Real Estate Investing in Grimsley, Tennessee (38565)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38565 (Grimsley, 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: 9.4% vacancy may signal weakening demand.
- Higher unemployment: 12.0% unemployment — tenant risk signal.
- High price-to-rent: Price-to-rent ratio 30.5 — hard to cash-flow at these prices.
- Lower household income: $39,750 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 Grimsley, TN (38565)?
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Market Analysis: 38565 Grimsley
ZIP 38565 inside Fentress County looks affordable on the surface — median value of $307K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 38565 is resilient only for operators who understand what they are buying. A $307K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 38565 sits on the difficult end of the TN spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
From an investor standpoint, 1,106 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
New investors are better served looking at Grimsley's stable or hybrid ZIPs before stepping into 38565. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Grimsley:
Market Trends
Home Value History (with trend line)
📊 How Does 38565 Compare?
| Metric | 38565 | Grimsley | Tennessee |
|---|---|---|---|
| Home Value | $306,558 | $306,558 | $327,001 |
| 5-Year CAGR | 9.1% | 9.1% | 7.7% |
| Avg Rent | $837 | $837 | - |
| 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 38565 (Grimsley, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $306,558 |
| Monthly Rent | $837 |
| Price-to-Rent | 30.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.1% |
| 5-Year IRR | 11.3% |
📈 Home Appreciation
| 1-Year | +6.6% ▲ |
| 3-Year CAGR | +6.9% ▲ |
| 5-Year CAGR | +9.1% ▲ |
| 10-Year CAGR | +9.9% ▲ |
🏠 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 38565
Population: 1,106
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 38565
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 kind of tenants rent in Grimsley, TN?
Working renters make up the core of the Grimsley, TN tenant base. The pool is reasonable for investors targeting long-term holds.
How strict are landlord regulations in Grimsley, TN?
Landlord-friendliness in Grimsley, TN is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Where do home prices stand in Grimsley, TN?
The median home value in Grimsley, TN is roughly $307K. That puts it reasonable relative to the TN statewide average.
What are vacancy rates like in Grimsley, TN?
Grimsley, TN vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How viable is house hacking in Grimsley, TN?
For house hackers, Grimsley, TN is a challenging. The $837/mo rent on a unit helps defray the mortgage on a $307K property.
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