Side-by-side comparison of Clarksville, TN and Memphis, TN — cap rates, rent, prices, and investment metrics.
Cash flow: Clarksville has the edge with an estimated cap rate of 4.52% compared to Memphis's 4.42%. Neither city passes the 1% rule outright, so deal sourcing and value-add strategies become more important. Median home prices are $265,000 in Clarksville vs $195,000 in Memphis, while rents come in at $1,380/mo and $1,180/mo respectively.
Growth & appreciation: Clarksville is growing faster at 2% annually vs Memphis's 0.3%. Clarksville leads on home value appreciation at 3.1% per year. Strong population growth typically translates to sustained rental demand and long-term price support.
Costs & risk: Property taxes are 0.58% in Clarksville vs 1.48% in Memphis — a significant difference that directly impacts net operating income. Vacancy rates of 5.6% and 7.8% are mixed — Clarksville has the tighter rental market.
Bottom line: Clarksville edges out Memphis on most key metrics. While cap rates are moderate at 4.52%, Clarksville's overall profile is stronger. Use our free calculators to model specific deals in Clarksville or Memphis.