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Market MapTennesseeDekalb

Dekalb County

TennesseePopulation: 20,209
44
/100
Avoid
#660 of 1,000 counties
#73 in Tennessee (95 counties)
Analysis by RentalCalcs Research·Independent data + algorithm-driven scoring
Updated January 1, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$294,275
Median Home Price
26% above national median
$17,474/mo
Est. Rent
Based on regional data
5.94%
Rent-to-Price Ratio
Estimated from price data
+$0
Est. Monthly Cash Flow
With 20% down at 6.9% rate

Price History

Historical data from Zillow ZHVI/ZORI

Score Breakdown

Overall Investment Score
44/100
44
Cash Flow(30%)
0/100

Rent data not available for cash flow calculation.

Appreciation(25%)
45/100

Based on -1.0% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)
50/100

Population data not available.

Affordability(20%)
37/100

Price-to-income ratio of 6.3x. Lower ratios indicate more affordable markets.

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

No significant strengths identified based on current data.

Challenges

  • -Declining home values (-1.0% YoY)
  • -Negative leverage (cap rate 0.0% < mortgage rate 6.9%)
  • -High price-to-income ratio makes financing challenging
  • -Limited rent data (estimates used)

Economic Indicators

Population
20,209
Median Income
$46,907
vs $57,059 national est.
Unemployment Rate
—
Data pending
Price-to-Income
6.3x
Less affordable

Who this market fits

Skip if
  • −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
  • −You rely on FHA-style financing: prices are stretched relative to local incomes
  • −You want a market with broad institutional consensus on fundamentals

Compare to Nearby Counties

CountyVerdict
RheaTN
50$261,404$9554.38%HoldView
SumnerTN
49$436,405$1,6754.61%HoldView
StewartTN
48$230,942Est. pending—HoldView
WilsonTN
48$492,832$1,8744.56%HoldView
CurrentDekalbTN
44$294,275Est. pending—Avoid
DavidsonTN
44$429,292$1,7804.97%AvoidView

The Bottom Line

AvoidDekalb may be challenging for traditional rentals. High prices or low rents make cash flow difficult.

Dekalb County in Tennessee scores 44/100, ranking #660 of 1,000 US counties (top 87%). At 20% down and current rates, a median-priced rental roughly breaks even on cash flow. The deal works on appreciation or with better terms, not on month-one cash flow.

Monthly Cash Flow
+$0/mo
Cap Rate
0.0%
Cash-on-Cash
0.0%

Related markets

Markets like Dekalb with stronger cash flow

  • Davidson County for cash-flow rentals
  • Sumner County for cash-flow rentals
  • Wilson County for cash-flow rentals

Cheaper alternatives to Dekalb

  • Stewart County, lower entry price
  • Rhea County, lower entry price

Head-to-head comparisons

  • Dekalb vs Davidson for rentals
  • Dekalb vs Stewart for rentals
  • Dekalb vs Wilson for rentals
All counties in Tennessee →

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