dynamic.RE
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A middling-yield market. Neither rent nor appreciation makes the case on its own.
What would change this read: a price correction (median already −11.6% YoY) or rent growth lifting rent-to-price toward 0.8%/mo would move this ZIP toward a cash-flow story. inventory, +16.8% YoY, is the number to watch.
The median listing price is down 11.6% YoY while the median home got down 2.3% bigger, so value per square foot is down 3.6%.
Min/max come from the active-listing pool; the median comes from Realtor's separate listing set — the two are not subsets of each other, so the median's position relative to the tiles above should not be read literally.
Not shown: 8 BR (no price per sq ft reported).
At the median, a $209K purchase rents for $1,300/mo: 0.62% of price per month against the 1% rule's 1.00%.
Not shown: 8 BR (sale only, no matching rent).
Sales here take about 26 days longer to go under contract than rentals (median across 4 property types).
Not shown: Apartment (rented here, not sold), Land (sold here, not rented).
U.S. Census ACS characteristics for ZIP 36116 itself, not its parent county.
Renters hold 50.8% of this ZIP's 17,986 occupied households, on a median household income of $55K.
| Measure | ZIP 36116 | Montgomery County | Difference |
|---|---|---|---|
| Median Household Income | $55K | $59K | -$4K |
| Below Poverty Level | 25.6% | 19.9% | +5.7% |
| Median Age | 33.30 | 37.10 | -3.80 |
| Total Population | 45,250 | 226,718 | -- |
| Avg Household Size | 2.49 | 2.39 | +0.10 |
| Owner-Occupied | 49.2% | 57.8% | -8.5% |
| Worked From Home | 6.3% | 8.0% | -1.7% |
| Mean Commute | 23.10 | 21.60 | +1.50 |
Higher or lower is not itself good or bad — it describes the neighborhood, not the investment.
ZIP-level figures come from ZIP Code Tabulation Areas, which approximate but do not exactly match USPS ZIP codes. A missing value is suppressed or unavailable at this sample size, not zero. Estimates for 2019–2020 use the 2010 ZCTA boundaries and 2021–2024 the 2020 ones, so a step between those two years may be a boundary change rather than real movement.
County population is down 0.2% to 226,718: residents under 18 are down 0.1% and those 65 and over are up 2.0%.
County median household income is $59K, 19.9% of residents are below the poverty level, 8.0% work from home.