Memphis Investment Property Loans

Memphis Investment Property Loans

Memphis is one of the most affordable major metros in the South, and that gap between prices and rents is what makes it one of the highest-yield single-family rental markets in the country. Median home prices in Shelby County run $200K–$280K — well below the national median — and there’s real inventory across a wide range of neighborhoods and price points.

The economy is anchored by logistics. FedEx is headquartered here and is the single largest private employer in the region. The Mid-South is a major freight and distribution hub — Nike, International Paper, and AutoZone all operate significant operations here. Healthcare is the other major employer, led by Methodist Le Bonheur and Regional One Health. Memphis is also a food and agriculture hub, sitting at the intersection of river, rail, and highway infrastructure that doesn’t exist anywhere else in the mid-continent.

Tennessee has no state income tax, which combined with Memphis’s low cost of living gives buyers genuine purchasing power relative to their gross income.

Neighborhood range is wide. Germantown and Collierville in eastern Shelby County are the premier suburbs — well-run school districts, larger lots, $400K–$800K homes. East Memphis has solid established neighborhoods at $250K–$500K. Midtown and Cooper-Young are the urban core options — walkable, eclectic, $175K–$400K depending on street and condition. Bartlett in the north offers suburban affordability at $220K–$380K.

Investment Property Programs Available in Memphis

Memphis programs are business-purpose, non-owner-occupied only:

• Memphis DSCR Loans — Qualify on the property’s rental income. No tax returns, no W-2s, no employment check.
• Tennessee Bank Statement Loans — Non-owner-occupied financing on 12 or 24 months of deposits.
• NONI / Foreign National Loans — No income, no asset verification for investment property. Available in 49 states.
• Commercial Real Estate Loans — 5+ unit multi-family, mixed-use, office, retail, industrial. Available in all 50 states.

Owner-occupied and consumer mortgage products (FHA, VA, USDA, conventional, jumbo, reverse) are not offered in Tennessee.

Memphis Housing Market

Memphis has one of the highest single-family rental rates of any major city in the country — a significant portion of the housing stock is renter-occupied. That dynamic has attracted institutional investors, but it also means mom-and-pop landlords can find real cash flow here at price points that are difficult or impossible in other metros.

The submarket range is wide, and the yield/stability tradeoff is sharp: established eastern suburbs rent reliably at lower ratios, while the higher-yield neighborhoods carry more turnover and management load.

Submarket breakdown:

• Germantown and Collierville are where buyers go when schools are the priority. Germantown Municipal School District and Collierville Schools are both strong. Prices run $400K–$800K with larger lots and newer construction mixed in with established homes.
• East Memphis covers a broad swath from Poplar Avenue east — mostly 1950s–1980s ranch and colonial homes in the $250K–$500K range. Solid, established neighborhoods without the premium of the far-east suburbs.
• Midtown and Cooper-Young are the urban options. Bungalows and craftsman homes, walkable to restaurants and Overton Park. Variable condition — some streets are fully renovated, others still have upside. $175K–$375K depending heavily on block and update level.
• Bartlett is the northern suburb sweet spot for families wanting good schools at a lower price point than Germantown — $220K–$380K with newer construction available.
• Outlying submarkets in Fayette County to the east and DeSoto County across the Mississippi line trade at lower entry prices with correspondingly longer tenant search times.

Why Memphis Investors Work With Us

• Business-purpose lending. Memphis investment property is financed on the asset and the deal, not on your personal tax returns.
• No property-count ceiling. DSCR ignores personal debt-to-income entirely, so the conventional 4–10 financed-property limit does not apply.
• LLC vesting is standard for Memphis investor files, not an exception.
• Tennessee is an attorney closing state. We schedule the 24-hour document approval window up front so it never moves your closing date.
• Real answers on real deals. You talk to someone who has underwritten the scenario before.

Get Started

Buying or refinancing an investment property in Memphis? Call (833) 350-9185 or check DSCR eligibility .