Conventional Investment Property Loans in Memphis, TN
Loan-size math and qualifying analysis for Conventional financing on Memphis's $147k median home value. Strong fit.
Strong fit for Memphis.
Memphis medians ($147k) keep down payment requirements manageable, and rental fit (75/100) supports the long-term cash flow conventional loans depend on.
Payment on Memphis's $147k median.
| Median home value (Memphis) | $147,306 |
| Assumed LTV | 80% |
| Loan amount | $117,845 |
| Cash to close (down payment) | $29,461 |
| Assumed rate | 6.75% |
| Term | 30-year amortizing |
| Monthly P&I | $764/mo |
Does Memphis pencil?
| Median monthly rent (Memphis) | $1,256/mo |
| Property taxes (est. 1.1%/yr) | −$135/mo |
| Insurance (est. 0.5%/yr) | −$61/mo |
| NOI (before debt) | $1,060/mo |
| Debt service | −$764/mo |
| DSCR | 1.39 |
Most Conventional lenders require DSCR ≥ 1.10 to fund and ≥ 1.20-1.25 for the best pricing tier. Memphis medians comfortably clear this threshold.
Conventional financing — the mechanics.
Conforming residential mortgage for non-owner-occupied 1-4 unit properties, sold to Fannie Mae or Freddie Mac. Standard 30-year amortization. The lowest-cost real-estate financing available to most investors.
Lender requires: 680+ FICO, 20-25% down, DTI typically under 45% including the new mortgage, 2 years of W-2 + tax returns, 6 months of reserves per property. Closing in 30-45 days.
How Tennessee law affects this loan.
Tennessee: no state income tax. See full Conventional in Tennessee breakdown.
Frequently asked.
What's the typical Conventional loan size for a property in Memphis?
On Memphis's $147k median home value, a Conventional loan at the standard 80% LTV would be approximately $118k, requiring $29k down.
What's the monthly payment on a typical Conventional loan in Memphis?
Fully-amortizing 30-year payment on a $118k Conventional loan at the typical rate of 6.75% would be approximately $764/month, excluding taxes and insurance.
Is Memphis a good market for Conventional financing?
Memphis medians ($147k) keep down payment requirements manageable, and rental fit (75/100) supports the long-term cash flow conventional loans depend on.
What credit and reserves do Conventional lenders require for Memphis properties?
Lender requires: 680+ FICO, 20-25% down, DTI typically under 45% including the new mortgage, 2 years of W-2 + tax returns, 6 months of reserves per property. Closing in 30-45 days.
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