Real Estate Investing in Brush Creek, Tennessee (38547)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38547 (Brush Creek, 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.
- Elevated vacancy: 8.1% vacancy may signal weakening demand.
- High price-to-rent: Price-to-rent ratio 31.6 — 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 Brush Creek, TN (38547)?
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Market Analysis: 38547 Brush Creek
The 38547 ZIP in Brush Creek, TN is a local-operator market. Outside capital chasing a $345K entry has to pair deep knowledge with the discount.
For an experienced owner, 38547 can be a a solid fit for hunting ground — but the discount at $345K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Brush Creek have seen price recovery that 38547 has not matched. Smith data supports the view that the spread is structural rather than temporary.
Who lives in 38547 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Experienced landlords with local relationships tend to find 38547 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Brush Creek:
Market Trends
Home Value History (with trend line)
📊 How Does 38547 Compare?
| Metric | 38547 | Brush Creek | Tennessee |
|---|---|---|---|
| Home Value | $344,667 | $344,667 | $327,001 |
| 5-Year CAGR | 4.1% | 4.1% | 7.7% |
| Avg Rent | $909 | $909 | - |
| Cap Rate | 2.1% | 2.1% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38547 (Brush Creek, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $344,667 |
| Monthly Rent | $909 |
| Price-to-Rent | 31.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.1% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | +6.7% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +8.1% ▲ |
🏠 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 (2.1%). 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 38547
Population: 1,856
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 much does a house cost in Brush Creek, TN?
Median home price in Brush Creek, TN is near $345K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
Does a duplex house hack pencil in Brush Creek, TN?
House hacking in Brush Creek, TN is reasonable to execute. Prices around $345K and rents of $909/mo solid owner-occupant economics.
What kind of tenants rent in Brush Creek, TN?
Tenant demand in Brush Creek, TN is solid. The local workforce $909/mo rents across most rental classes.
What real estate strategy is ideal for Brush Creek, TN?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Brush Creek, TN. The numbers - $345K homes against $909/mo rents - support that play.
How do landlord-tenant laws work in Brush Creek, TN?
The landlord environment in Brush Creek, TN is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
You know 38547 now. You don’t know where it ranks.
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