Updated 2026 · Based on median market data for Memphis, TN
The median monthly rent in Memphis, TN is $1,420, translating to $17,040 in annual gross rental income per unit. The rent-to-price ratio is 0.59% — well below the 1% rule, making pure cash flow investing challenging at median prices and requiring investors to target below-median purchases or value-add strategies. For context, a 0.59% rent-to-price ratio means that for every $100,000 invested in property, you collect approximately $592/mo in gross rent. The gross rent multiplier of 14.1x means it takes 14.1 years of gross rent to equal the purchase price — a moderate ratio typical of balanced markets.
Renters in Memphis spend approximately 39% of the local median household income ($43,200) on rent. This exceeds the standard 30% affordability threshold, suggesting rent growth may face resistance — but it also means a large portion of the population finds buying even more out of reach, supporting deep rental demand. Landlords should be cautious about aggressive rent increases and focus instead on tenant retention to minimize costly turnover.
The vacancy rate in Memphis is 7.8%. This is above the national average and warrants careful tenant screening and marketing. Budget for 6-8 weeks of vacancy annually between tenants and consider offering competitive amenities or pricing to reduce turnover. Tenant retention strategies — responding quickly to maintenance requests, keeping rents at market rather than above — become especially important. Population growth of 0.3% annually provides stable demand.
Memphis's GRM (price divided by annual rent) is 14.1x. A GRM between 12-16x is moderate and typical of balanced markets. Deals can work but you need to keep expenses controlled and buy at or below the median to achieve strong returns. For comparison, the national average GRM for investment-grade rentals is approximately 13-15x. To beat Memphis's median GRM, target properties where you can achieve rents above $1,420 through renovations, better marketing, or targeting underserved tenant segments — or buy at a discount to the $240,000 median price. Every point lower on GRM translates to roughly 0.5-0.8% improvement in your cap rate.
At the median rent of $1,420/mo, a single-family rental in Memphis generates approximately $17,040 in gross annual income. After accounting for 7.8% vacancy ($1,329 lost), property taxes of $3,552, insurance (~$960), and maintenance (~$960), the estimated NOI is $10,239 per year, or $853/mo. Adding an 8% management fee ($1,363/yr) reduces investor cash flow further. Before debt service, you are looking at approximately $8,876/yr in landlord net income. Whether this is attractive depends on your total capital invested — at a $48,000 down payment, the unlevered yield on equity from NOI alone is 21.3%.
Rent growth in Memphis is driven by the interplay of population growth (0.3%), income growth, and housing supply constraints. With 0.3% population growth, organic rent growth will be slower — roughly 1.5% annually, taking rents from $1,420 to $1,530 over 5 years. The affordability headroom of $-340/mo between current rents and the 30% income threshold is essentially zero, meaning rent increases must be matched by income growth to avoid tenant turnover.
The lower median income of $43,200 means your tenant base is predominantly working-class households — service industry workers, retail employees, healthcare aides. Screen carefully on income (require 3x rent minimum) and rental history. Section 8 vouchers can be a reliable income stream in this market, as the HUD fair market rent often exceeds market rent. The larger population base of 633,104 gives you a deeper tenant pool to draw from, reducing re-leasing time.
Memphis is a large enough market to support multiple professional property management companies, giving you negotiating leverage on fees. Expect to pay 8-10% of collected rent for full-service management, with leasing fees of 50-100% of one month's rent for new tenant placement. At $1,420/mo rent, that is $128/mo in management fees. Self-management makes sense if you are local, have fewer than 5 units, and the rent level justifies your time — at $1,420/mo, self-management of a small portfolio saves meaningful dollars but professional management becomes economical at 3-4 units.
Memphis vs Tennessee state average and national average across key investment metrics. Memphis outperforms both benchmarks on cap rate.