Carrington Estates

Oakland, Tennessee sits on the growing eastern edge of the Memphis metropolitan area and offers investors a cost-efficient entry point with strong access to jobs, infrastructure, and services. Roughly 35 miles east of downtown Memphis via US-64, Oakland provides convenient commuting access to the region’s major employment centers and the broader logistics-healthcare-manufacturing economy that anchors the MSA. Purchase prices remain attractive relative to many suburban peers, and operating costs benefit from Fayette County’s comparatively low property tax burden within the region—factors that improve cash flow and long-term yield potential for single-family rentals.

The city’s location is strategically positioned between two large industrial investments shaping the labor market and supplier ecosystems. To the northeast, Ford and SK On’s BlueOval City complex in Stanton sits roughly 23 miles from Oakland by road, an emerging employment hub that is catalyzing new business activity across West Tennessee. To the southwest, construction is underway on a multibillion-dollar battery-cell plant in Byhalia, Mississippi led by a joint venture between Accelera by Cummins, Daimler Truck, and PACCAR; while initial production timelines have shifted, the project represents significant long-run manufacturing capacity and job creation in the Memphis area’s southern arc. Oakland’s proximity to both corridors strengthens its case as a practical base for residents working across the MSA and supports durable renter demand over time.

Local fundamentals in Oakland point to steady growth. The town’s population has expanded meaningfully since 2020, with current estimates above eleven thousand residents. Newer subdivisions and recent construction supply the kind of maintenance-efficient housing product that performs well in rental portfolios: modern layouts, energy-saving systems, and durable finishes that help reduce long-term operating expenses. Access to everyday amenities is straightforward along US-64 and Goodman Road/State Route 385 connections into the core, while healthcare, retail, and services are available within short drives in Fayette and adjacent Shelby and Tipton counties.

Public services and recreation add to market stability. Fayette County Public Schools operates the district serving this area, with multiple elementary schools, junior highs, and a high school, and the City of Oakland Parks and Recreation Department maintains programmed facilities and community parks used throughout the year. The Fair Oaks Golf Club sits within the city limits and draws steady local play and outings, a small but notable amenity that complements nearby trails and open space. These features contribute to neighborhood continuity and support consistent leasing performance for quality single-family homes.

For investors, the thesis is straightforward: Oakland pairs favorable acquisition basis and efficient operating costs with direct access to a diversified regional job base and major new industrial investment on both sides of the state line. Its position along the Memphis growth corridor, comparatively low local tax burden, and supply of modern single-family housing provide the ingredients for reliable occupancy, competitive rent-to-price ratios, and long-horizon appreciation tied to wage growth rather than speculation. As part of a Memphis-area portfolio strategy focused on durable, Class A rental product, Oakland offers clear fundamentals and execution simplicity that align with long-term performance objectives.

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