Memphis Rent Growth Last 10 Yers.

[Hadar Orkibi]

Hi Team of Memphis Investors, Experts and Property managers.

I'm doing some research prior to jumping in to the market and seeking to confirm what is the rent growth trend in Memphis. it is known that Memphis is more of a cash-flow Market then appreciation market, but I would appreciate some insight information about the rental growth in Memphis. 

I'm asking that as if one is to invest say $100k for property an say it is returning $12k per year with hardly any rent growth over the next 10 years (or just keeping up with inflation) and no capital gain as bonus then one is going backwards or just holding mediocre investment.

I have researched and found this Freddie Mac report, note page 10. stating that "Memphis will fall short of expected inflation" http://www.freddiemac.com/multifamily/pdf/2015_out...

Also here over 9 Years the rental growth in Memphis is gone up from $809pm to $851pm from 2005-2014 which is "bugger all" and hardly keeping up with inflation.

http://www.deptofnumbers.com/rent/tennessee/memphi...

Also i note that vacancy rates are trading down But seating at around 10.5% according to this info.

Any info and feedback from "Boots on the ground" investors and operators would be much appreciated.

Thanks Hadar