What is the rental yield in Hickory Hill, Memphis, Tennessee?

The gross yield in Hickory Hill, Memphis, Tennessee is 11.2%. That comes with pricing about 29% below the city median and 59% below the state median, plus a price trend over the past year of -0.6%. The Red Flag score is 58, walkability is 70, and education is in the 5th percentile.

What risks should I note in Hickory Hill, Memphis, Tennessee?

Hickory Hill, Memphis, Tennessee has a Red Flag score of 58, and education is in the 5th percentile. Prices declined over the past year by 0.6%, even with a gross yield of 11.2%. Pricing is about 29% below the city median and 59% below the state median.

Neighborhood

Hickory Hill

Memphis, Tennessee US

Hickory Hill, Memphis, Tennessee has a high-yield profile with pricing about 29% below the city median and 59% below the state median. Gross yield is 11.2%, and prices declined over the past year by 0.6%. The neighborhood shows walkability of 70, education in the 5th percentile, and a Red Flag score of 58, so the main strength is the very high yield, while the risk score and low education percentile are notable.

AI Summary•Updated May 2026

Area

28.80 mi²

ZIP Code

38118

County

Shelby County

State

Tennessee

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$134,960

YoY-0.6%

Gross Rental Yield

11.2%

Listed rent · ZORI annualized

Red Flag Index

Moderate

58 / 100

Walkability Score

Very Walkable

OpenStreetMap POI density · national percentile

Education Score

5 / 100

Limited · better than 5% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Good

DistrictScore attractiveness · national model

Hickory Hill Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Hickory Hill, Memphis.

Unlock the Hickory Hill 12-month price trend

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$134,960	-0.6%
Price / Sq Ft (Verified)	$88/sqft	+0.7%
Asking Rent (Median)	$1,255/mo	+2.7%
Gross Rental Yield	11.2%	—
Liquidity Score	25 / 100	Low
Homes Sold (Period)	60	+20.0%

Is Hickory Hill Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Tennessee crime context.

Red Flag Breakdown

58 / 100

Moderate Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Earthquake100Very High

Tornado100Very High

Heat100Very High

Flood40Moderate

Wildfire40Moderate

Hurricane40Moderate

Strong Wind40Moderate

Hail20Low

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Tennessee averaged 26.2 crimes and 5.9 violent per 1,000 residents (-11.8% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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Tract-level hazard heatmap & parcel detail with Pro

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See all eight FEMA hazard scores — free with a DistrictScore account.

What Stands Out AI Insight

Above-average gross rental yield at 11.2%

Highly walkable neighborhood — score 70/100

Active transaction volume — 60 homes sold last period

Earthquake risk is Very High (100/100)

Tornado risk is Very High (100/100)

Insights are generated from Hickory Hill's live DistrictScore metrics.

Hickory Hill Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Tennessee-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

5.9 µg/m³ Meets EPA, above WHO guideline-2.4% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Hickory Hill centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 48% of U.S. neighborhoods.

Tennessee Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	26.2	5.9	-11.8%
2023	30.1	6.4	+2.8%
2022	29.7	6.4	+2.6%
2021	29.3	6.7	-6.4%
2020	31.7	6.7	-2.1%
2019	32.6	6.0	—

Reported at the state level — the finest official US crime aggregation; Hickory Hill inherits the Tennessee figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Hickory Hill

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Industrial odor8 nearbyVery High

Point-source screening near Hickory Hill: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Hickory Hill

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

70

Very Walkable

Walkability Score

24

Grocery

22

Dining

23

Schools

0

Universities

2

Hospitals

4

Pharmacies

9

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Hickory Hill's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Hickory Hill vs Memphis vs Tennessee

How Hickory Hill benchmarks against its city and state medians.

Benchmark vs City & State

Across Hickory Hill, the median sale price sits about 29% below the median for Memphis neighborhoods and about 59% below the statewide median. Gross rental yield is 11.2%, against 7.9% for Memphis neighborhoods and 4.8% statewide. Over the past 12 months, prices fell 0.6%. Transaction liquidity sits in line with the median for Memphis neighborhoods and below the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Hickory Hill	$88/sqft	11.2%	25
Memphis	$125/sqft	7.9%	26
Tennessee	$213/sqft	4.8%	40

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Buying Property in the US as a Foreigner

Federal & Tennessee tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.46% average effective rate (statewide average; set and collected locally).

State Income Tax

No state income tax — rental income is not taxed at the state level.

State Capital Gains

No state capital gains tax.

Transfer Tax

Real estate transfer tax: 0.37%.

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents6

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Tennessee property-tax guidance for foreign buyers

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Hickory Hill Real Estate FAQ

Hickory Hill, Memphis, Tennessee has a high-yield profile. Pricing is about 29% below the city median and 59% below the state median, gross yield is 11.2%, and prices declined over the past year by 0.6%. Walkability is 70, education is in the 5th percentile, and the Red Flag score is 58.

Neighborhoods near Hickory Hill

Compare Hickory Hill with nearby neighborhoods in Memphis.

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