Is Rutherford County, TN good for real estate investing?

Rutherford County has an investment score of 45/100, rated as "Hold". The county ranks #681 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Rutherford?

The rent-to-price ratio in Rutherford County is 4.90% annually, which ranks in the 22th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Rutherford?

The median home price in Rutherford County is $419,031. This ranks #882 in affordability among all US counties.

Can you cash flow on rental properties in Rutherford?

Based on median values with 20% down at current rates, a typical rental in Rutherford County would generate negative cash flow of $1,085/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Rutherford County

TennesseePopulation: 343,727

/100

Hold

#681 of 1,000 counties

#73 in Tennessee (95 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated August 31, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$419,031

Median Home Price

83% above national median

$1,709/mo

Median Rent

18% above national median

4.90%

Rent-to-Price Ratio

Top 78% nationally

-$1,085

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $1,709/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$314,273	-$536/mo	4.2%	-8.9%
Median typical MLS deal	$419,031	-$1,085/mo	3.2%	-13.5%
125% of median newer / premium	$523,788	-$1,634/mo	2.5%	-16.3%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$419,031

Down Payment (20%)$83,806

Loan Amount$335,225

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,709

Monthly P&I-$2,197

Est. Expenses (35%)-$598

Net Cash Flow-$1,085/mo

3.2%

Cap Rate (all cash)

-13.5%

Cash-on-Cash Return

4.90%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 3.2% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

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Score Breakdown

Overall Investment Score

45/100

Cash Flow(30%)

43/100

Based on 4.90% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

47/100

Based on -0.6% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

40/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Complete rent data available

Challenges

-Below-average rent-to-price ratio (4.90%)
-Declining home values (-0.6% YoY)
-Negative cash flow at typical financing (-$1,085/mo)
-Negative leverage (cap rate 3.2% < mortgage rate 6.9%)

Economic Indicators

Population

343,727

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+All-cash buyers: removing debt service flips the cap rate to actual yield

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)
−You expect appreciation to carry the deal, but prices have declined year over year

Compare to Nearby Counties

County					Verdict
HamiltonTN	50	$347,463	$1,500	5.18%	Hold	View
SumnerTN	49	$436,405	$1,675	4.61%	Hold	View
StewartTN	48	$230,942	Est. pending	—	Hold	View
WilsonTN	48	$492,832	$1,874	4.56%	Hold	View
CurrentRutherfordTN	45	$419,031	$1,709	4.90%	Hold
DavidsonTN	44	$429,292	$1,780	4.97%	Avoid	View

The Bottom Line

HoldRutherford is a neutral market. Consider house hacking or targeting below-market deals.

Rutherford County in Tennessee scores 45/100, ranking #681 of 1,000 US counties (top 87%). At 20% down and current rates, a median-priced rental loses about $1085/month; the 4.90% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow

$-1,085/mo

Cap Rate

3.2%

Cash-on-Cash

-13.5%