Real Estate Investing in Whitleyville, Tennessee (38588)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 38588 (Whitleyville, 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: 29.8% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Whitleyville, TN (38588)?
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Market Analysis: 38588 Whitleyville
ZIP 38588 inside Jackson County looks affordable on the surface — median value of $228K — but the discount exists for reasons that a careful buyer should understand before committing.
In practical terms, the numbers look inviting — $228K purchase price, 0.0% nominal cap — the work to hit that pro forma in 38588 is substantial and deserves full respect.
On balance, 38588 offers a low basis, the region around Whitleyville has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The 38588 ZIP's population of 1,004 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
looks to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Whitleyville:
Market Trends
Home Value History (with trend line)
📊 How Does 38588 Compare?
| Metric | 38588 | Whitleyville | Cookeville, TN | Tennessee |
|---|---|---|---|---|
| Home Value | $227,576 | $227,576 | N/A | $327,001 |
| 5-Year CAGR | 5.9% | 5.9% | N/A | 7.7% |
| Avg Rent | $855 | $855 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 38588 (Whitleyville, TN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $227,576 |
| Monthly Rent | $855 |
| Price-to-Rent | 22.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +8.0% ▲ |
| 3-Year CAGR | +6.4% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +9.6% ▲ |
🏠 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 (2.9%). 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 38588
Population: 1,004
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 much is rent in Whitleyville, TN?
Rents in Whitleyville, TN run near $855/mo. Compared with median home prices of $228K that produces solid gross yields for typical rentals.
What price range are homes in Whitleyville, TN?
Median home price in Whitleyville, TN is near $228K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
Should investors consider Whitleyville, TN?
With a 3.0/5 investability score, Whitleyville, TN ranks as a solid market for rental property investors. Median prices of $228K and rents of $855/mo drive the underlying numbers.
What kind of vacancy should I budget for in Whitleyville, TN?
Occupancy in Whitleyville, TN runs stable with elevated vacancy. Well-priced units at $855/mo lease on reasonable timelines.
Is the tenant base reliable in Whitleyville, TN?
The renter base in Whitleyville, TN is reasonable for the $855/mo price point. Screening well and pricing to market typically yields consistent tenants.
You know 38588 now. You don’t know where it ranks.
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How 38588 ranks in Cookeville, TN
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