Location: Memphis, TN | Metro: Memphis, TN-MS-AR HUD Metro FMR Area
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,050 |
| 1 Bedroom | $1,140 |
| 2 Bedrooms | $1,250 |
| 3 Bedrooms | $1,650 |
| 4 Bedrooms | $1,900 |
| 5 Bedrooms | $2,204 |
| 6 Bedrooms | $2,468 |
| 7 Bedrooms | $2,665 |
| 8 Bedrooms | $2,798 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,250 | $80,581 | 1.55% | A+ |
| 3BR | $1,650 | $124,070 | 1.33% | A |
| 4BR | $1,900 | $146,959 | 1.29% | A |
| 5BR | $2,204 | $168,968 | 1.3% | A |
U.S. Census Bureau data (2024)
The classification of ZIP code 38118 in Memphis, TN, hinges on its yield and stability metrics. Yield, in this context, refers to the potential rental income relative to property values. Stability encompasses factors such as renter concentration and local economic conditions.
The Federal Market Rent (FMR) for ZIP 38118 in fiscal year 2024 is set at $1,170, while the market rent stands at $1,264. This indicates that the area offers a slightly above average rental income compared to the federal guidelines. The median home value in the area is $124,647. To gauge yield, we can calculate the annual rent-to-value ratio. Using the market rent figure, the annual rent would be approximately $15,168 ($1,264 x 12 months), which translates to an annual yield of about 12.2% when divided by the median home value ($15,168 / $124,647).
On the stability front, 60.2% of residents are renters, suggesting a strong demand for rental properties. However, the lack of data on days on market (DOM) means we cannot assess how quickly properties are rented out. The median household income is $43,446, which is relatively low, potentially indicating some financial strain among tenants and possibly higher risk of delinquency or vacancy.
Based on these figures, ZIP 38118 leans towards being a steady-cashflow zone rather than a high-yield/low-stability market. The yield, while decent at 12.2%, is not exceptionally high given the median home value. Furthermore, the high percentage of renters and the moderate income level suggest a stable tenant base but with limited upside for aggressive price increases. Landlords and small-portfolio investors should expect consistent returns but avoid over-leveraging or relying on rapid appreciation for profitability.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.