Investment Properties for cash flow in Memphis, TN.
Single-family rentals, small multi-family, and BRRRR candidates in Memphis, Tennessee — vetted for cap rate, condition, and exit. Built for serious operators.
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Quick answer
Investment Properties in Memphis, TN
Get alerts on new investment property deals in Memphis and the surrounding TN market. Most close in 9-14 days with cash or hard money.
Why investors target Memphis
What you get.
- SFR, duplex, and small multi-family
- Cash-flow and BRRRR opportunities
- Tenant-occupied and turnkey options
- Vetted condition and rent comps
Memphis estimated snapshot
~$185,000 est. median · ~24 DOM
Trusted by sellers to get cash + terms offers
Trusted by sellers to get cash + terms offers
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How it works
Three steps from “interested” to closed in Memphis.
- 01
Set your Memphis buy box
Tell us ZIPs, price range, condition, and exit strategy. We filter every new lead through your criteria before it hits your inbox.
- 02
Get deals in your inbox daily
Motivated-seller leads in Memphis and surrounding TN markets — verified phone, address, and seller-stated motivation.
- 03
Lock it up and close fast
Most deals close in 9–14 days with cash or hard money. Assign, wholesale, or hold — your call.
Memphis investors
Off-market investment property leads sourced across Memphis, TN.
FAQ
Memphis investment property questions.
- What cap rates are typical in Memphis, Tennessee?
- Cap rates vary by submarket, but Memphis SFR rentals commonly trade in the 6-9% range with value-add deals hitting double digits after stabilization.
- Are tenants in place?
- Mixed inventory. Some are turnkey with paying tenants; others are vacant and ready to renovate and re-tenant.
- How do I evaluate a deal?
- Full pro-forma with rent comps, taxes, insurance, vacancy, and capex assumptions are shared on each Memphis listing.
- Can I bring a property manager?
- Yes. Local Tennessee PM referrals are available, or bring your own.
How this works in Tennessee
Investment property in Tennessee: the local rules.
Timeline & foreclosure
Tennessee has one of the fastest foreclosure timelines in the country — often 40–60 days. If you're behind, time matters; we can usually close in 7–10 days.
Tennessee is a non judicial foreclosure state.
Closing custom
Either an attorney or a title company can close in Tennessee. You pick who to work with.
Local demand
Nashville is a top-10 national cash-buyer market. Memphis is the largest single-family-rental market in the country — exceptionally competitive offers. Knoxville and Chattanooga are very active.
Memphis market context
What makes Memphis different.
Memphis is a major metro of about 702,879 residents in Shelby County, TN. Average household income runs roughly $56k, which puts the estimated median home value around $185,000 and typical days-on-market near 24. That mix shapes how investment property deals price and how fast they trade here — bigger metros see more competing offers, smaller markets see fewer bids per home but cleaner negotiating leverage.
- Population
- 702,879
- County
- Shelby
- Est. median home
- ~$185,000
- Typical DOM
- ~24 days
Nearby Tennessee markets
Investment Properties in nearby Tennessee cities.
| City | Population | Est. median home | Page |
|---|---|---|---|
| Nashville | 434,265 | ~$254,000 | investment property |
| Knoxville | 396,419 | ~$230,000 | investment property |
| Chattanooga | 199,460 | ~$181,000 | investment property |
| Murfreesboro | 158,277 | ~$246,000 | investment property |
| Clarksville | 155,639 | ~$213,000 | investment property |
Glossary
Key terms for investment property in Memphis.
- ARV (After-Repair Value)
- What the Memphis property will sell for once renovated. Drives every offer formula; sanity-check it against sold comps within a half-mile and the last 90 days.
- 70% rule
- Max offer ≈ (ARV × 0.70) − rehab. A starting point, not a law; tight markets routinely transact at 75–80% of ARV.
- Assignment
- Selling your purchase contract to another investor before closing. The end buyer takes title; you collect an assignment fee.
- DSCR loan
- Debt-Service-Coverage-Ratio loan that qualifies on the property's rent — not your personal income. The standard way to scale past Fannie's 10-financed-property cap.
Other options for investors in Memphis
More in Memphis
Everything we cover for Memphis, TN.
City hub
We buy houses in Memphis
Market snapshot, FAQs, local comps.
County
Shelby County
Every city + court-filed situations.
Cost to sell
Closing costs in Memphis
Local commission, tax, title breakdown.
Compare
Compare cash buyers in Memphis
Opendoor, Offerpad, We Buy Ugly Houses.
Situations in Memphis
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Trusted by sellers to get cash + terms offers
Trusted by sellers to get cash + terms offers
Privacy Secured | Advertising Disclosures
Ready when you are
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Talk to Riley, our AI intake, or fill out the form. Either way you'll be matched with a pre-screened buyer in about 24 hours.
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