Morristown is a mid-range market in the South with a small but investable metro of 50,000. At a 4.40% estimated cap rate, this is a moderate market where rents of $1,500/mo lag behind home prices. With a median home price of $290,000 and steady population growth supports long-term rental demand, Morristown offers opportunities for investors who source deals carefully.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
Morristown's 0.5% rent-to-price ratio is well below the 1% rule. At median prices of $290,000, the $1,500/mo rent produces only $1,064/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($58K at 7%) would result in approximately $-479/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
With 1.6% annual population growth paired with 3.1% home appreciation, Morristown offers a rare combination of current cash flow and future equity upside. The 16.1x gross rent multiplier suggests the market hasn't fully priced in this growth trajectory.
Pre-filled with Morristown medians. Adjust to match a specific property.
Factor in financing to see your actual return on invested capital in Morristown.
Morristown, TN has a population of 50,000 and has been growing at 1.6% annually — above the national average, suggesting steady demand pressure on housing. The median home price of $290,000 paired with median rents of $1,500/mo produces an estimated cap rate of 4.40%.
Property taxes at 0.65% are well below the national average of ~1.1%, providing a meaningful cash flow advantage many investors overlook. The vacancy rate of 5.7% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 5.4x, homes cost about 5.4 times the local median income of $53,744. This moderate ratio indicates a balanced rent-vs-buy market. Home values have appreciated at roughly 3.1% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Morristown presents moderate opportunities. Cap rates near 4.40% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.