It's up compared to the 60's, 70's, 80's and most of the 90's to about 65% Nationally. 

SFH Investing is pretty awesome in Memphis TN because of how easy it is compared to other markets to land solid BRRRR deals!

On-market times have nearly doubled compared to 2022.

I am concerned the area I purchased in 32148 won't see as much appreciation compared  to a purchase in another surrounding county.

How does the tax assessment compare to the comps for your property?

However, it is possible to find comparable properties and their prices nearby.

Compare properties for risk comparison.  

If you sell now without a 1031, they'll take that new sale price and compare it to your new adjusted basis; the difference is your total gain,  split between long term gain and recaptured depreciation. 

There are much smaller homes in worse parts of town renting for $1600+ currently.There is not a cap on how much I can raise rent here in SW Missouri, and my thought process was to keep the rent a few hundred dollars under the market rate so that if they decided to look around, they’d realize they can’t find anything comparable with the new increased price and stay anyways.

Tenants in B+ to A- class neighborhoods tend to stay for longer durations compared to those in C class neighborhoods.