Housing market/Tennessee/ZIP 38116
ZIP 38116 Memphis, Tennessee
Memphis, TN-MS-AR HUD Metro FMR Area · Tennessee. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 38116 · TN — sent to you.
ZIP 38116 · TN
ACS rent vs 2BR SAFMR
ZIP 38116 — Memphis, TN HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 38116
- 1-unit detached8,67546.9%
- 1-unit attached1,0975.9%
- 2–4 units3,03816.4%
- 5–49 units4,88726.4%
- 50+ units4952.7%
- Mobile3221.7%
2–4 unit share 16.4% · 5–49 unit share 26.4% · combined 2–49 42.8%.
Units by bedrooms
Rent burden
- ACS median gross rent $1,035 (all bedrooms, occupied rentals).
- Median contract rent $745.
- Renters paying ≥30% of income 56.9%; ≥50% 32.4%.
- FY2027 2BR SAFMR $1,250 (1.208× ACS median gross rent).
Population
41,393 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +4.1%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 8 projects, 2,210 units.
- HUD project-based assisted MF: 4 properties, 638 assisted units.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 164 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.
Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.
What the data shows
ZIP 38116 56.0% of occupied households are renters; vacancy is 16.9%; ACS median gross rent is $1,035; population increased +4.1% between the 2018 and 2023 ACS vintages; the housing stock includes 3,038 units in 2–4-unit structures and 4,887 units in 5–49-unit structures; 8 LIHTC projects totaling 2,210 units; FY2027 2BR SAFMR is $1,250 versus ACS median gross rent of $1,035. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.
Tennessee research
ZIP 38116 is a Census / HUD profile for Memphis, TN-MS-AR, TN. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 38116 — Memphis, TN HUD Section 8 Payment Standards / SAFMR·Tennessee ZIP directory
Nearby ZIPs in this FMR area
Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Tennessee research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 38116?
ZIP 38116 (Memphis, TN-MS-AR HUD Metro FMR Area) has 41,393 residents, 15,388 households, a renter share of 56.0%, median household income of $44,663, and ACS 2023 median gross rent of $1,035. Vacancy is 16.9%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 38116?
ACS counts 284 units in 2-unit buildings, 2,754 in 3–4 unit buildings, 3,592 in 5–9, 1,061 in 10–19, and 234 in 20–49. Combined 2–49 unit stock is 7,925 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 38116?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,250. See the full schedule and 90–110% payment-standard band on the ZIP 38116 — Memphis, TN HUD Section 8 Payment Standards / SAFMR.
Does this Tennessee ZIP profile include Georgia listings?
No. ZIP 38116 is Census / HUD research for Memphis, TN-MS-AR HUD Metro FMR Area. Jeff Crowe CRE does not list Tennessee property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.