Real Estate Investing in Jamestown, Tennessee (38556)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38556 (Jamestown, 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: 18.7% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Jamestown, TN (38556)?
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Market Analysis: 38556 Jamestown
Not every below-median market is a bargain. Jamestown's 38556 ZIP shows signals that favor experienced operators who can absorb the risk $236K pricing implies.
From an investor standpoint, the numbers look inviting — $236K purchase price, 0.0% nominal cap — the work to hit that pro forma in 38556 is substantial and deserves full respect.
Regionally, 38556 sits on the difficult end of the TN spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 38556 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategy in 38556 is an operator game, not a passive one. From a cash-flow lens, entry prices of $236K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Jamestown:
Property Strategy for 38556
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $219,970 | $930 | 3.0% | +12.8% | $109,985 |
| 3BR | $266,436 | $1,200 | 3.2% | +12.4% | $88,812 |
| 4BR | $313,387 | $1,290 | 3.0% | +12.2% | $78,347 |
Market Trends
Home Value History (with trend line)
📊 How Does 38556 Compare?
| Metric | 38556 | Jamestown | Tennessee |
|---|---|---|---|
| Home Value | $236,052 | $236,052 | $327,001 |
| 5-Year CAGR | 6.6% | 6.6% | 7.7% |
| Avg Rent | $837 | $837 | - |
| Cap Rate | 2.8% | 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 38556 (Jamestown, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $236,052 |
| Monthly Rent | $837 |
| Price-to-Rent | 23.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 9.4% |
📈 Home Appreciation
| 1-Year | +4.5% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +6.6% ▲ |
| 10-Year CAGR | +9.4% ▲ |
🏠 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 (2.8%). 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 38556
Population: 12,531
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 38556
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.
Frequently Asked Questions
How does Jamestown, TN stack up for property investment?
Jamestown, TN registers an investability rating of 3.0/5, with median home values near $236K and average rents around $837/mo. That combination puts it in the healthy tier for investor interest.
What do rentals go for in Jamestown, TN?
Average rent in Jamestown, TN is approximately $837/mo per month. Against $236K home values that yields a reasonable rent-to-price ratio.
What is the typical vacancy rate in Jamestown, TN?
Jamestown, TN vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What real estate strategy is ideal for Jamestown, TN?
Jamestown, TN investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($236K prices, $837/mo rents) make it a reasonable choice.
What is the typical renter like in Jamestown, TN?
Tenant quality in Jamestown, TN ranks as solid. Landlords generally report measured occupancy at market rents of $837/mo.
You know 38556 now. You don’t know where it ranks.
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