Real Estate Investing in Gordonsville, Tennessee (38563)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38563 (Gordonsville, 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 price-to-rent: Price-to-rent ratio 29.2 — 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 Gordonsville, TN (38563)?
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Market Analysis: 38563 Gordonsville
ZIP 38563 in Gordonsville, TN carries a sturdy set of headwinds. Home values near $312K and rents of $891/mo sit inside a market where underwriting has to be tight.
Rent of $891/mo on a $312K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 38563 sits below the stated 0.0% once reality is priced in.
On balance, 38563 offers a low basis, the region around Gordonsville has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Demographically, 38563 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 38563 is an operator game, not a passive one. Looking more closely, entry prices of $312K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Gordonsville:
Market Trends
Home Value History (with trend line)
📊 How Does 38563 Compare?
| Metric | 38563 | Gordonsville | Nashville-Davidson--Murfreesboro--Franklin, TN | Tennessee |
|---|---|---|---|---|
| Home Value | $312,232 | $312,232 | N/A | $327,001 |
| 5-Year CAGR | 4.4% | 4.4% | N/A | 7.7% |
| Avg Rent | $891 | $891 | 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 38563 (Gordonsville, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $312,232 |
| Monthly Rent | $891 |
| Price-to-Rent | 29.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 6.6% |
📈 Home Appreciation
| 1-Year | +6.5% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +4.4% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 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 38563
Population: 2,271
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 38563
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
What is the rental occupancy rate in Gordonsville, TN?
Gordonsville, TN sees elevated vacancy, which is reasonable relative to the broader TN rental market.
What is the smart move for investors in Gordonsville, TN?
For Gordonsville, TN, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
What is the median home value in Gordonsville, TN?
In Gordonsville, TN the median home value sits at $312K. Against the broader TN market, that reads as reasonable for most investors.
Does Gordonsville, TN favor landlords or tenants?
Landlord-friendliness in Gordonsville, TN is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What kind of tenants rent in Gordonsville, TN?
Working renters make up the core of the Gordonsville, TN tenant base. The pool is reasonable for investors targeting long-term holds.
You know 38563 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38563 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 38563 ranks in Nashville-Davidson--Murfreesboro--Franklin, TN
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