Memphis, TN
Income-focused buyers who can verify property-level flood exposure and tenant depth should investigate Memphis cautiously; buyers relying on appreciation or expanding employment should avoid it.
Why this market scores where it does
Written from the figures on this page and then checked against them: every number below had to appear in the source record or recompute from two that did, or the text was rewritten.
Income-focused buyers who can verify property-level flood exposure and tenant depth should investigate Memphis cautiously; buyers relying on appreciation or expanding employment should avoid it. A 6.94% gross yield on a $247,919 median value and $1,435 asking rent creates an income case, but gross yield is before operating costs.
Rent rose 0.74% while home values rose 0.08%, which modestly favors entry economics. Against that, CES employment fell 0.45%, and tax filings show net migration of -3,794 households. The combination supports selective current-income underwriting, not broad confidence in demand growth.
Buyers have room to negotiate: inventory stands at 4.0 months and 30.75% of listings had price drops. The population-adjusted permitting rate is 2.85, but supply does not erase demand or hazard concerns. Inland flood is the dominant hazard, with a 0.1738% annual building-value loss ratio, so insurance and property-level exposure need confirmation.
Frequently Asked Investor Questions
What are the headline acquisition and rental metrics?
What do current listings indicate about buyer leverage?
Is household migration supporting demand?
Investor Quick Takeaways
Computed from the current Zillow rent and home-value medians.
Zillow ZORI rent growth trend over trailing 12 months.
Originated investment purchase share (CFPB HMDA).
Annualized loss ratio evaluated for flood & hurricane risk.
Test the market, then test the deal
Keep Memphis as the starting point or move into a more specific property and rent check.
The current market in eight signals
Fast-moving Redfin conditions sit beside the slower fundamentals so a buyer can separate today's negotiating climate from the long-run investment case.
Rents versus prices, indexed to 2019
Both series start at 100. The gap between the lines is the investment case, and which line is closing it tells you what kind of market this is.
What each component measures
Weights are published, not hidden, and the arithmetic is shown. Five components, each measured as a national percentile across all tracked metros.
| Signal | Score | Weight | Points |
|---|---|---|---|
| Job growth | 27 | 30% | 8.10 |
| Rent trend | 13 | 25% | 3.25 |
| Affordability | 41 | 15% | 6.15 |
| Supply pressure | 37 | 15% | 5.55 |
| Climate risk | 32 | 15% | 4.80 |
| Published score | 28 | ||
CES employment fell 0.45% year over year -> labor-market demand is a risk rather than a support.
Asking rent rose 0.74% and gross yield is 6.94% -> the income case rests more on current yield than on recent rent growth.
Median rent is 25.93% of income while price is 3.73 times income -> headline affordability supports screening but does not establish property-level cash flow.
The population-adjusted permitting rate is 2.85 and inventory is 4.0 months -> buyers should assess the development pipeline alongside current negotiating conditions.
Inland flood is the dominant hazard and the annual loss ratio is 0.1738% -> property-level flood and insurance review is essential.
What this market costs and what it earns
Every derived ratio below recomputes from the same source record used by the article and score.
What is being built, and for whom
Permits are the 12-to-24 month early warning. The total matters less than the mix: apartments compete with a rental the day they open.
Demand, and the competition for it
Tax filings say how many households moved and what they earn; mortgage disclosures say how many local purchases went to someone who will not live there. Moves between counties inside this metro are netted out of both flow figures.
What would make this a bad buy
Generated from the same figures with the instruction to argue against the score, and published unedited. A page that only agrees with itself is an advertisement.
Three ways the case breaks
- CES employment declined 0.45%, leaving labor-market support negative in the measured period.
- Tax filings show 20,374 households moved out versus 16,580 moving in, while inbound movers averaged $59,964 in income versus $71,515 for outbound movers.
- Inland flood is the dominant hazard, and the annual climate loss ratio is 0.1738% of building value.
Move from the metro average to local evidence
County pages carry tax, migration, listing and hazard records. City pages appear only where direct city price, rent and Census evidence pass the publication gate.
Metros that behave like Memphis
Nearest neighbours on price level, income, yield and job growth — not on geography. Every market page gets a different peer set, which is the point.
| Metro | Score | Price | Rent | Yield | Job Growth |
|---|---|---|---|---|---|
| Memphis, TN (Target) | 28 | $248k | $1,435 | 6.9% | ▼ 0.4% |
| Oklahoma City, OK | 38 | $248k | $1,393 | 6.8% | ▼ 0.6% |
| Cleveland, OH | 59 | $256k | $1,474 | 6.9% | ▼ 0.1% |
| New Orleans, LA | 16 | $265k | $1,617 | 7.3% | ▼ 0.9% |
| Baton Rouge, LA | 40 | $250k | $1,403 | 6.7% | ▼ 0.0% |
Where every figure came from
“Checked nightly” means every source is re-pulled and re-verified each night. It does not mean every source moves nightly — the release column tells you how fresh each number can possibly be.
| Dataset Source | Method | Release Period | Pulled Date |
|---|---|---|---|
| Census ACS 5-year — household income | direct | ACS 2024 5-year | 2026-07-26 |
| Census ACS 5-year — population | direct | ACS 2024 5-year | 2026-07-26 |
| BLS CES — payroll employment | direct | CES SM current | 2026-07-26 |
| BLS LAUS — resident employment | direct | LAUS current | 2026-07-26 |
| BLS QCEW — county employment and wages | direct | annual county employment and wages 2025 vs 2024 | 2026-07-31 |
| OMB/BLS delineation — metro geography | direct | OMB July 2023 delineation | 2026-07-30 |
| Census Building Permits Survey — permitted units | direct | BPS through 2026 | 2026-07-26 |
| Census ACS 5-year — city population, households and housing | direct | ACS 2024 5-year | 2026-07-29 |
| Census ACS 5-year — county housing value, tenure and stock | direct | ACS 2024 5-year | 2026-07-30 |
| Census ACS 5-year — cities and communities | direct | ACS 2024 5-year | 2026-07-30 |
| FEMA National Risk Index — hazard loss ratios | modelled | NRI counties (FEMA ArcGIS) | 2026-07-26 |
| FHFA House Price Index — annual county appreciation | direct | annual county HPI 2025 | 2026-07-28 |
| HMDA / CFPB — purchases by occupancy type | direct | HMDA 2024 purchase originations | 2026-07-26 |
| HUD Fair Market Rents — Section 8 standard | direct | FY2026 FMR | 2026-07-26 |
| HUD USPS crosswalk and Small Area FMRs — ZIP rent fallback | direct | ZIP-CBSA 2025Q4 + SAFMR FY2026 | 2026-07-26 |
| IRS SOI — county migration and mover income | direct | SOI migration 2022-2023 | 2026-07-26 |
| Freddie Mac PMMS — mortgage rates | direct | week of 2026-07-23 | 2026-07-27 |
| Census ACS 5-year — effective property tax | direct | ACS 2024 5-year | 2026-07-27 |
| Realtor.com Economic Research — county listing inventory | direct | county inventory 2026-06 | 2026-07-28 |
| Redfin Data Center — inventory, days on market, and price cuts | direct | metro tracker through 2026-05-01 | 2026-07-26 |
| Zillow ZHVI and ZORI — county values and rents | direct | county ZHVI/ZORI 2026-06 | 2026-07-26 |
| Zillow ZHVI — metro home values | direct | Metro_zhvi_uc_sfrcondo_tier_0.33_0.67_sm_sa_month.csv | 2026-07-26 |
| Zillow ZHVI — city home values | direct | zillow_zhvi_city.csv | 2026-07-29 |
| Zillow ZORI — metro market rents | direct | Metro_zori_uc_sfrcondomfr_sm_sa_month.csv | 2026-07-26 |
| Zillow ZORI — city market rents | direct | zillow_zori_city.csv | 2026-07-29 |
| Zillow ZORI — ZIP market rents | direct | ZORI ZIP 2026-06 | 2026-07-26 |