Real Estate Investing in Liberty, Tennessee (38569)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38569 (Liberty, TN)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 39.6% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 39.5 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Liberty, TN (38569)?
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Market Analysis: 38569 Liberty
Not every below-median market is a bargain. Liberty's 38569 ZIP reflects signals that favor experienced operators who can absorb the risk $435K pricing implies.
For an experienced owner, 38569 can be a a strong candidate for hunting ground — but the discount at $435K reflects genuine risk that outside investors often underestimate.
Regionally, 38569 sits on the difficult end of the TN spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
A durable renter share of 19% in 38569 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 38569 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Liberty:
Market Trends
Home Value History (with trend line)
📊 How Does 38569 Compare?
| Metric | 38569 | Liberty | Nashville-Davidson--Murfreesboro--Franklin, TN | Tennessee |
|---|---|---|---|---|
| Home Value | $435,085 | $361,893 | N/A | $327,001 |
| 5-Year CAGR | 5.3% | 5.2% | N/A | 7.7% |
| Avg Rent | $918 | $1,053 | N/A | - |
| Cap Rate | 1.7% | 2.4% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38569 (Liberty, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $435,085 |
| Monthly Rent | $918 |
| Price-to-Rent | 39.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.5% |
| Cap Rate | 1.7% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | +3.4% ▲ |
| 3-Year CAGR | +2.0% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 10-Year CAGR | +9.1% ▲ |
🏠 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 (1.7%). 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 38569
Population: 316
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
Frequently Asked Questions
How strict are landlord regulations in Liberty, TN?
Liberty, TN falls under TN landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
What kind of market is Liberty, TN for investors?
Liberty, TN rates 3.0/5 for investability. With median values at $435K and rents near $918/mo, the market offers reasonable fundamentals for rental investors.
Which investment style suits Liberty, TN?
In Liberty, TN the resilient play is typically careful cash-flow rentals with hands-on management. The combination of $435K prices and $918/mo rents suits that approach.
Is Liberty, TN good for house hacking?
Liberty, TN offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $918/mo rent level.
How qualified is the tenant pool in Liberty, TN?
Liberty, TN draws a predictable base of working renters. Demand at the $918/mo rent level is reasonable for standard single-family and small multi rentals.
You know 38569 now. You don’t know where it ranks.
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How 38569 ranks in Nashville-Davidson--Murfreesboro--Franklin, TN
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