underestimate.
Within TN, ZIP 38487 trails on several market indicators that neighboring Maury County submarkets outperform. The gap is real and impressive enough to shape underwriting.
Demographically, 38487 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.
Strategically, 38487 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 Williamsport:
Market Trends
Home Value History (with trend line)
📊 How Does 38487 Compare?
| Metric | 38487 | Williamsport | Nashville-Davidson--Murfreesboro--Franklin, TN | Tennessee |
|---|---|---|---|---|
| Home Value | $404,966 | $404,966 | N/A | $327,001 |
| 5-Year CAGR | 6.0% | 6.0% | N/A | 7.7% |
| Avg Rent | $1,197 | $1,197 | N/A | - |
| Cap Rate | 2.3% | 2.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38487 (Williamsport, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $404,966 |
| Monthly Rent | $1,197 |
| Price-to-Rent | 28.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.3% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 10-Year CAGR | +9.3% ▲ |
🏠 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 (2.3%). 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 38487
Population: 688
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 1,396 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Williamsport, TN a good market for buy-and-hold investors?
Investors tracking Williamsport, TN will find a 3.0/5 rating supported by $405K median home values and $1,197/mo rents. That profile suits long-term holders targeting predictable returns.
What is the typical vacancy rate in Williamsport, TN?
Williamsport, TN vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Are landlord laws favorable in Williamsport, TN?
Rental owners in Williamsport, TN deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
What strategy should investors use in Williamsport, TN?
A careful cash-flow rentals with hands-on management strategy Williamsport, TN best. The market produces even-keeled results for that approach at the $405K price point.
Are rents high in Williamsport, TN?
Rents in Williamsport, TN run near $1,197/mo. Compared with median home prices of $405K that produces solid gross yields for typical rentals.
You know 38487 now. You don’t know where it ranks.
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How 38487 ranks in Nashville-Davidson--Murfreesboro--Franklin, TN
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