Real Estate Investing in Livingston, Tennessee (38570)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38570 (Livingston, 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: 14.3% of homes vacant — above national norms.
- Lower household income: $37,761 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 Livingston, TN (38570)?
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Market Analysis: 38570 Livingston
ZIP 38570 inside Overton County looks affordable on the surface — median value of $237K — but the discount exists for reasons that a careful buyer should understand before committing.
The 38570 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 38570's metrics run below Overton County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 38570 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.
Experienced landlords with local relationships tend to find 38570 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 Livingston:
Market Trends
Home Value History (with trend line)
📊 How Does 38570 Compare?
| Metric | 38570 | Livingston | Cookeville, TN | Tennessee |
|---|---|---|---|---|
| Home Value | $236,955 | $233,425 | N/A | $327,001 |
| 5-Year CAGR | 6.4% | 6.4% | N/A | 7.7% |
| Avg Rent | $837 | $846 | N/A | - |
| 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 38570 (Livingston, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $236,955 |
| Monthly Rent | $837 |
| Price-to-Rent | 23.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.8% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +3.9% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +8.4% ▲ |
🏠 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 38570
Population: 10,020
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 38570
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
What is the investability score for Livingston, TN?
Livingston, TN reflects an investability rating of 3.0/5, with median home values near $237K and average rents around $837/mo. That combination puts it in the robust tier for investor interest.
What are rental rates like in Livingston, TN?
Average rent in Livingston, TN is approximately $837/mo per month. Against $237K home values that yields a reasonable rent-to-price ratio.
How quickly do rentals get leased in Livingston, TN?
Vacancy risk in Livingston, TN is elevated. That supports measured cash flow for typical rental holds.
What is the median home value in Livingston, TN?
Expect median prices around $237K in Livingston, TN. The market has run at a 0.0% 5-year CAGR, so entry costs have been even-keeled.
Are tenants stable in Livingston, TN?
Livingston, TN draws a consistent base of working renters. Demand at the $837/mo rent level is reasonable for standard single-family and small multi rentals.
You know 38570 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 38570 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 38570 ranks in Cookeville, TN
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