Location: White County, TN | Metro: Cumberland County, TN
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $790 |
| 1 Bedroom | $800 |
| 2 Bedrooms | $1,040 |
| 3 Bedrooms | $1,350 |
| 4 Bedrooms | $1,720 |
| 5 Bedrooms | $1,995 |
| 6 Bedrooms | $2,234 |
| 7 Bedrooms | $2,413 |
| 8 Bedrooms | $2,534 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,350 | $304,881 | 0.44% | F |
| 4BR | $1,720 | $392,927 | 0.44% | F |
U.S. Census Bureau data (2024)
The analysis of ZIP code 38583 reveals a mixed picture for potential landlords and small-portfolio investors.
The rent math does not work favorably here. The Fair Market Rent (FMR) for the area, set at $1,010 for the fiscal year 2026, is higher than the current market rent of $861 according to the Census ACS. This suggests that landlords might face resistance if they aim to charge rents at the FMR level, as tenants are accustomed to paying less.
Acquisition appears to be moderately affordable. With a median home value of $282,138, the cost of purchasing property is within reach for many investors. Additionally, the 78-day Days on Market (DOM) indicates that homes are typically selling relatively quickly, which can be a positive sign for the liquidity of an investment. However, the 0.2% price-cut share suggests that very few sellers are willing to reduce their asking prices, implying that the market is stable but not particularly aggressive in terms of negotiation.
Tenant demand is present but not overwhelming. The population of 25,584 includes a significant portion of renters, with 23.0% of residents renting their homes. This indicates a steady pool of potential tenants, though it's worth noting that the percentage of renters is not exceptionally high, which could limit the number of available leases.
Verdict: ZIP code 38583 offers a balanced opportunity for real estate investment. While the rent math doesn't fully align with the FMR, the median home value and quick sales suggest a reasonable entry point into the market. Tenant demand is present, but investors should prepare for competition among a moderate-sized rental pool. Overall, the area presents a viable option for those willing to adjust their rental expectations and who are looking for a stable investment environment.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.