Updated 2026 · Based on median market data for Memphis, TN
Home values in Memphis, TN have appreciated at 2.2% per year. Appreciation is modest, meaning total returns will be driven primarily by cash flow rather than equity gains. This is actually preferred by many investors who want predictable, income-based returns.
If Memphis continues appreciating at 2.2% annually, the current median of $195,000 would reach approximately $217,415 in 5 years — an equity gain of $22,415 on a property purchased at the median. With a 20% down payment of $39,000, that represents a 57% return on invested equity from appreciation alone. Combined with 5 years of NOI totaling approximately $43,048, the projected total return is $65,463 — a 168% cumulative return on the initial investment.
Population growth in Memphis is minimal at 0.3%. Appreciation here is more likely driven by regional economic factors, inflation, and housing stock constraints rather than population-driven demand.
Smart investors evaluate both cash flow AND appreciation. In Memphis, the 4.42% cap rate provides moderate ongoing cash flow, while 2.2% annual appreciation adds an equity component. Conservative underwriting is essential. Focus on deals where the cash flow stands on its own, and treat any appreciation as a bonus.