Tullahoma, TN
Tullahoma merits investigation by yield-focused buyers who can negotiate carefully; buyers requiring strong rent growth or immediate resale liquidity should avoid it.
Why this market scores where it does
Written from the figures on this page and then checked against them: every number below had to appear in the source record or recompute from two that did, or the text was rewritten.
Tullahoma merits investigation by yield-focused buyers who can negotiate carefully; buyers requiring strong rent growth or immediate resale liquidity should avoid it. The median home value is $320,799, median asking rent is $1,494, and indicated gross yield is 5.59%, leaving limited room for unreported operating costs.
The opportunity is modest job growth and positive migration without an overheated purchase market. Employment rose 0.25%, while tax filings show 333 net inbound households. Homes spend 78 days on market, and 23.38% record price drops, giving buyers reasons to test seller expectations rather than accept asking terms.
The main tension is that demand indicators are positive but weak, while affordability and supply signals constrain the case. Price rose 3.41% versus rent growth of 2.08%, so acquisition values moved faster than asking rents. Inland flood is the dominant hazard; insurance, property-level exposure, and mitigation costs are not published.
Frequently Asked Investor Questions
Do migration records show household growth and stronger incoming purchasing power?
What evidence supports negotiating below a seller’s initial expectation?
How crowded is the market with investors, and how much transaction evidence is available?
Investor Quick Takeaways
Computed from the current Zillow rent and home-value medians.
Zillow ZORI rent growth trend over trailing 12 months.
Originated investment purchase share (CFPB HMDA).
Annualized loss ratio evaluated for flood & hurricane risk.
Test the market, then test the deal
Keep Tullahoma as the starting point or move into a more specific property and rent check.
The current market in eight signals
Fast-moving Redfin conditions sit beside the slower fundamentals so a buyer can separate today's negotiating climate from the long-run investment case.
What each component measures
Weights are published, not hidden, and the arithmetic is shown. Five components, each measured as a national percentile across all tracked metros.
| Signal | Score | Weight | Points |
|---|---|---|---|
| Job growth | 61 | 30% | 18.30 |
| Rent trend | 29 | 25% | 7.25 |
| Affordability | 26 | 15% | 3.90 |
| Supply pressure | 13 | 15% | 1.95 |
| Climate risk | 53 | 15% | 7.95 |
| Published score | 39 | ||
Job: LAUS employment growth of 0.25% -> labor demand is positive but too slight to anchor an aggressive rental-demand thesis.
Rent: Median asking rent of $1,494 grew 2.08%, while the published fair-market rent for a two-bedroom is $942 -> underwriting should distinguish the asking-rent series from the lower benchmark rather than treating either as universally achievable.
Afford: Rent equals 28.78% of median household income, while home value equals 5.15 times income -> renter payments appear less stretched than purchase prices, but the record does not show tenant-level incomes or expenses.
Supply: 472 permits, 4.4 months of supply, 78 median days on market, and a 23.38% price-drop share -> buyers have evidence of negotiating room, although the permit pipeline could add competition.
Climate: A 0.138% annual building-value loss ratio and inland flood as the dominant hazard -> property-level flood checks and insurance quotes are necessary because metro-level loss data cannot establish an individual asset’s exposure.
What this market costs and what it earns
Every derived ratio below recomputes from the same source record used by the article and score.
What is being built, and for whom
Permits are the 12-to-24 month early warning. The total matters less than the mix: apartments compete with a rental the day they open.
Demand, and the competition for it
Tax filings say how many households moved and what they earn; mortgage disclosures say how many local purchases went to someone who will not live there. Moves between counties inside this metro are netted out of both flow figures.
What would make this a bad buy
Generated from the same figures with the instruction to argue against the score, and published unedited. A page that only agrees with itself is an advertisement.
Three ways the case breaks
- Rent performance could lag acquisition costs: home values rose 3.41% while asking rents rose 2.08%, and the 5.59% gross yield excludes all operating expenses, financing, vacancies, repairs, taxes, and insurance.
- Exit conditions could remain slow or weaken: median market time is 78 days, 23.38% of listings show price drops, and 4.4 months of supply limits evidence for strong seller leverage.
- Demand and asset risk may not compensate for each other: job growth is only 0.25%, inbound movers had average income of $55,612 versus $60,283 for outbound movers, and inland flood is the dominant hazard.
Move from the metro average to local evidence
County pages carry tax, migration, listing and hazard records. City pages appear only where direct city price, rent and Census evidence pass the publication gate.
No city in this metro has passed the current city evidence gate.
Metros that behave like Tullahoma
Nearest neighbours on price level, income, yield and job growth — not on geography. Every market page gets a different peer set, which is the point.
| Metro | Score | Price | Rent | Yield | Job Growth |
|---|---|---|---|---|---|
| Tullahoma, TN (Target) | 39 | $321k | $1,494 | 5.6% | ▲ 0.3% |
| Lewiston, ME | 60 | $338k | $1,522 | 5.4% | ▲ 0.3% |
| Niles, MI | 71 | $287k | $1,387 | 5.8% | ▲ 0.5% |
| Coos Bay, OR | 48 | $355k | $1,580 | 5.3% | ▼ 0.1% |
| Red Bluff, CA | 53 | $327k | $1,593 | 5.9% | ▲ 0.7% |
Where every figure came from
“Checked nightly” means every source is re-pulled and re-verified each night. It does not mean every source moves nightly — the release column tells you how fresh each number can possibly be.
| Dataset Source | Method | Release Period | Pulled Date |
|---|---|---|---|
| Census ACS 5-year — household income | direct | ACS 2024 5-year | 2026-07-26 |
| Census ACS 5-year — population | direct | ACS 2024 5-year | 2026-07-26 |
| BLS CES — payroll employment | direct | CES SM current | 2026-07-26 |
| BLS LAUS — resident employment | direct | LAUS current | 2026-07-26 |
| BLS QCEW — county employment and wages | direct | annual county employment and wages 2025 vs 2024 | 2026-07-31 |
| OMB/BLS delineation — metro geography | direct | OMB July 2023 delineation | 2026-07-30 |
| Census Building Permits Survey — permitted units | direct | BPS through 2026 | 2026-07-26 |
| Census ACS 5-year — city population, households and housing | direct | ACS 2024 5-year | 2026-07-29 |
| Census ACS 5-year — county housing value, tenure and stock | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS 5-year — cities and communities | direct | ACS 2024 5-year | 2026-07-30 |
| FEMA National Risk Index — hazard loss ratios | modelled | NRI counties (FEMA ArcGIS) | 2026-07-26 |
| FHFA House Price Index — annual county appreciation | direct | annual county HPI 2025 | 2026-07-28 |
| HMDA / CFPB — purchases by occupancy type | direct | HMDA 2024 purchase originations | 2026-07-26 |
| HUD Fair Market Rents — Section 8 standard | direct | FY2026 FMR | 2026-07-26 |
| HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback | direct | ZIP-CBSA 2025Q4 + SAFMR FY2026 | 2026-07-26 |
| IRS SOI — county migration and mover income | direct | SOI migration 2022-2023 | 2026-07-26 |
| Freddie Mac PMMS — mortgage rates | direct | week of 2026-07-23 | 2026-07-27 |
| Census ACS 5-year — effective property tax | direct | ACS 2024 5-year | 2026-07-27 |
| Realtor.com Economic Research — county listing inventory | direct | county inventory 2026-06 | 2026-07-28 |
| Redfin Data Center — inventory, days on market, and price cuts | direct | metro tracker through 2026-05-01 | 2026-07-26 |
| Zillow ZHVI and ZORI — county values and rents | direct | county ZHVI/ZORI 2026-06 | 2026-07-26 |
| Zillow ZHVI — metro home values | direct | Metro_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month.csv | 2026-07-26 |
| Zillow ZHVI — city home values | direct | zillow_zhvi_city.csv | 2026-07-29 |
| Zillow ZORI — metro market rents | direct | Metro_zori_uc_sfrcondomfr_sm_sa_month.csv | 2026-07-26 |
| Zillow ZORI — city market rents | direct | zillow_zori_city.csv | 2026-07-29 |
| Zillow ZORI — ZIP market rents | direct | ZORI ZIP 2026-06 | 2026-07-26 |