Real Estate Investing in Rock Island, Tennessee (38581)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38581 (Rock Island, 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: 17.9% of homes vacant — above national norms.
- Elevated poverty: 20.7% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Rock Island, TN (38581)?
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Market Analysis: 38581 Rock Island
This part of Van Buren County is not an easy win. The 38581 ZIP clocks in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Looking more closely, the numbers look inviting — $252K purchase price, 0.0% nominal cap — the work to hit that pro forma in 38581 is substantial and deserves full respect.
Looking more closely, 38581 offers a low basis, the region around Rock Island has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A impressive renter share of 21% in 38581 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 38581 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 Rock Island:
Market Trends
Home Value History (with trend line)
📊 How Does 38581 Compare?
| Metric | 38581 | Rock Island | McMinnville, TN | Tennessee |
|---|---|---|---|---|
| Home Value | $252,438 | $252,438 | N/A | $327,001 |
| 5-Year CAGR | 5.3% | 5.3% | N/A | 7.7% |
| Avg Rent | $954 | $954 | 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 38581 (Rock Island, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $252,438 |
| Monthly Rent | $954 |
| Price-to-Rent | 22.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 3.0% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | +9.7% ▲ |
| 3-Year CAGR | +3.0% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 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 (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 38581
Population: 3,965
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 38581
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
Frequently Asked Questions
How does Rock Island, TN rate as a rental market?
Rock Island, TN rates 3.0/5 for investability. With median values at $252K and rents near $954/mo, the market offers reasonable fundamentals for rental investors.
What is the typical vacancy rate in Rock Island, TN?
Rock Island, TN vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How strong are rents in Rock Island, TN?
The typical rental in Rock Island, TN commands about $954/mo monthly. That rent profile predictable cash flow against the $252K purchase basis.
How deep is the rental pool in Rock Island, TN?
Expect a solid tenant pool in Rock Island, TN. The rental market absorbs $954/mo rents without meaningful friction.
How expensive is real estate in Rock Island, TN?
The median home value in Rock Island, TN is roughly $252K. That puts it reasonable relative to the TN statewide average.
You know 38581 now. You don’t know where it ranks.
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