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Oakland, TN 38060 For Sale
10 Hughetta Street North
Oakland,
TN
38060
💰 $409,000
🛏️ 5 Bedrooms
🛁 3 Baths
🏠 2217 SF
🔨 Built in 2024
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📊 Pro Forma
🖨 Brochure
📸 Photos
📋 Features
Plat Map
📐 Floor plan
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Property Description

Turnkey Rental Start earning rental income immediately. This turnkey property will be move-in ready for tenants the day you close escrow. Our local property management team will take care of everything for you. | New Construction This is a brand new home that has never been lived in. New construction homes typically have the highest overall ROI of any single-family rental property. | Build-to-Rent Meridian's build-to-rent properties are designed to attract and retain long-term tenants. We use durable materials, modern amenities, and open floor plans. | Class A Property This property is rated Class A. It is a top-tier property in a desirable neighborhood, featuring premium construction, modern finishes, and strong rental demand—ideal for stable appreciation and high-quality tenants.

This is the kind of opportunity serious real estate investors are looking for—strong projected returns, rising rental demand, and long-term appreciation in a stable, business-friendly market.

Located just 35 miles east of Memphis in Oakland, TN, this property sits in one of the fastest-growing towns in the Memphis MSA. With a median household income of $88,078 and a cost of living index of 88.2, Oakland offers affordability and upside. Property taxes in Fayette County are among the lowest in the region, helping you maximize net operating income. Combine that with new construction quality and the Memphis market’s proven resilience, and you have a recipe for long-term portfolio success.

Why This Property Stands Out:

Investor-Friendly Location — Strong population growth, proximity to major employers, and thriving retail centers create consistent rental demand.

Turnkey Advantage — New construction with modern finishes, energy efficiency, and builder warranties translates to fewer maintenance headaches and lower ownership costs.

Cash Flow + Appreciation — With rental demand rising and Memphis home prices projected to continue climbing, this asset delivers on both income and equity growth.

Inside, the home features 5 bedrooms and 3 bathrooms across 2,217 square feet of open-concept living space. It’s built using The Dove floor plan, popular with renters for its smart layout and flexibility. The main level includes a bright family room with an electric fireplace, a stylish kitchen with granite countertops and white shaker cabinetry, and a spacious primary suite with dual walk-in closets. Upstairs, a bonus room and private guest quarters provide added versatility for tenants.

This home is located in Carrington Estates, a quiet, well-maintained community known for quality construction and neighborhood appeal. It's a top choice for families and professionals looking to rent in Oakland’s expanding market.

Looking for a stable, income-producing rental that’s ready to perform? This property checks every box. Contact us today to explore available incentives, financing options, and how our turnkey process makes out-of-state investing easy.

Features + Upgrades

LVP flooring in common areas
Carpet or LVP (upgrade) in the primary bedroom
Carpet in the secondary bedrooms
Ceramic tile in Premier primary bathrooms
LVP flooring in secondary bathrooms
Flat paint
Ceramic tile backsplashes in Premier kitchens
Granite or quartz (upgrade) countertops
Cultured marble bathroom countertops
9' or 10' ceilings
Designer Lighting Package
Stainless steel dishwasher, microwave, gas range (Premier) or electric range (Select)
Gas (Premier) or electric (Select) fireplace with modern mantle

📋

View List of Included Features

Incentives for Investors

💰 Up to $20,000 in Incentives
💰 Apply towards the purchase price, closing costs, home upgrades, and/or property management services through our Investor Incentive Program.
🏅 Rent Warranty
🏅 Enjoy immediate rental income from Day 1 with our rent warranty, covering the first lease term (18-24 months).
🏡 Property Upgrades
🏡 Enhance your investment with premium features such as 2” faux wood blinds, a 6-foot privacy fence, and a stainless steel refrigerator.
💵 First Tenant is Free
💵 We’ll waive the first lease-up fee and find your first tenant at no cost—equivalent to one month’s rent in savings.
✈️ Free Trip to Memphis
✈️ Pre-qualify for our Investor Exploration Program and receive complimentary airfare, lodging, property tours, and meals for you and a guest.
Limited time offer. Call (901) 300-2260 to lock in your savings.
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Brian Conlon, Director of Business

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📊 Investment Overview

Buy this property for $409,000 and earn $2,400 per month in estimated rent.

Initial Investment
Purchase Price:
$380,000
Down Payment (30%):
$150,000
Closing Costs & Fees:
$6,000
Total Cash Investment:
$156,000
Financing Details
Loan Amount (70%):
$300,000
Mortgage Rate:
6.25%
Monthly Mortgage Payment:
$2400
Annual Expenses
Mortgage Payment (P&I):
$22,000
Property Taxes:
$1579.50
Insurance Premium:
$725
HOA Fees:
$200
Total Annual Expenses:
$27,000
Projected Income
Estimated Monthly Rent:
$2,600
Estimated Annual Rent:
$36,000
Annual Rent - Annual Expenses:
$6,000
Metrics & ROI
10-Year Internal Rate of Return:
11.9%
10-Year Avg. Cash-On-Cash ROI:
3.9%
Cash-On-Cash ROI + Debt Paydown ROI:
7.4%
Capitalization Rate (First Year):
5.9%
Economic Assumptions
Year:
Y1
Y2
Y3
Y4
Y5
Y6
Y7
Y8
Y9
Y10
Vacancy Rate (% of GSI):
0%
5%
5%
5%
5%
5%
5%
5%
5%
5%
Maintenance Rate (% of GOI):
2%
3%
4%
5%
5%
5%
5%
5%
5%
5%
Property Mgmt Rate (% of GOI):
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
Property Appreciation Rate:
4%
4%
4%
4%
4%
4%
4%
4%
4%
4%
Rent Appreciation Rate:
3.5%
3.5%
3.5%
3.5%
3.5%
3.5%
3.5%
3.5%
3.5%
3.5%
Expense Inflation Rate:
3%
3%
3%
3%
3%
3%
3%
3%
3%
3%
Sales Cost Rate (% of Price):
-
-
-
-
-
-
-
-
-
7%
Vacancy Rate (% of GSI):
0%
5%
5%
5%
5%
5%
5%
5%
5%
5%
Maintenance Rate (% of GOI):
2%
3%
4%
5%
5%
5%
5%
5%
5%
5%
Property Mgmt Rate (% of GOI):
10%
10%
10%
10%
10%
10%
10%
10%
10%
10%
Property Appreciation Rate:
4%
4%
4%
4%
4%
4%
4%
4%
4%
4%
Rent Appreciation Rate:
3.5%
3.5%
3.5%
3.5%
3.5%
3.5%
3.5%
3.5%
3.5%
3.5%
Expense Inflation Rate:
3%
3%
3%
3%
3%
3%
3%
3%
3%
3%
Sales Cost Rate (% of Price):
-
-
-
-
-
-
-
-
-
7%
INITIAL INVESTMENT
?
Enter Purchase Price of the property. If you are financing the property, enter the Down Payment percentage here. For most investors, it’s usually a number between 20-30%. For a cash purchase, enter 100%. Next, enter the Closing Costs & Fees. If you are working with a lender, she can give you a good faith estimate for this line item.
Purchase Price
$ 
Closing Costs & Fees
$ 
Down Payment
=
50%
Mortgage Rate (30 Yr Fixed)
50%
INCOME AND EXPENSES
?
Enter the Monthly Rent, Annual Property Tax and Annual Insurance Premium amounts here. The tax information is available on most county property tax websites. The insurance information is available from the insurance company. It is important to research whether or not the property is located in a homeowner’s association that carries Homeowner’s Association (HOA) fees. If so, enter the annual amount.
Monthly Rent*
$ 
Annual Property Tax
$ 
Annual Insurance Premium
$ 
Annual HOA Fees
$ 
ECONOMIC ASSUMPTIONS
?
In this section, you need to make some assumptions about the property as indicated to the right. Vacancy Rate: Percentage of Gross Scheduled Income (GSI) or total annual rents possible per year. Maintenance Rate: Percentage of Gross Operating Income (GOI), or the income the property receives after accounting for vacancy. Property Management Rate: Percentage of GOI, the amount of rents actually collected by the property manager. Property Appreciation Rate: Your expectation of how the property value will appreciate. Expense Inflation Rate: The general economic inflation percentage rate. Sales Costs: Costs associated with selling property when it is finally sold, including sales commissions and closing costs. This is a one-time expense.
Vacancy Rate (% of GSI)
% Advanced +
Year 1%
Year 2%
Year 3%
Year 4%
Year 5%
Year 6%
Year 7%
Year 8%
Year 9%
Year 10%
Maintenance Rate (% of GOI)
% Advanced +
Year 1%
Year 2%
Year 3%
Year 4%
Year 5%
Year 6%
Year 7%
Year 8%
Year 9%
Year 10%
Property Mgmt Rate (% of GOI)
% Advanced +
Year 1%
Year 2%
Year 3%
Year 4%
Year 5%
Year 6%
Year 7%
Year 8%
Year 9%
Year 10%
Property Appreciation Rate
% Advanced +
Year 1%
Year 2%
Year 3%
Year 4%
Year 5%
Year 6%
Year 7%
Year 8%
Year 9%
Year 10%
Rent Appreciation Rate
% Advanced +
Year 1%
Year 2%
Year 3%
Year 4%
Year5%
Year 6%
Year 7%
Year 8%
Year 9%
Year 10%
Expense Inflation Rate
% Advanced +
Year 1%
Year 2%
Year 3%
Year 4%
Year 5%
Year 6%
Year 7%
Year 8%
Year 9%
Year 10%
Sales Cost Rate (% of Price)
%
INVESTMENT AND DEBT SERVICE CALCULATIONS
?
Investment and debt service calculations: Based on the data entered above, the investor’s total cash investment, and the monthly and annual debt service is calculated here.
Property Purchase Price
Down Payment
Closing Costs & Fees
Total Cash Investment
DEBT SERVICE SUMMARY
?
Investment and debt service calculations: Based on the data entered above, the investor’s total cash investment, and the monthly and annual debt service is calculated here.
Amount Financed
Debt Service (P&I), Monthly
Debt Service (P&I), Annual
KEY FINANCIAL RATIOS (RETURN ON INVESTMENT)
?
Key Financial Ratios are calculated as 10-year averages to the right based on the data entered above. 10-Year Average Cash on Cash ROI – ten year average of cash on cash (CoC) return. Cash-On-Cash ROI + Debt Pay Down – this is the combined return of the debt pay down and the cash on cash return. 10-Year Average Capitalization Rate – 10 year average of annual Net Operating Income of the property divided by its purchase price. This is the approximate annual CoC return for an all-cash purchase. 10-Year Internal Rate of Return (IRR) – the annual return accounting for the amount invested, cash flow earned through rents, pay down of the mortgage loan, and appreciation realized from the sale of the property. IRR is an overall return on investment metric that accounts for the amount and timing of all cash flows disbursed and received each year.
10-Year Average Cash-On-Cash ROI
Avg 10-Year CoC
Cash-On-Cash ROI + Debt Paydown ROI
Avg 10-Year CoC + Debt Paydown ROI, Excl. Appreciation
Capitalization Rate (First Year)
First Year Net Operating Income ÷ Purchase Price
10-Year Internal Rate of Return
IRR per Year
✏️ Customize the Pro Forma

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About These Calculations

All numbers are estimates for illustration only and not guaranteed. Actual performance, pricing, and rent may vary. This is not a commitment to sell or invest. Please consult your financial advisor. We expect the rent to be within $50 of the estimated rent. Meridian helps to protect the rental income for our investors through our rent warranty program.

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Invest in

Oakland

Properties / Tennessee / Oakland / Carrington Estates / 10 Hughetta Street North
  • Located in Fayette County, this area has some of the lowest property taxes in all of the Memphis region.
  • A perfect location for commuting professionals. Oakland is just 35 miles east of downtown Memphis and sits equidistant from Ford/SK On's Blue Oval City in Stanton, Tenn. and the recently announced EV truck battery plant in Byhalia, Mississippi.
  • Fayette County Public Schools includes four elementary schools, two junior high schools, and one high school and serves over 3,000 students in local community public schools.
  • The city’s Parks and Recreation department maintains beautiful community parks and offers programming for children and adults. The Fair Oaks Golf Club is close by for those who enjoy hitting the links.
    • 🏡 Subdivision - Carrington Estates
    • 📌 Lot 1
    • 🌳16977 SF Lot
    • 📐 Floor Plan - Dove Front Load E - 1548E
    • 🇺🇸 County - Fayette
    🏦
    $1,595 Annual Property Tax
    📬
    $200 Annual HOA Fees

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