Duplex with Fenced
For Sale
$300,000
5659 HINTON Pl, Memphis, TN 38119
Duplexes, Traditional, Memphis, TN
Property Size2,496 SF
Price / SF$120.19
Days on Market96
Property Features for 5659 HINTON Pl
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
4
Full bathrooms
2
Half bathrooms
2
Rooms
Bedroom 1, Bathroom 3, Bathroom 4, Bathroom 1, Bedroom 4, Bedroom 2, Bathroom 2, Bedroom 3
Subdivision
YORKSHIRE VIEW
Standard status
Active
Size
2,496 SF
Taxes and HOA fees
Tax Annual Amount
3247
Amenities
fenced backyard
Building Details
Year built
1970
Architectural style
Other
Listing Agency:
Heritage Homes Co.
(901) 755-2000
Listed By:
Chad Woelke
(901) 848-0009
Added: Jun 12
Changed: Sep 12
Last Checked: Sep 15 at 6:06AM
MLS# 10223875
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.
Built in 1970, this 2,496-square-foot duplex contains two 2-bedroom, 1.5-bath units. The vacant unit has an updated kitchen, fresh interior paint, and new bedroom carpeting, while the second unit is occupied under a month-to-month tenancy. Both residences share a fenced backyard.
The property is located at 5659 Hinton Pl in Memphis, within ZIP Code 38119. Shopping, dining, and major commuter routes are identified in the surrounding area. The combination of an available unit and an occupied unit provides flexibility for an owner-occupant or continued rental operation.
The property is located at 5659 Hinton Pl in Memphis, within ZIP Code 38119. Shopping, dining, and major commuter routes are identified in the surrounding area. The combination of an available unit and an occupied unit provides flexibility for an owner-occupant or continued rental operation.
Key Highlights
- 2,496‑square‑foot duplex built in 1970
- Two 2‑bedroom, 1.5‑bath units
- Vacant unit with updated kitchen, fresh paint, and new bedroom carpet
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
$21,050
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
7.02%
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%
$421,000
$421.0K
Cap Rate 7%
$300,714
$300.7K
Cap Rate 9%
$233,889
$233.9K
Market Conditions
NOI Build-Up for 2,496 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
$32.0K $12.84/SF
− Vacancy
−$2.0K −$0.79/SF
EGI
$30.1K $12.05/SF
− OpEx
−$9.0K −$3.61/SF
NOI
$21.0K $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%
$421,000
Cap Rate 7%
$300,714
Cap Rate 9%
$233,889
Alternative Uses
Best Use
Multifamily LT 5
$300.7K
$263.1K – $350.8K
NOI $21,050 @ 7.0% cap · market cap 7.02%
Second Best
Apartment 5plus
$266.2K
$233.0K – $310.6K
NOI $18,637 @ 7.0% cap · market cap 6.21%
Theoretical Best
Office A
$737.7K
$645.5K – $860.6K
NOI $51,637 @ 7.0% cap · market cap 17.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
274
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units include one refreshed space and one occupied on a month-to-month tenancy.
Where is this duplex located?
The property is located at 5659 HINTON Pl Memphis, TN.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: 2,496‑square‑foot duplex built in 1970; Two 2‑bedroom, 1.5‑bath units; Vacant unit with updated kitchen, fresh paint, and new bedroom carpet
