Buy Memphis Rentals That Beat the 1 Percent Rule Today
If you’re searching for cash-flowing rental properties in Memphis that are fully rehabbed and tenant-occupied, this episode is a must-listen. We’re showcasing high-yield investment properties that crush the 1 percent rule, with gross ROI figures starting at 12% and reaching up to 14%. Whether you’re just starting your real estate journey or looking to expand your portfolio with turnkey rentals, Memphis delivers in both affordability and long-term growth. In this episode, the team presents specific opportunities including off-market duplexes, rehabbed single-family homes, and even a 10-door portfolio—all situated in stable, high-demand neighborhoods.
Memphis continues to rank among the best markets in the country for real estate investors seeking strong cash flow and dependable long-term tenants. In this episode, we explore properties like 3617 Millington Road, a rehabbed home in 38127 listed at $129,900 and already rented at $1,300/month. With numbers like that, investors meet the golden 1 percent rule and even exceed a 12.5% gross ROI. The house is tenant-occupied and move-in ready—perfect for buyers who want immediate income with no renovation headaches. Other featured homes, like the four-bedroom 1293 Dogwood, show that you can target higher-end neighborhoods like East Memphis and still turn solid returns, even if the ROI dips slightly in exchange for appreciation and property class.
Another standout is 5655 Myers Road, a fully rehabbed duplex for sale in a C+ area with a current rent roll of $2,050/month. Offered off-market at $190,000, the math checks out for a 13% return. As the team explains, duplexes are often underrated—offering double the income under one roof, lower maintenance per unit, and quick tenant turnover thanks to strong demand. In addition to rehab details, the podcast digs into negotiation tactics, like how to write offers with seller credits to reduce upfront capital and increase your all-in ROI.
The ultimate deal in this week’s discussion is a 10-door portfolio priced at $1,025,000, including six single-family homes and two duplexes. Generating nearly $10,000/month in gross rent with potential to hit $11,025 after market adjustments, this package represents a rare opportunity to scale quickly and efficiently. Spread across solid C+ and B neighborhoods in Memphis, these doors offer day-one cash flow, and there’s still room for rent bumps over time. It’s ideal for out-of-state investors ready to expand or local buyers looking to supercharge their portfolio with dependable income. The key to winning in this market? Know your numbers, know your neighborhoods, and work with a team that knows both.
In this Buy Memphis Rentals That Beat the 1 Percent Rule Today episode:
- 3617 Millington Road Opportunity – This turnkey property located in the booming 38127 zip code is a fully rehabbed, tenant-occupied three-bedroom home listed at $129,900 and renting for $1,300 per month. It’s ideal for new investors chasing cash flow. The property hits the 1% rule and yields a 12.5% gross ROI. It also sits near major employers like Nike and Amazon, ensuring continued rental demand. Buyers can negotiate seller credits to reduce closing costs and increase initial ROI—a great tactic in today’s high-interest market.
- East Memphis Rental With Upside – 1293 Dogwood offers a unique blend of charm and return. With granite countertops, updated features, and East Memphis location, this property appeals to both investors and owner-occupants. Rent comps of $1,450–$1,600 make it a smart choice for stable, long-term returns in a B-class neighborhood. It’s an excellent example of balancing appreciation potential with consistent rental income in Memphis’s more upscale submarkets.
- Duplex Goldmine at 5655 Myers Road – Priced at $190,000, this fully rehabbed duplex in a C+ neighborhood offers strong ROI and immediate cash flow. With rents set to increase from $2,050 to $2,100 and tenants in place, this multifamily investment delivers a 13% starting ROI. Duplexes like this add significant value to your portfolio by doubling your door count while keeping operational costs low. They’re especially attractive for investors focused on multifamily cash flow without jumping to large apartment complexes.
- Turnkey 3-Bedroom in Whitehaven – 1010 Leacrest Avenue in 38109 is a fully updated 3-bed, 1-bath home with new systems and finishes, priced at $120,000 and renting for $1,300. This Whitehaven gem checks every box for turnkey rental investing: strong neighborhood, immediate cash flow, and rehabbed reliability. The MHA tenant provides dependable income, while the 13% ROI offers strong yield right out of the gate.
- 10-Door Portfolio With Duplex Power – The crown jewel of this episode is a 10-door package featuring six single-family homes and two duplexes in B and C+ neighborhoods. Offered at $1,025,000, it generates nearly $10,000 per month in gross income. Market rent adjustments can push returns past 13%. The included duplexes deliver four doors under two roofs, streamlining operations and maximizing density. This portfolio is ideal for mid-level investors looking to scale up without sacrificing performance or location quality.
Whether you’re new to real estate investing or expanding an existing portfolio, the Memphis market continues to deliver where it counts: turnkey rental properties, tenant stability, and excellent ROI. As outlined in this episode, options like 3617 Millington Road and 1010 Leacrest Avenue show that you can enter the market for as little as $120K and earn gross returns upwards of 13%. These properties are rehabbed, rented, and ready to generate income from day one. With many homes exceeding the 1 percent rule and offering seller credits to lower acquisition costs, Memphis presents a low-barrier, high-reward environment for real estate investors.
The featured duplex deals highlight another underutilized opportunity for scaling. Two-bedroom units in rehabbed neighborhoods bring reliable tenants and strong cash flow, while multi-unit buildings allow you to maximize revenue per square foot. And if you’re ready for a larger acquisition, the 10-door portfolio packs both diversification and profit into a single investment. With a current ROI of 11.6% and projected returns of 13% or more, it’s the kind of offer that rarely hits the open market.
Memphis isn’t about hype. It’s about smart numbers, strong neighborhoods, and investment professionals who understand the long game. The deals shared in this episode are more than listings—they’re the foundation of a performing real estate portfolio. Reach out, run the numbers, and take your next step toward financial freedom through real estate investing in one of the nation’s most profitable markets.
About 5 O’Clock Somewhere Real Estate Investor Podcast
5 O’Clock Somewhere Real Estate Podcast throws out the script, brings common sense back to real estate, and has casual conversations about the one and only market that matters – Memphis! We’re not interested in what some real estate expert from California has to say because we know the truth: Memphis is where the smart investors put their money. Forget about Vegas, Nashville, and the rest of the country, Memphis is the blue-chip stock of the real estate world. We’ll tell you everything you need to know about why Memphis is the safest and hottest place to buy rental real estate, and how you can be a part of a smart investment.
If you would like to join the conversation, participate in an upcoming recording, or just call to bounce ideas off one of our team, you can call or text us at 901-692-7401. Or if you prefer send us a message.
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