Memphis, TN-MS-AR · Mississippi
Benton County
7,592 residents1 permits TTM$42,139 median HHI4 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$109,300
ACS 5-Year
Cap rate proxy
14.0%
FMR × 0.65 ÷ Home Value
Rent-to-income
20.8%
HUD FMR ÷ ACS HHI
Net migration
+1.73%
IRS SOI
Permits (TTM)
1
Census BPS
Climate risk
15.2
FEMA NRI (0–100)
ZIP code breakdown4 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Buy Box score ↓ | Section 8 gap |
|---|---|---|---|---|---|
| 38603 | — | — | — | 0.4 | — |
| 38633 | — | — | — | 0.4 | — |
| 38642 | — | — | — | 0.3 | — |
| 38647 | — | — | — | — | — |
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Demographics
Owner-occupied
83.3%
Census ACS
Vacancy rate
26.2%
Census ACS
Bachelor's degree +
12.1%
Census ACS
Rent burdened
34.0%
Census ACS (>30% income)
Median age
43.9
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026