Contemporary Two-Unit
For Sale
$460,000
339 MARIANNA St, Memphis, TN 38111
Duplexes, Contemporary, Memphis, TN
Property Size2,738 SF
Price / SF$168.01
Days on Market430
Property Features for 339 MARIANNA St
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Bedroom 3, Bathroom 2, Bathroom 3, Bathroom 1, Bathroom 4, Bedroom 4, Bedroom 1, Bedroom 2
Subdivision
HI-16
Standard status
Active
Size
2,738 SF
Taxes and HOA fees
Tax Annual Amount
1265
Building Details
Year built
1964
Architectural style
Contemporary
Listing Agency:
Weichert, REALTORS-BenchMark
(901) 202-2000
Listed By:
Bobbie Wright
(901) 299-6819
Added: Jul 2, 2025
Changed: Sep 3
Last Checked: Sep 4 at 6:06PM
MLS# 10200450
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 contemporary duplex contains 2,738 square feet arranged as two residential units, with each side offering two bedrooms and one and a half bathrooms. The property was built in 1964 and has received a new roof, fence, hot water heater, and windows. Rear parking serves the building, while current occupancy is 100%.
The property is located at 339 Marianna St in Memphis, near Chickasaw Garden Park and positioned between Christian Brothers University and the University of Memphis. Marianna is identified as a non-through street with Neighborhood Watch coverage. The configuration supports consideration by an owner-occupant, extended-family user, or investor.
The property is located at 339 Marianna St in Memphis, near Chickasaw Garden Park and positioned between Christian Brothers University and the University of Memphis. Marianna is identified as a non-through street with Neighborhood Watch coverage. The configuration supports consideration by an owner-occupant, extended-family user, or investor.
Key Highlights
- Two‑unit duplex with 2,738 square feet
- Each unit includes 2 BR/1.5 BA
- 100% occupied
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
$23,091
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
5.02%
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%
$461,820
$461.8K
Cap Rate 7%
$329,871
$329.9K
Cap Rate 9%
$256,567
$256.6K
Market Conditions
NOI Build-Up for 2,738 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
$35.2K $12.84/SF
− Vacancy
−$2.2K −$0.79/SF
EGI
$33.0K $12.05/SF
− OpEx
−$9.9K −$3.61/SF
NOI
$23.1K $8.43/SF
Area
Memphis, TN
Vacancy
6.17%
Lease Rate
$12.84 /SF/Yr
Expense Ratio
30.00%
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%
$461,820
Cap Rate 7%
$329,871
Cap Rate 9%
$256,567
Alternative Uses
Best Use
Multifamily LT 5
$329.9K
$288.6K – $384.9K
NOI $23,091 @ 7.0% cap · market cap 5.02%
Second Best
Apartment 5plus
$292.1K
$255.6K – $340.7K
NOI $20,444 @ 7.0% cap · market cap 4.44%
Theoretical Best
Office A
$809.2K
$708.1K – $944.1K
NOI $56,644 @ 7.0% cap · market cap 12.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
352
Businesses Nearby
Explore this area
Business Placement
Demographics for 38111, TN
40,533
Population
20,084
Households
2
Avg Household Size
34
Median Age
38%
College-Educated
89%
High-School Grad
9.8 sq mi
ZIP Area
4,136
Density / Sq Mi
$52,806
Median Household Income
$33,449
Median Earnings
$1,077
Median Rent
$165,200
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 - Recent roof, fence, water heater, and window replacements accompany full occupancy.
Where is this duplex located?
The property is located at 339 MARIANNA St Memphis, TN.
What is the asking price?
The asking price for this property is $460,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,738 square feet; Each unit includes 2 BR/1.5 BA; 100% occupied
