Long-term rent
$1,855/mo
middle band $1,675 to $2,395 (25th to 75th percentile) · 29 scored comps
In Pro, this page carries your name and brokerage, not ours.
The sample read
1297 HARBERT AVE, Memphis 38104
One real Midtown parcel, rendered as the signed-in product renders it. Every number on this page came out of the live engine on July 10, 2026 and traces to a recorded county document or a tracked listing. Where a record does not exist, the page says so. Nothing here is mocked.
B assumes a market-standard refresh: paint, floors, kitchen and bath updates, mechanicals as needed. A and C re-anchor to the light and heavy ends of the realized spread.
Investor lens · all three exits, then run it on your terms
Flip spread
$76,574
Rent
$1,855/mo
STR
$43K/yr
Spread = ARV $383K minus as-is $202K minus implied rehab $104K, before financing and carry. At the $202K as-is basis this fails the 70% rule: the max buy is $164,176. The spread above only exists if you get it below market. In the live read every term is yours to change. Newest scored resale 2022-06: the flip comp set is dated, weigh the ARV accordingly.
1297 HARBERT AVE, 38104
◉ comp match 92% · dated comps · 4 flip / 29 rent comps · newest resale 2022-06
Flip ARV, realized
$383K
standard-finish ARV from 4 scored comps, GLA-normalized and time-adjusted to today · comparable projects ran 205 to 295 days buy-to-resale
Short-term revenue
$43K/yr
$201 nightly · 56% occupancy · 5 comps
owner: Owner of record on file (named in the live read)owned 5.7 yrs, bought $289K (last recorded sale 2020-10)3/2 bd/ba2,496 sfbuilt 1910appraised $331Ktax $4,546/yrhistoric district
The free landing-page read prices this zip and bedroom class wide. This page is the same address tightened to the parcel: 4 scored flip resales, time-adjusted, comp match 92%. This Midtown parcel is the thin end on purpose: dated comps get flagged, not papered over. Zips like 38127 carry 800+ realized flip comps and read at high confidence.
This page is rendered in the investor lens. In the live read the same record re-orders for your seat: property managers get rent and days-to-fill first, lenders get as-repaired value, day-one cover, and confidence first.
The evidence · flip ARV
ARV $383K at standard finish, from 4 renovated-flip resales scored by proximity, size (GLA), beds, baths, age and recency, normalized to this home per square foot, then time-adjusted to today’s price level with the zip home-value index ($/sf then vs now below). The median time-adjusted value is the ARV. Confidence 92%. Tap a comp address for photos. Dimmed rows sold more than 24 months ago. Every nearby sale of any kind is in the receipts below.
| Comp | Bd/Ba | Size | Sold | Buy | Resold | $/sf then | $/sf now | Uplift | Held | Match | Dist |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1145 SLEDGE AVE | 3/2.5 | 2,427 sf | 2022-06-23 | $220K | $305K | $126 | $109 | 38.6% | 269d | 76 | 0.4mi |
| 1235 SLEDGE AVE | 3/2 | 1,900 sf | 2022-06-16 | $100K | $333K | $175 | $152 | 233% | 317d | 66 | 0.31mi |
| 1433 PEABODY AVE | 3/2.5 | 2,898 sf | 2021-07-15 | $212K | $475K | $164 | $155 | 124.1% | 251d | 66 | 0.31mi |
| 1433 VANCE AVE | 3/3 | 2,066 sf | 2022-03-23 | $278K | $450K | $218 | $196 | 61.9% | 302d | 64 | 0.38mi |
Retail check: the newest sale on this street, 1597 HARBERT AVE (2,319 sf), closed at $485K on Jun 22, 2026, $209/sf against this read’s $153/sf. The scored flip set is dated (newest 2022-06), so treat $383K as the conservative floor for a renovated exit, not the ceiling.
Second evidence tier, refi-implied: 10 nearby homes were bought, renovated, and refinanced instead of sold. Implied value = the new loan at a 75% LTV appraisal. A bank underwrote each one, but it is not a resale, so it never mixes into the ARV above. Blanket loans covering multiple properties are excluded.
| Comp | Bd/Ba | Size | Bought | Buy | Refi | New loan | Implied value | $/sf | Dist |
|---|---|---|---|---|---|---|---|---|---|
| 1423 S WILLETT ST | 3/1 | 1,502 sf | 2026-02-09 | $26K | 2026-06-29 | $146K | $195K | $130 | 1.58mi |
| 1575 E MCLEMORE AVE | 3/1 | 1,849 sf | 2025-09-18 | $49K | 2026-05-04 | $145K | $193K | $105 | 1.1mi |
| 390 N AVALON ST | 3/1 | 1,654 sf | 2025-07-25 | $195K | 2026-04-08 | $256K | $341K | $206 | 1.52mi |
| 950 GALLOWAY AVE | 3/1.5 | 1,570 sf | 2025-06-30 | $50K | 2026-03-17 | $150K | $200K | $127 | 1.73mi |
| 1683 WALKER AVE | 4/2 | 1,521 sf | 2025-06-18 | $150K | 2026-02-20 | $188K | $250K | $164 | 1.07mi |
| 2184 COWDEN AVE | 2/2 | 1,550 sf | 2025-08-26 | $195K | 2026-02-11 | $217K | $289K | $187 | 1.66mi |
| 1229 NEPTUNE ST | 4/2.5 | 1,644 sf | 2024-03-11 | $35K | 2026-02-10 | $139K | $185K | $113 | 1.39mi |
| 1371 RIDGEWAY ST | 3/1 | 1,554 sf | 2025-08-28 | $60K | 2025-12-23 | $100K | $133K | $86 | 1.6mi |
| 1428 SNOWDEN AVE | 4/2 | 1,658 sf | 2025-02-28 | $119K | 2025-12-18 | $203K | $270K | $163 | 1.98mi |
| 1468 S WILLETT ST | 3/2 | 1,893 sf | 2025-06-09 | $65K | 2025-11-21 | $145K | $194K | $102 | 1.67mi |
The evidence · long-term rent
Scored rent $1,855/mo, the median of 29 scored comps (18 leased in the last 150 days, the rest currently listed). Middle band $1,675 to $2,395/mo, the 25th to 75th percentile of the 29. The 8 closest comps are shown below; the full observed spread runs $1,095 to $2,950. Time to lease is observed: days from first listed to leased (active comps show days on market so far). Houses and units shown; units labeled.
| Comp | Rent | Time to lease | Dist | Bd/Ba |
|---|---|---|---|---|
| 1263 Forrest (Midtown), Memphis, TN 38104 | $1,650 | 3d, leased | – | 3 bd |
| 1307 Larkin Ave | $1,635 | 13d, leased | 1.1mi | 3 bd |
| 82 N Rembert St | $2,600 | 13d, leased | 1.5mi | 3 bd |
| 2191 Washington Ave #1, Memphis, TN 38104 unit | $1,600 | 27d, leased | 1.9mi | 3 bd |
| 2036 Linden Ave Unit 2036 unit | $1,800 | 8d, active | – | 3/1 |
| 2036 Linden Ave Unit 2038 unit | $1,750 | 8d, active | – | 3/1 |
| 44 N Belvedere Blvd Unit 42 unit | $1,150 | 14d, active | 1mi | 3/1 |
| 519 S Edgewood St Unit 302/305 unit | $2,950 | 20d, active | 1.8mi | 3/2 |
The evidence · short-term revenue
Short-term revenue $43K/yr at $201 nightly and 56% occupancy, the median of 5 scored comps. Nearby operating short-term rentals, matched to their street address (the scored set draws from these and others in the ZIP):
| Comp | Bd/Ba | Nightly | Occ | Revenue / yr | Dist |
|---|---|---|---|---|---|
| 2035 CENTRAL AVE | 3/3 | $201 | 63% | $46K | 1.4mi |
| 2096 LINDEN AVE | 3/2 | $229 | 53% | $44K | 1.55mi |
| 936 S COX ST | 3/2 | $197 | 56% | $41K | 1.85mi |
| 987 NEW YORK ST | 3/2 | $195 | 57% | $40K | 1.9mi |
| 2196 WASHINGTON AVE | 3/2 | $220 | 54% | $43K | 1.91mi |
| 2201 EVELYN AVE | 2/2 | $135 | 61% | $30K | 1.75mi |
| 1060 MEDA ST | 4/3 | $244 | 66% | $59K | 1.89mi |
LTR vs STR, one yardstick
Long-term gross / yr$22,260 ($1,855/mo)
Short-term gross / yr$43,078 typical
Difference+$20,818/yr toward STR
Same yardstick: gross annual revenue before operating costs. Short-term carries materially higher costs (turnover cleaning, utilities, supplies, furnishing) and seasonal swing; long-term is one tenant and fewer moving parts. Numbers only, the owner decides.
Days to lease
~13 days at market
Zip + beds median rent$1,923/mo
Price tierssample too thin to time
Realized median days on market to lease, 129 tracked listings (zip + beds). Not enough leased listings at other price points to time faster or slower tiers honestly. The zip median is the speed benchmark; the subject read above is the rent answer.
Loss to lease
Needs an observed rent for this parcel (an asking rent while listed, or an in-place lease we manage). None on file, so no gap to compute. That is the honest read.
STR amenity upside (Memphis market)
pool+15.75% 13% have it
hot tub+10% 3% have it
amazing views+6.13% 10% have it
Revenue lift associated with each amenity across the Memphis short-term market. High lift plus low penetration is the add-to-win. Numbers only.
Your terms
Run it on your terms seeded from the read
ARV, standard finish$382,802
As-is, investor basis$202,443
Implied rehab, typical$103,785
Flipper max purchase (70% rule)$164,176
Max to pay & still assign$154,176
Flip spread before financing and carry$76,574
Lender loan at 70% LTV of ARV$267,961
Margin of safety at completion$114,841
Implied rehab $103,785, range $74,243 to $139,318: what the buy-to-resale spreads of comparable flips imply the work cost at a 70% basis. Implied from records, not an invoice. In the live read you set your own number.
These anchors are read from the realized comp ladder above, at condition B and a $10,000 assignment fee. In the live product every one of them is editable: MAO, flip P&L, DSCR, cap rate, cash-on-cash and refi cash-left-in recompute as you type. This is arithmetic on recorded outcomes, not advice. Numbers only, you decide.
Likely takers
The operators competing for houses like this one and what they typically pay to acquire, from recorded deeds, compared against the $164,176 flipper max behind this read. 38104 itself is thin: 5 operators with one recorded flip each in the trailing 36 months, so the county-wide band carries the read.
Active in 38104
| Operator | Buys 24mo / all | Typical buy | Vs flipper max | Top lender | Last buy |
|---|---|---|---|---|---|
| VANGUARD CAPITAL LLC | 1 / 1 | $23K | $141K below | – | 2026-04-10 |
| VICTORSON MITCHELL N | 1 / 1 | $125K | $39K below | CORNERSTONE FIRST MORTGAGE LLC | 2025-11-05 |
| LIMESTONE LAND INVESMENTS LLC | 1 / 1 | $145K | $19K below | AVALON CAPITAL THRIFT AND LOAN LLC | 2025-09-24 |
| METRO CITY PROPERTIES LLC | 1 / 1 | $63K | $101K below | NINETY8 CAPITAL LLC | 2025-09-11 |
| WATT CAMERON | 1 / 1 | $115K | $49K below | – | 2025-09-11 |
County-wide operators who buy at this number
| Operator | Buys 24mo | Typical buy | Vs flipper max | Top lender | Last buy |
|---|---|---|---|---|---|
| REI NATION LLC | 189 | $132K | $32K below | GUARANTY BANK AND TRUST CO | 2026-03-13 |
| MARVINS GARDEN LLC | 27 | $99K | $65K below | – | 2025-11-05 |
| ESSENTIAL PROPERTIES LLC | 21 | $150K | $14K below | KIAVI FUNDING INC | 2025-11-20 |
| MIDSOUTH REALTY GROUP LLC | 16 | $158K | $6,676 below | INSOUTH BANK | 2025-12-01 |
| NANDRAJOG LAKSH | 16 | $128K | $37K below | INDEPENDENT BANK | 2026-02-05 |
Green means their typical buy clears (or comes within 10% of) that number. Numbers only, you pick the buyer.
The receipts
Flip history 5 records
| Bought | Buy | Sold | Sell | Uplift | Held | Acq lender | Permits | Unpermitted |
|---|---|---|---|---|---|---|---|---|
| 2018-08-20 | $220K | 2020-10-26 | $289K | 31% | 798 | – | 0 | no |
| 2010-04-21 | $108K | 2012-07-30 | $190K | 76% | 831 | – | 0 | – |
| 2008-10-06 | $95K | 2009-03-09 | $400K | 321% | 154 | – | 0 | – |
| 2007-01-24 | $202K | 2007-05-30 | $297K | 47% | 126 | – | 0 | – |
| 1998-08-13 | $48K | 2000-11-17 | $180K | 277% | 827 | – | 0 | – |
Permit coverage begins Jan 2018. Flips before that show a dash, not a verdict.
Refi value events (buy, rehab, refinance) none
no buy-rehab-refinance events on record (trust-deed coverage starts Jul 2024)
Nearby sales, all kinds (24 mo) 12 records
| Comp | Sold | Bd/Ba | Size | Price | $/sf | Dist |
|---|---|---|---|---|---|---|
| 1615 LINDEN AVE | 2026-06-26 | 4/2 | 1,881 sf | $340K | $181 | 0.68mi |
| 1597 HARBERT AVE | 2026-06-22 | 3/2 | 2,319 sf | $485K | $209 | 0.55mi |
| 1764 E LINDEN AVE | 2026-06-16 | 3/2 | 2,522 sf | $375K | $149 | 0.93mi |
| 124 CLARK PL | 2026-06-10 | 4/3 | 3,188 sf | $417K | $131 | 1mi |
| 1294 HARBERT AVE | 2026-05-19 | 3/2 | 1,891 sf | $325K | $172 | 0.04mi |
| 1387 CARR AVE | 2026-05-18 | 4/2.5 | 3,510 sf | $695K | $198 | 0.21mi |
| 1770 CARR AVE | 2026-05-18 | 3/2.5 | 2,146 sf | $375K | $175 | 0.9mi |
| 1630 E CLANLO DR | 2026-05-13 | 4/2.5 | 2,859 sf | $490K | $171 | 0.62mi |
| 135 N CLEVELAND ST | 2026-05-13 | 4/2 | 3,000 sf | $155K | $52 | 0.93mi |
| 1275 CENTRAL AVE | 2026-05-11 | 3/2 | 2,404 sf | $180K | $75 | 0.22mi |
| 946 ROLAND ST | 2026-05-11 | 4/1 | 2,436 sf | $50K | $21 | 0.86mi |
| 1685 YORK AVE | 2026-05-07 | 3/2.5 | 2,053 sf | $375K | $183 | 0.79mi |
Deeds on record 2 records
| Recorded | Document | From | To | Consideration | Instrument |
|---|---|---|---|---|---|
| 2020-10-26 | Warranty Deed | LAMBDIN KIMBERLY H | Owner of record on file (named in the live read) | $289K | 20117552 |
| 2018-08-20 | Warranty Deed | BATTS WILLIAM C PETTY JR CURTIS L | LAMBDIN KIMBERLY H | $220K | 18084392 |
Permits 5 records
| Opened | Record | Status | Valuation | Work |
|---|---|---|---|---|
| 2022-10-10 | AMD-22-01134 | Closed - Approved | – | static test on drain work for master and guest bath Condensate drain attic insulation and strapping of water lines |
| 2022-09-20 | RES-PLM-22-004035 | Closed - Complete | – | Permit to obtain Ruling on illegal work plumbing exposed |
| 2021-08-06 | RES-PLM-21-003338 | Permit Expired | – | THIS PERSON HAS REMODELED THE ENTIRE HOUSE WITHOUT A PLUMBING PERMIT. MR BODKINS REQUIRES THEM TO PERMIT EVER THING IN HOUSE. FIRST INSPECTION WILL BE A RULING TO SEE WHAT HAS TO BE EXPOSED FOR INSPECTION REPORT |
| 2021-07-27 | RES-MEC-21-008028 | Closed - Complete | – | Replace 3.0-Ton Natural Gas Split HVAC System along with ductwork. MP 35-M |
| 2021-04-19 | RES-ALT-21-000494 | Closed - Complete | – | TURN HALF OF MASTER BEDROOM INTO BATHROOM RENOVATE EXISTING BATHROOM AND AD NEW HVAC SYSTEM TO SERVE 2ND FLOOR. |
Eviction filings none
no eviction filings on record (court coverage begins Jun 2026)
Foreclosure notices none
no foreclosure notices on record (notice coverage begins Jan 2023)
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