Real Estate Investing in Rickman, Tennessee (38580)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38580 (Rickman, TN)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 13.9% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 30.4 — 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 Rickman, TN (38580)?
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Market Analysis: 38580 Rickman
ZIP 38580 inside Overton County looks affordable on the surface — median value of $305K — but the discount exists for reasons that a careful buyer should understand before committing.
On balance, the numbers look inviting — $305K purchase price, 0.0% nominal cap — the work to hit that pro forma in 38580 is substantial and deserves full respect.
In practical terms, 38580 offers a low basis, the region around Rickman has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A significant renter share of 15% in 38580 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 38580 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Rickman:
Market Trends
Home Value History (with trend line)
📊 How Does 38580 Compare?
| Metric | 38580 | Rickman | Cookeville, TN | Tennessee |
|---|---|---|---|---|
| Home Value | $305,172 | $305,172 | N/A | $327,001 |
| 5-Year CAGR | 6.7% | 6.7% | N/A | 7.7% |
| Avg Rent | $837 | $837 | N/A | - |
| 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 38580 (Rickman, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $305,172 |
| Monthly Rent | $837 |
| Price-to-Rent | 30.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.1% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +8.2% ▲ |
🏠 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 38580
Population: 1,628
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 38580
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 1,476 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Does a duplex house hack pencil in Rickman, TN?
House hacking works a challenging in Rickman, TN. Rents of $837/mo against $305K acquisition make the strategy solid for owner-occupants.
How strong is Rickman, TN for real estate investors?
Our data puts Rickman, TN at 3.0/5 for investability. Home prices of $305K and rents around $837/mo create a solid backdrop for investor activity.
What is the typical home price in Rickman, TN?
The median home value in Rickman, TN is roughly $305K. That puts it reasonable relative to the TN statewide average.
Does Rickman, TN favor landlords or tenants?
Rickman, TN falls under TN landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Should investors worry about vacancy in Rickman, TN?
Rickman, TN carries elevated vacancy risk. Expect measured absorption at market rents of $837/mo.
You know 38580 now. You don’t know where it ranks.
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How 38580 ranks in Cookeville, TN
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