Updated 2026 · Based on median market data for Memphis, TN
Memphis sits in the South with a population of 633,104 growing at 0.3% annually. The median home costs $195,000 while rents average $1,180/mo, producing an estimated cap rate of 4.42%. This is a moderate market that rewards careful deal sourcing.
Memphis works best for experienced investors with a clear strategy — Section 8, student housing, or deep value-add rehabs. The 4.42% cap rate at median prices is tight, so success depends on buying below market, forcing appreciation through renovation, or accessing above-market rent streams through niche tenant bases.
Target properties priced 15-25% below the $195,000 median — around $156,000 or less. At this price point with $1,180/mo rents, your cap rate improves to roughly 6.1%. Factor in 1.48% property taxes ($2,886/yr), budget 5% of gross rent for maintenance, and underwrite to a 7.8% vacancy rate. On a 20% down conventional loan at 7%, monthly PITI will run approximately $1,378.
The 7.8% vacancy rate is above the national average, so budget conservatively and screen tenants carefully. Every deal should be evaluated individually using our calculator tools. Median data provides a starting point; actual returns depend on the specific property, financing, and your management approach.
Run the numbers on a specific Memphis property using our cap rate calculator (pre-filled with Memphis data). Compare Memphis against similar markets in the South region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.