Neighborhood
Whitehaven
Memphis, Tennessee US
Whitehaven, Memphis, Tennessee has a yield-led investment profile with lower pricing than both the city and state, offset by a higher Red Flag score and weak school-test percentile. Prices are 27% below Memphis and 57% below Tennessee, while gross yield is 7.1% and prices have moved down 4.2% over the past year. The Red Flag score is 62, walkability is 74, and education is in the 5th percentile, making affordability and yield the strengths and risk the main constraint.
AI Summary•Updated May 2026
Area
23.50 mi²
ZIP Code
38116
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
$153,954
YoY-4.2%
Gross Rental Yield
7.1%
Listed rent · ZORI annualized
Red Flag Index
High
62 / 100
Walkability Score
74
OpenStreetMap POI density · national percentile
Education Score
5 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
54
DistrictScore attractiveness · national model
Whitehaven Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent for Whitehaven, Memphis.
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Sign in to view — freeMarket Economics Snapshot
May 2026| Metric | Value | YoY |
|---|---|---|
| Median Sale Price | $153,954 | -4.2% |
| Price / Sq Ft (Verified) | $92/sqft | -14.0% |
| Asking Rent (Median) | $906/mo | +0.1% |
| Gross Rental Yield | 7.1% | — |
| Liquidity Score | 21 / 100 | Low |
| Homes Sold (Period) | 43 | -6.5% |
Is Whitehaven Safe? Natural-Hazard Risk
FEMA National Risk Index composite across eight hazards, plus inherited Tennessee crime context.
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Sign in to view — free What Stands Out AI Insight
Above-average gross rental yield at 7.1%
Highly walkable neighborhood — score 74/100
Active transaction volume — 43 homes sold last period
Earthquake risk is Very High (100/100)
Tornado risk is Very High (100/100)
Insights are generated from Whitehaven's live DistrictScore metrics.
Whitehaven 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
2015–20246.1 µg/m³ Meets EPA, above WHO guideline+5.1% since 2015
EPA 9WHO 5
20152024
Annual mean fine-particle (PM2.5) concentration at the Whitehaven centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 52% of U.S. neighborhoods.
Tennessee Crime Trend
FBI UCR20132024
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; Whitehaven inherits the Tennessee figures.
Radon Potential
EPAZone 3
Zone 3 — Lowest potential · Whitehaven
EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.
Environmental Hazards
EPA / BTSSuperfund (NPL)2.1 kmHigh
Industrial odor7 nearbyVery High
Point-source screening near Whitehaven: 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 Whitehaven
Amenity density and pedestrian access from OpenStreetMap points of interest.
Walkability & Amenities
OpenStreetMap POI74
Very Walkable
Walkability Score
19
Grocery
9
Dining
31
Schools
0
Universities
5
Hospitals
4
Pharmacies
9
Parks
2
Rail Transit
0
Coworking
POI counts are amenities within Whitehaven's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.
Whitehaven vs Memphis vs Tennessee
How Whitehaven benchmarks against its city and state medians.
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Sign in to view — freeBuying 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 & OwnershipApplies 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
Whitehaven Real Estate FAQ
Whitehaven, Memphis, Tennessee has a yield-led profile, but the numbers show a clear trade-off. Prices are 27% below Memphis and 57% below Tennessee, gross yield is 7.1%, and prices have moved down 4.2% over the past year. The Red Flag score is 62.
Neighborhoods near Whitehaven
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