Real Estate Investing in Baxter, Tennessee (38544)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38544 (Baxter, TN)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 17.3% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 29.0 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Baxter, TN (38544)?
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Market Analysis: 38544 Baxter
ZIP 38544 in Baxter, TN carries a resilient set of headwinds. Home values near $300K and rents of $864/mo sit inside a market where underwriting has to be tight.
In practical terms, the numbers look inviting — $300K purchase price, 0.0% nominal cap — the work to hit that pro forma in 38544 is substantial and deserves full respect.
From a cash-flow lens, 38544 offers a low basis, the region around Baxter has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 38544 ZIP's population of 7,413 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
The right play in 38544 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Baxter:
Market Trends
Home Value History (with trend line)
📊 How Does 38544 Compare?
| Metric | 38544 | Baxter | Cookeville, TN | Tennessee |
|---|---|---|---|---|
| Home Value | $300,259 | $300,259 | N/A | $327,001 |
| 5-Year CAGR | 6.0% | 6.0% | N/A | 7.7% |
| Avg Rent | $864 | $864 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38544 (Baxter, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $300,259 |
| Monthly Rent | $864 |
| Price-to-Rent | 29.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.2% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +2.1% ▲ |
| 3-Year CAGR | +2.6% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 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 (2.2%). 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 38544
Population: 7,413
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 38544
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 657 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How viable is house hacking in Baxter, TN?
Baxter, TN offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $864/mo rent level.
Is Baxter, TN a smart market for rental property?
Baxter, TN sits at an investability rating of 3.0/5, with median home values near $300K and average rents around $864/mo. That combination puts it in the sturdy tier for investor interest.
Are renters plentiful in Baxter, TN?
Expect a solid tenant pool in Baxter, TN. The rental market absorbs $864/mo rents without meaningful friction.
How much rent can I charge in Baxter, TN?
Rental rates in Baxter, TN average $864/mo. Tenant demand and $300K home values make the yield look reasonable by investor standards.
What is the median home value in Baxter, TN?
Baxter, TN median home values land near $300K. That is reasonable territory for investors looking at $864/mo-per-month rentals.
You know 38544 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38544 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 38544 ranks in Cookeville, TN
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