Read rents honestly: asking is not achieved
The rent number that matters is what homes actually leased for, not what they are asking. A listing asking $1,600 that has sat for 40 days is not a $1,600 comp, it is evidence of a $1,500 unit priced wrong. Days on market is the tell.
When we show a rent range we weight it toward what filled and how fast, and we show the sample size so you know whether a number rests on 30 comps or 3. A confident number on a thin sample is the most common way market data lies.
The tools, and what each one answers
The rental analysis tool answers "what should this earn?" with a real comp set, long-term and short-term. The rent calculator gives a quick starting range for a long-term lease. The crime map and the area pages give the location context that moves rent and resident quality. The property tax checker pulls the county assessment and flags when it looks high enough to appeal.
Each tool draws from the same sources we underwrite our own purchases on, so the number you see is the number we would act on.
On cap rates, a deliberate caution
You will see cap-rate maps all over the internet. We treat a single neighborhood cap rate as a starting question, not an answer, because it is built by dividing a thin, noisy rent sample by a median sale price that flips and non-arms-length transfers quietly contaminate. The inputs are often weaker than the confident decimal suggests.
So we lead with the raw, checkable pieces (real rents, real assessments, real comp counts) and let you build the return from inputs you can verify. If a number cannot survive being questioned, it should not drive a six-figure decision.
Where the numbers come from
Rents come from live, recent comps across the metro. Assessments and parcel data come from Shelby County records. Short-term figures come from real booking comps over the trailing 12 months. Nothing here is an LLM guess or a stale automated estimate.
That sourcing is the point. Every figure on this site is meant to be one you can trace and defend, which is exactly the standard we hold our own underwriting to.