Local market • Memphis, TN
House Flipping Calculator for Memphis, TN
Low entry prices and high cash-flow potential make Memphis a top BRRRR market, but rehab condition varies widely.
Worked example: the 70% rule in Memphis
With a median home price around $175,000 in Memphis, a flipper using a 70% of ARV rule would target a maximum offer near $101,500 on a property worth $175,000 after repairs with roughly $21,000 of rehab.
| After-repair value (ARV) | $175,000 |
| Estimated rehab (≈12% of ARV) | $21,000 |
| 70% of ARV | $122,500 |
| Maximum allowable offer (MAO) | $101,500 |
These are illustrative figures. Run the actual numbers — comps, true rehab scope, holding costs, financing — in the FlipOS deal analyzer for an accurate MAO.
A more accurate MAO: work backward from your costs
The percentage rule is just a shortcut for the real formula — subtract every cost and your target profit from the ARV:
MAO = ARV − rehab − closing − holding − selling − target profit
| After-repair value (ARV) | $175,000 |
| Rehab (≈12% of ARV) | −$21,000 |
| Buy / closing costs (≈2%) | −$3,500 |
| Holding costs (≈3%) | −$5,250 |
| Selling costs (≈6.5%) | −$11,375 |
| Target profit (≈19% of ARV) | −$32,375 |
| Maximum allowable offer (MAO) | $101,500 |
Notice this lands on the same $101,500 as the 70% rule above — the rule just bakes these costs into one number. The trade-off it hides: a higher ARV percentage means a thinner profit margin (19% here), which is exactly why standard markets can hold the line at 70%. Always confirm rehab, holding, and selling costs for the specific deal.
What flippers should know about Memphis
Low entry prices and high cash-flow potential make Memphis a top BRRRR market, but rehab condition varies widely. As with any market, the headline median price masks wide variation block-to-block. Pull comps inside a one-mile radius (or tighter in urban submarkets), and confirm rehab costs with at least two local contractors before committing.
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