Two-Unit Duplex with Rental
For Sale
$250,000
5668 HINTON PLACE Dr, Memphis, TN 38119
Duplexes, Memphis, TN
Property Size2,954 SF
Price / SF$84.63
Days on Market56
Property Features for 5668 HINTON PLACE Dr
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
6
Full bathrooms
3
Half bathrooms
3
Rooms
Bathroom 2, Bathroom 3, Bathroom 6, Bathroom 5, Bedroom 1, Bedroom 4, Bathroom 1, Bathroom 4, Bedroom 5, Bedroom 2, Bedroom 6, Bedroom 3
Subdivision
YORKSHIRE VIEW
Standard status
Active
Size
2,954 SF
Taxes and HOA fees
Tax Annual Amount
3149
Building Details
Year built
1971
Listing Agency:
eXp Realty, LLC
(888) 519-5113
Listed By:
Kevin Brown
(901) 305-1713
Added: Jun 30
Changed: Aug 23
Last Checked: Aug 24 at 4:06AM
MLS# 10225089
Copyright © 2026 Memphis Area Association of Realtors®. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,954-square-foot duplex contains two residential units, with each side offering two bedrooms and 1.5 baths. Recent improvements include fresh paint, new carpeting, and updated flooring. The property was constructed in 1971 and is being offered in as-is, where-is condition.
One unit is occupied by a long-term tenant, providing existing rental income, while the other side is available for inspection after contract acceptance because of tenant occupancy. The duplex is located in the Sea Isle/Park area of Memphis, Tennessee, within ZIP code 38119. It may be purchased individually or as part of a two-property portfolio that also includes 6690 Whitten Pine and 5265 Annadale Dr.
One unit is occupied by a long-term tenant, providing existing rental income, while the other side is available for inspection after contract acceptance because of tenant occupancy. The duplex is located in the Sea Isle/Park area of Memphis, Tennessee, within ZIP code 38119. It may be purchased individually or as part of a two-property portfolio that also includes 6690 Whitten Pine and 5265 Annadale Dr.
Key Highlights
- 2,954‑square‑foot duplex built in 1971
- Two units, each with 2 bedrooms and 1.5 baths
- One side occupied by a long‑term tenant
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$22,057
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.82%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$441,140
$441.1K
Cap Rate 7%
$315,100
$315.1K
Cap Rate 9%
$245,078
$245.1K
Market Conditions
NOI Build-Up for 2,954 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$42.9K $14.52/SF
− Vacancy
−$2.8K −$0.94/SF
EGI
$40.1K $13.58/SF
− OpEx
−$18.0K −$6.11/SF
NOI
$22.1K $7.47/SF
Area
Memphis, TN
Vacancy
6.50%
Lease Rate
$14.52 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$441,140
Cap Rate 7%
$315,100
Cap Rate 9%
$245,078
Alternative Uses
Best Use
Multifamily LT 5
$355.9K
$311.4K – $415.2K
NOI $24,912 @ 7.0% cap · market cap 9.96%
Second Best
Apartment 5plus
$315.1K
$275.7K – $367.6K
NOI $22,057 @ 7.0% cap · market cap 8.82%
Theoretical Best
Office A
$873.0K
$763.9K – $1.02M
NOI $61,112 @ 7.0% cap · market cap 24.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
227
Businesses Nearby
Explore this area
Business Placement
Demographics for 38119, TN
23,997
Population
10,521
Households
2.3
Avg Household Size
39
Median Age
53%
College-Educated
96%
High-School Grad
8.8 sq mi
ZIP Area
2,727
Density / Sq Mi
$86,325
Median Household Income
$53,068
Median Earnings
$1,336
Median Rent
$279,100
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Updated multifamily property with two residential sides and an established long-term tenant in place.
Where is this duplex located?
The property is located at 5668 HINTON PLACE Dr Memphis, TN.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 2,954‑square‑foot duplex built in 1971; Two units, each with 2 bedrooms and 1.5 baths; One side occupied by a long‑term tenant
