Germantown, TN — Rental Investment Analysis
🔴WEAK— appreciation play onlyCap Rate
3.1%
Below average
Monthly Cash Flow
-$1,447
After all expenses
Price-to-Rent
17.3
Overpriced for rent
DSCR
0.48
Fails
📊 Key Metrics
- Median Home Price
- $516,551
- Average Rent (3BR)
- $2,480/mo
- Price-to-Rent Ratio
- 17.3(high)
- 1% Rule
- 0.48%(fails — need 1%+)
- Cash-on-Cash Return
- -14.3%
- Vacancy Rate
- 8.0%
📈 Market Strength
- Unemployment Rate
- 3.6%(-0.7% vs national)
- Rent Growth (YoY)
- +2.9%(national avg)
- Population Growth
- +3.3% YoY
Assumptions Used
20% down, 7.000000000000001% rate, 30yr, 8% vacancy, 10% maintenance
Customize these numbers →Property Tax Rate
0.56%
of assessed value (TN avg)
Median Income
$59,695
household (TN avg)
Rent-to-Income
49.9%
Stretched
Section 8 Max Rent
$2,480/mo
3BR voucher payment
🏛️ TN Investor Climate
Landlord Friendly
8/10
State Income Tax
✅ None
Property Tax
0.56% effective
Population Trend
+3.3% (3yr)