Real Estate Investing in Livingston, Tennessee (38543)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38543 (Livingston, 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: 37.6% of homes vacant — above national norms.
- Higher unemployment: 11.3% unemployment — tenant risk signal.
• 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 Livingston, TN (38543)?
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Market Analysis: 38543 Livingston
This part of Overton County is not an easy win. The 38543 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The investment case in 38543 is notable only for operators who understand what they are buying. A $230K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Statewide comparisons place 38543 among TN's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 38543 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
New investors are better served looking at Livingston's stable or hybrid ZIPs before stepping into 38543. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Livingston:
Market Trends
Home Value History (with trend line)
📊 How Does 38543 Compare?
| Metric | 38543 | Livingston | Cookeville, TN | Tennessee |
|---|---|---|---|---|
| Home Value | $229,894 | $233,425 | N/A | $327,001 |
| 5-Year CAGR | N/A | 6.4% | N/A | 7.7% |
| Avg Rent | $855 | $846 | N/A | - |
| Cap Rate | 2.9% | 2.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38543 (Livingston, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $229,894 |
| Monthly Rent | $855 |
| Price-to-Rent | 22.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 10.3% |
📈 Home Appreciation
| 1-Year | +10.1% ▲ |
| 3-Year CAGR | +7.4% ▲ |
| 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 (2.9%). 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 38543
Population: 321
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 819 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is vacancy a concern in Livingston, TN?
Rental vacancy in Livingston, TN is elevated. Investors should budget normal turnover but not chronic empty units.
Is Livingston, TN a good market for buy-and-hold investors?
Investors tracking Livingston, TN will find a 2.0/5 rating supported by $230K median home values and $855/mo rents. That profile suits long-term holders targeting steady returns.
What is the typical home price in Livingston, TN?
Homes in Livingston, TN typically sell near $230K. Prices have moved at a 0.0% 5-year CAGR, which predictable long-term demand.
How strict are landlord regulations in Livingston, TN?
Livingston, TN operates under TN law, which is landlord-friendly overall for landlords. Expect measured treatment in typical lease and eviction cases.
What is the renter demographic in Livingston, TN?
Tenant quality in Livingston, TN ranks as solid. Landlords generally report stable occupancy at market rents of $855/mo.
You know 38543 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38543 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 38543 ranks in Cookeville, TN
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