Campbell (TN) Investor Pulse Report (2025-Q4)

Landlords in Campbell, TN, collectively own 4,327 Single Family Residential properties, representing a substantial 32.6% of the total 13,284 SFR properties in the market. This highlights a significant presence of rental housing providers within the county's real estate landscape.

The investor-owned SFR market is overwhelmingly dominated by individual landlords, who hold 3,957 properties, accounting for 91.4% of the total landlord-owned portfolio. In contrast, company-owned SFR properties amount to 408, or 9.4%, challenging narratives of corporate dominance in this specific county.

An impressive 98.7% of all landlord-owned properties, totaling 4,273, are identified as rented, underscoring that the vast majority of these holdings are actively utilized for rental income. This signals a clear focus on the rental market by investors in Campbell, TN.

Investment strategies lean heavily towards cash purchases, with 3,543 (81.9%) of landlord-owned SFR properties acquired without financing. Only 784 properties (18.1%) are financed, indicating a preference for debt-free asset acquisition among local investors.

Individual investors also significantly outnumber companies, with 5,026 distinct individual landlords compared to just 357 company landlords. This translates to a ratio of 14.08 individual landlords for every company landlord, reinforcing the 'mom-and-pop' nature of the market structure in the county.

In Q4 2025, landlords in Campbell, TN, paid an average of $324,644 per SFR property, marking a $23,232 (7.7%) premium over traditional homeowners who acquired properties for $301,412. This trend of landlords paying more defies the typical market pattern of landlords securing discounts.

The premium paid by landlords has been a consistent feature throughout 2025, though it has seen a dramatic narrowing. In Q1 2025, landlords paid a staggering 65.5% more ($516,143) than homeowners ($311,781), which significantly decreased to 7.7% by Q4, indicating a shift in market dynamics or a reduction in aggressive bidding.

Landlord acquisition prices in Campbell, TN, demonstrated a clear downward trend over 2025, dropping from a high of $516,143 in Q1 to $324,644 in Q4. This consistent decline suggests a market where landlord buying power or willingness to pay high prices is diminishing.

Conversely, homeowner acquisition prices showed more stability across 2025, ranging from $261,605 in Q3 to $311,781 in Q1, and closing Q4 at $301,412. This resilience in homeowner pricing stands in contrast to the volatility observed in landlord acquisition costs.

The narrowing price gap, coupled with the overall decrease in landlord acquisition prices, suggests an evolving market where the urgency or competitive intensity from investors may be receding, potentially offering more balanced pricing conditions for all buyers.

Landlords in Campbell, TN, accounted for a substantial 41.3% of all Single Family Residential purchases in Q4 2025, acquiring 59 out of 143 total properties sold. This demonstrates their significant influence and active participation in the county's recent real estate market.

Mom-and-pop landlords, encompassing Tiers 01-04 (1-10 properties), were the driving force behind Q4 landlord acquisitions, securing 54 properties and representing an overwhelming 85.7% of all landlord purchases this quarter. This highlights the decentralized nature of investor activity in the region.

Single-property landlords (Tier 01) exhibited the highest concentration of Q4 activity, purchasing 44 distinct properties. This tier alone constituted 69.8% of all landlord-purchased SFR, indicating a strong influx or expansion by smaller-scale investors.

The single-property tier also saw 64 new entities making purchases in Q4, signaling a notable entry of new individual landlords into the market. This is an interesting pattern where more entities (64) made purchases than the distinct properties recorded (44) for this tier, suggesting diverse purchase structures or a strong pipeline of aspiring landlords.

In stark contrast to mom-and-pop activity, institutional investors (Tier 09, 1000+ properties) purchased only 1 property in Q4, representing a mere 1.6% of landlord acquisitions. This minimal activity reinforces their limited market presence in Campbell, TN.

The ratio of properties per entity for Q4 purchases varies, with Tier 09 (institutional) and combined Tiers 03-04 (small landlords) each acquiring 1.00 property per entity, while larger mid-size tiers (11-20 and 51-100) purchased between 1.33 and 1.50 properties per entity, reflecting varied acquisition strategies by investor size.

Mom-and-pop landlords, those owning between 1 and 10 properties (Tiers 01-04), collectively dominate the investor-owned SFR market in Campbell, TN, controlling a staggering 95.8% of all properties in this category. This firmly establishes them as the primary force in the local rental housing sector.

The vast majority of this mom-and-pop share is concentrated in the single-property (Tier 01) segment, which alone accounts for 3,671 properties, representing 81.5% of the total investor-owned SFR. This highlights the foundational role of first-time or single-property investors in the market.

In stark contrast to the small landlord dominance, institutional investors (Tier 09, 1000+ properties) hold a minimal share, owning only 6 properties, which constitutes a mere 0.1% of the total investor-owned SFR portfolio in the county. This figure significantly challenges widespread perceptions of institutional control in this market.

Analysis of Q4 transaction prices reveals a dramatic difference in acquisition costs by tier: single-property landlords (Tier 01) paid an average of $342,687, while institutional investors (Tier 09) acquired properties for a much lower average of $71,400. This $271,287 price gap indicates institutional buyers are securing properties at a 79.2% discount compared to smaller investors, suggesting differing investment strategies or access to distressed assets.

The distribution of ownership highlights that the SFR market in Campbell, TN, is highly fragmented and predominantly in the hands of numerous small-scale investors, rather than being consolidated by large corporate entities.

Across all observed investor tiers in Campbell, TN, individual owners consistently represent the vast majority of property holdings, with percentages ranging from 87.8% in the Small landlord (3-5 properties) tier to 93.8% in the Small-medium (11-20 properties) tier. This demonstrates the enduring dominance of individual investors regardless of portfolio size within these segments.

There is no discernible crossover point within the provided data where company ownership surpasses individual ownership in any tier. This runs counter to trends observed in larger, more institutionalized markets, further solidifying the 'mom-and-pop' character of the Campbell, TN, real estate investment landscape.

Even in tiers like Small landlord (3-5 properties), where companies show their highest concentration, they still only account for 12.2% of properties (36 properties), leaving individuals with a commanding 87.8% (259 properties). This indicates that company presence remains marginal across smaller to mid-sized portfolios.

The tier with the highest individual concentration is the Small-medium (11-20 properties) tier, where individuals own 122 properties (93.8%), compared to just 8 properties (6.2%) held by companies. This pattern suggests that even as portfolios grow, individual ownership remains the preferred or most prevalent model.

These figures reinforce that the investment strategies and market dynamics in Campbell, TN, are primarily shaped by numerous individual landlords rather than a significant presence of corporate entities, even in slightly larger portfolio sizes.

The zip code TN-Campbell-37766 stands out with the highest number of investor-owned SFR properties, totaling 2,451, which represents a significant 36.3% of all SFR properties within that area. This highlights a primary concentration point for real estate investment in the county.

While TN-Campbell-37766 leads in sheer property count, TN-Campbell-37715 boasts the highest investor ownership rate at 51.3%, indicating that over half of its SFR properties are landlord-owned. This suggests a deeply penetrated rental market within that specific zip code.

Another notable region for investor penetration is TN-Campbell-37870, with 177 investor-owned properties and a high ownership rate of 48.3%. This region is among the top five for both count and percentage, underscoring its importance to the investor community.

A clear pattern emerges where zip codes with high volumes of investor-owned properties also tend to have high investor ownership percentages. For example, TN-Campbell-37766, 37714, and 37870 appear in the top lists for both metrics, signaling concentrated and impactful landlord activity in these areas of Campbell, TN.

These geographic hotspots provide critical insights for understanding where investor demand is strongest and where the rental market plays the most significant role in the local housing ecosystem.

Landlords in Campbell, TN, collectively maintained a robust net buyer position in Q4 2025, recording 86 property purchases against only 11 sales, resulting in a strong buy/sell ratio of 7.82x. This indicates a highly active and accumulative market posture for the investor segment.

This aggressive buying trend is consistent throughout 2025, with landlords registering 334 buys against 54 sells for the entire year, yielding an annual buy/sell ratio of 6.19x. This sustained activity underscores a market where investors are consistently adding to their portfolios.

A notable divergence exists when examining institutional investors (1000+ tier): while they were net buyers for the full year 2025 (5 buys vs 4 sells), they shifted to being net sellers in Q4, with 1 buy and 2 sells. This signals a cautious or divesting approach by larger players in the most recent quarter.

The landlord buy/sell ratio has fluctuated throughout 2025, rising from 5.50x in Q2 to a high of 7.86x in Q3 before slightly settling to 7.82x in Q4. Despite these shifts, the ratio consistently remains well above 1, emphasizing continuous growth in landlord holdings.

The contrasting behavior between overall landlords (predominantly mom-and-pop) and institutional investors reveals a fragmented market strategy, with smaller investors driving strong accumulation while larger entities demonstrate selective exits in the current quarter.

Landlords in Campbell, TN, were highly engaged in the Q4 2025 real estate market, participating in 86 transactions and accounting for a substantial 38.2% of all 225 SFR transactions during the quarter. This highlights their critical role in market liquidity and activity.

Transaction volume was overwhelmingly concentrated in the single-property landlord (Tier 01) segment, which recorded 64 transactions. This tier's activity significantly outpaced all other investor sizes, underscoring the dominance of small-scale investors in the market.

A stark pricing differential emerged across tiers: single-property landlords (Tier 01) paid an average of $342,687 per property in Q4, while institutional investors (Tier 09) acquired their single property for just $71,400. This represents a remarkable $271,287 difference, with institutional buyers paying 79.2% less than their smaller counterparts.

Inter-landlord trading activity was minimal in Q4, with only 6 transactions from landlords originating from other landlord sellers, all within the Tier 01 segment. This means just 9.4% of Tier 01 purchases were from other landlords, suggesting that most acquisitions are sourced from non-investor sellers.

The significant price spread between Tier 01 and Tier 09 transactions indicates vastly different acquisition strategies, with institutional investors potentially targeting distressed or lower-value assets, while individual landlords compete for a broader range of market properties, often at a higher price point.