Published market hub · 2026-03
Memphis, TN: start in Cordova East while buyer leverage is still open
Strong DSCR screening (1.30–1.45) meets 1.20x threshold. Buyer leverage at 96.9% sale-to-list supports negotiating DSCR-compliant acquisitions. Start in Cordova East, where rent-to-value, low vacancy. Verify the next move by checking fresh local rent comps before deeper deal work.
DSCR quick screen
Use about $1,163/mo as the public first-pass PITIA ceiling at a 1.20x DSCR screen, then screen out deals that need materially more room before taxes, insurance, vacancy, and capex.
- Strong DSCR screening (1.30–1.45) meets 1.20x threshold
- City screening rent proxy: $1,395/mo.
- Directional only. Pressure-test the payment range in the calculator before application.
Rough max PITIA
$1,163/mo
Public directional screen only. Validate against your actual scenario.
Rent proxy
$1,395/mo
Public city screen derived from the strongest ZIP watch rows.
ZIP lead
Cordova East
rent-to-value, low vacancy
Market map preview
Memphis, TN market screen with city, metro, and ZIP evidence labeled separately.
Lead ZIP
Cordova East
Rent proxy
$1,395/mo
Rough max PITIA
$1,163/mo
Investor read
What this market means right now
- Current read: Proceed with caution: Value proxy solid but absent city rent proxy limits public DSCR screening. Target 8-10% gross yields through negotiation in buyer-favorable market (96.9% sale-to-list); verify property-specific rents via appraisal for lender DSCR qualification (1.0-1.25x typical).
- Best fit when stabilized PITIA can stay comfortably below $1,163/mo.
This page gives you the city screen, the submarket watchlist, and the related article in one place so you can decide whether the market deserves more time and where to start first.
Execution posture
How the setup looks for acquire, refi, and hold
Acquire
Target Cordova and Midtown SFR/2‑4 unit deals with rents ≥$1,100 and sale‑to‑list ≤97%.
Refi
Consider refinancing existing DSCR loans before Q4 rent recovery to lock in favorable rates.
Hold
Maintain current portfolio; monitor rent trends and vacancy.
Acquisition setup
What the current setup means for execution
Buyer leverage at 96.9% sale-to-list supports negotiating DSCR-compliant acquisitions.
- Buyer leverage at 96.9% sale-to-list supports negotiating DSCR-compliant acquisitions.
- Memphis cash-flow reputation with lender DSCR examples at 1.20x for ~$148K SFR loans.
- Expanded inventory creates selection for SFR/2-4 unit deals with negotiation leverage.
- Modest price declines enhance DSCR yields amid stable rental demand.
- BRRRR-DSCR in 38104/38107 leverages 96.9% sale-to-list for basis reduction.
Application next step
Ready to move from this market screen into a real application?
If this market still fits your strategy, continue into Sphinx Capital's loan application. DSCRInfo will carry this market context into the application start.
If you apply with Sphinx Capital from this page, DSCRInfo may receive referral compensation. See disclosures
ZIP watch
Where the submarket edge is concentrated
Cordova East
38016
rent-to-value, low vacancy
Midtown Core
38104
lower basis proxy, BRRRR yield
North Memphis
38107
inferred lower basis
East Memphis
38111
submarket cash-flow proxy
Raleigh
38128
crime risk, absent metrics
Next 90 days
How the setup could improve or deteriorate next
Act on acquisition leverage now while inventory remains elevated and seller motivation high; prioritize properties in Cordova, Midtown, and Downtown with verified rents above $1,100/month to lock in DSCR ratios before Q4 rent recovery. Avoid speculative basis plays in softer neighborhoods; focus on stabilized cash flow and low-vacancy submarkets. Monitor Q2 rent trends closely—if growth accelerates ahead of Q4 forecast, refinancing windows may tighten and cap rates compress.
- City screen is 0.976% with rough max PITIA $1,163/mo; metro acquisition pressure points to metro active listings yoy at +116%; ZIP layer still shows 1 promising ZIP pockets.
- Buyer leverage at 96.9% sale-to-list supports negotiating DSCR-compliant acquisitions.
- Memphis cash-flow reputation with lender DSCR examples at 1.20x for ~$148K SFR loans.
- Expanded inventory creates selection for SFR/2-4 unit deals with negotiation leverage.
- Modest price declines enhance DSCR yields amid stable rental demand.
Acquisition leverage
flat · highBuyer leverage at 96.9% sale-to-list supports negotiating DSCR-compliant acquisitions.
Rent cushion
flat · highMissing city rent proxy prevents PITIA/DSCR yield screening from public data.
Refi window
flat · mediumUse the public dashboard as a screening and triage layer, not as parcel-level underwriting.
Opportunity set
Why this market deserves attention
- Buyer leverage at 96.9% sale-to-list supports negotiating DSCR-compliant acquisitions.
- Memphis cash-flow reputation with lender DSCR examples at 1.20x for ~$148K SFR loans.
- Expanded inventory creates selection for SFR/2-4 unit deals with negotiation leverage.
- Modest price declines enhance DSCR yields amid stable rental demand.
- BRRRR-DSCR in 38104/38107 leverages 96.9% sale-to-list for basis reduction.
Risk review
What could break the thesis
- Missing city rent proxy prevents PITIA/DSCR yield screening from public data.
- ZHVI declining 2.9% YoY indicates softening values; requires conservative leverage.
- Potential price stabilization if mortgage rates ease sharply, reducing buyer urgency.
- High cash sales competition in affordable metro.
- Weak ZIP-level data limits screening reliability; requires on-ground rent comps.
Geography & method
How to read this page correctly
ZIP watch rows are a screening layer and can diverge materially from city or metro averages.
Geography warnings
- ZIP watch rows are a screening layer and can diverge materially from city or metro averages.
- City-level ZORI or rental proxy unavailable; full public DSCR screening blocked.
- No literal ZIP-level rent/value data found; statuses inferred from neighborhood examples with weak confidence.
- Mixed geographies detected. Review city, metro, county, and ZIP labels carefully.
Methodology notes
- Use the public dashboard as a screening and triage layer, not as parcel-level underwriting.
- Keep city rent/value proxies, metro acquisition pressure, and literal ZIP screening visibly separate.
- Public DSCR screens exclude taxes, insurance, vacancy, capex, lender overlays, and deal-specific rehab assumptions.
- Release dates and methodologies differ by source, so investor judgment should follow the metric-level labels rather than assume one unified feed.
- Preserved validated Zillow city ZHVI and negotiation metrics from prior; fresh search added lender DSCR min but no rent proxy.
Metric framework
What this public page is prioritizing
City Typical Home Value (ZHVI)
mixed$142,870
Zillow Home Value Index for typical home
Memphis, TN (city) · February 28, 2026
City Gross Rent-to-Value Ratio
mixed0.976%
Derived from City screening rent proxy and city home value for public screening only.
Memphis, TN (city) · March 1, 2026
City Max PITIA at 1.20x DSCR
mixed$1,163/mo
Derived from City screening rent proxy at a 1.20x DSCR screening floor for public screening only.
Memphis, TN (city) · March 1, 2026
Sale-to-List Ratio
mixed96.9%
Median sale to list ratio indicates buyer leverage
Memphis, TN (city) · February 1, 2026
Reader Q&A
Top questions this page should answer
Is this market workable for a DSCR acquisition screen right now?
Selective yes: treat this as a ZIP-by-ZIP acquisition market, not a blanket citywide buy call; start with Cordova East and only pursue deals that clear conservative DSCR screens.
What rough monthly payment boundary does the public quick screen imply?
$1,163/mo using the current public screening logic. City screening rent proxy: $1,395/mo (Memphis, TN (city)). City Gross Rent-to-Value Ratio: 0.976%.
Where should an investor start inside the market?
Start with Cordova East (promising) and Midtown Core (watch). Cordova screens promising for DSCR on rent-to-value basis with properties $200K-$325K and rents $1,650-$2,400 yielding clean DSCR math above 1.20x; low vacancy 4-6% supports gross screen despite investor competition. Screening basis: rent-to-value, low vacancy.
What is the main thing that could break the thesis?
Missing city rent proxy prevents PITIA/DSCR yield screening from public data.
What should an investor verify next before acting on this dashboard?
Buyer leverage at 96.9% sale-to-list supports negotiating DSCR-compliant acquisitions.
Freshness & method
How this page is built
This page combines a public rent proxy, a rough max PITIA screen at 1.20x DSCR, local pricing and inventory pressure, and ZIP-level dispersion. It is built to help you decide whether the market deserves deeper deal work and where to start first.
Page updated
March 22, 2026
The current published market screen for Memphis, TN: start in Cordova East while buyer leverage is still open.
Metric release window
Latest: March 1, 2026
Oldest on-page metric: January 1, 2026
Sources and method
This market screen keeps city rent support, rough max PITIA, local pricing pressure, and ZIP-level dispersion separate so you can decide whether the market deserves deeper deal work.
Memphis, TN market screen with city, metro, and ZIP evidence labeled separately.. Public pages summarize source classes and screening method, not the raw research ledger.
Application next step
Found a market that still works for your DSCR buy box?
Continue into Sphinx Capital's loan application when you are ready to turn this public market screen into a real DSCR loan application. DSCRInfo will carry this market context into the application start.