Real Estate Investing in Hilham, Tennessee (38551)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38551 (Hilham, TN)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 28.5% of homes vacant — above national norms.
- Lower household income: $35,334 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Hilham, TN (38551)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 38551 Hilham
Not every below-median market is a bargain. Hilham's 38551 ZIP registers signals that favor experienced operators who can absorb the risk $202K pricing implies.
Distressed markets are won on execution, not on spreadsheets. ZIP 38551 reflects the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 38551 sits on the difficult end of the TN spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
A healthy renter share of 29% in 38551 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 38551 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Hilham:
Market Trends
Home Value History (with trend line)
📊 How Does 38551 Compare?
| Metric | 38551 | Hilham | Tennessee |
|---|---|---|---|
| Home Value | $202,190 | $226,259 | $327,001 |
| 5-Year CAGR | 7.7% | 7.2% | 7.7% |
| Avg Rent | $837 | $873 | - |
| Cap Rate | 3.2% | 3.0% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38551 (Hilham, TN). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 38551 (Hilham, TN)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $202,190 |
| Monthly Rent | $837 |
| Price-to-Rent | 20.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.2% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +9.2% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +7.7% ▲ |
| 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 (3.2%). 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 38551
Population: 4,318
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 38551
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 819 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do home prices stand in Hilham, TN?
Hilham, TN home values average about $202K. That price point suits investors targeting rentals with $837/mo in monthly income.
Does house hacking make sense in Hilham, TN?
House hacking in Hilham, TN is reasonable to execute. Prices around $202K and rents of $837/mo solid owner-occupant economics.
Are tenants stable in Hilham, TN?
Hilham, TN draws a reliable base of working renters. Demand at the $837/mo rent level is reasonable for standard single-family and small multi rentals.
What type of investing works in Hilham, TN?
Investors usually favor careful cash-flow rentals with hands-on management in Hilham, TN. With home values at $202K and rents near $837/mo, other strategies can work but produce stable rather than outsized returns.
Does Hilham, TN favor landlords or tenants?
Rental owners in Hilham, TN deal with a landlord-friendly legal framework. Most standard eviction processes run on reasonable timelines.
You know 38551 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38551 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.
AI Market Advisor
Ask questions about investing in 38551 (Hilham)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 38551 (Hilham, TN).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.