What is the median home price in Memphis?

The median home price in Memphis, TN is currently in the $165k – $195k range (data as of 2026-04). For fix-and-flip investors, distressed acquisition typically runs 65–80% of median, depending on submarket and condition.

What is a good cap rate in Memphis?

Stabilized rental cap rates in Memphis, TN typically fall in the 7.5% – 10.5% range as of 2026-04. Higher cap rates are common in older / B-tier submarkets, lower in A-tier neighborhoods with strong appreciation.

What is the average days on market in Memphis?

Days on market in Memphis, TN currently runs 38 – 55 days (data as of 2026-04). Faster DOM favors Fix & Flip exits; slower DOM (60+ days) usually pushes operators toward BRRRR or rental hold.

What is the average rent in Memphis?

Median rent in Memphis, TN is $1,150 – $1,400 / mo as of 2026-04. The most relevant rental benchmark for BRRRR is the 1% rule (monthly rent ≥ 1% of all-in cost) — verify against submarket-specific rent comps before underwriting.

Market · TN · 2026 data

Fix and Flip in Memphis, TN

Deep distressed inventory; established rental operator base.

Memphis market thesis

Memphis has one of the deepest distressed-inventory pipelines in the country — both at the wholesale level and the foreclosure auction level. That makes it a top BRRRR market for operators who can manage at distance, with strong DSCR refi exit liquidity. The trade-off: lower property quality on the cheapest stock and a more challenging tenant operations layer than upper-Sunbelt markets.

Key metrics

$165k – $195k

Median home price

DealIntel · 2026-04

$1,150 – $1,400 / mo

Median rent

DealIntel · 2026-04

38 – 55 days

Days on market (median)

DealIntel · 2026-04

7.5% – 10.5%

Stabilized cap rate range

DealIntel · 2026-04

$30 – $52

Typical rehab cost / sqft

DealIntel · 2026-04

+18% to +26%

5-year appreciation

DealIntel · 2026-04

+0.1% / yr

Population growth (annual)

BLS · 2026-04

Top investor neighborhoods in Memphis

East MemphisPremium flip, retail-buyer pull
Midtown / Cooper-YoungMid-rehab BRRRR, gentrification path
BerclairSub-$120k BRRRR entry
FrayserC-class BRRRR, intensive operations
CordovaSuburban flip, school-district premium

Best strategies for Memphis

Of DealIntel's six underwritten strategies, the following rank best-fit-first for Memphis, TN. Every property in the platform is scored against all six paths in parallel; these are the ones that consistently produce the highest risk-adjusted return in this market.

Tailwinds — what's working in Memphis

FedEx World Hub + Memphis International cargo employment
St. Jude + UTHSC + Medical District anchor
Lowest entry prices in any major US metro

Kill flags — common ways Memphis deals fail

Tenant default + eviction timeline averages 60-90 days
Older South Memphis stock with deferred maintenance
Property crime concentration in specific census tracts

DealIntel's 25-point kill list catches these and 20+ others on every property — see the platform overview for how the kill list runs before strategy evaluation begins.

ADU and multi-unit regulation in Memphis

Memphis permits ADUs in most R-zones. Multi-unit conversion is permitted in OG-1 zones. Tennessee state law preempts most rental registration regimes.

For state-by-state ADU and middle-housing regulatory background, see the ADU strategy guide and the multi-unit conversion guide.

Underwrite a deal in this market

Run a free ARV, MAO, or BRRRR calculation on a Memphis property using the calculators below. For full kill-list + six-strategy evaluation + Investment Memorandum PDF, see pricing — pay-per-deal from $149.

ARV calculatorConfidence-weighted comp method MAO (70% rule) calculatorMaximum allowable offer math BRRRR calculatorFull Buy-Rehab-Rent-Refi-Repeat model Cap rate calculatorNOI / value with asset-class ranges

Nearby markets and related guides

Reviewed by

DealIntel Research

Underwriting and Real Estate Research Team

DealIntel's underwriting team builds and maintains the platform's six-strategy engine, 25-point kill list, and Monte-Carlo financial model. Every piece of long-form content on dealintel.io is reviewed by an underwriter with direct experience scoring residential investment deals.

Last reviewed: 2026-04