Side-by-side comparison of Nashville, TN and Johnson City, TN — cap rates, rent, prices, and investment metrics.
Cash flow: Johnson City has the edge with an estimated cap rate of 4.48% compared to Nashville's 3.56%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $410,000 in Nashville vs $235,000 in Johnson City, while rents come in at $1,780/mo and $1,200/mo respectively.
Growth & appreciation: Nashville is growing faster at 1.6% annually vs Johnson City's 1%. Nashville leads on home value appreciation at 3.8% per year. Strong population growth typically translates to sustained rental demand and long-term price support.
Costs & risk: Property taxes are 0.56% in Nashville vs 0.52% in Johnson City. Vacancy rates of 5.5% and 5.4% are both healthy, suggesting strong tenant demand in both markets.
Bottom line: Johnson City edges out Nashville on most key metrics. While cap rates are moderate at 4.48%, Johnson City's overall profile is stronger. Use our free calculators to model specific deals in Nashville or Johnson City.