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[Music] part three of the Memphis zip code kind of breakdown that we've been doing so Dan welcome the show good morning Dan Butler is one of our co-founders and CEO of crest quill real tees he is a regular contributor if not just flat-out part of the show now we've been doing this for a good bit so we're happy to have him in here this morning again so let's let's get in I mean we'll dive right into it we never usually waste a whole lot of time here at the beginning man the first two shows were great right I mean we've we've covered all of North Memphis which would include three eight one to seven we went over to three eight one to eight just a quick recap here three one to eight we covered all three Bartlett zip codes three eight one three three three four and three five we covered Arlington we touched a tad on the Oakland area out there that's that's mainly the 1% more of a residential area so we touched on that then we came around we covered Cordova three eight zero one six and one eight and then we got into a three eight one one one which is around now that's what we're getting to today yeah we're getting that today so then we got we went south and did whitehaven three eight one one six you know one one eight high and one one five so today we're going to wrap it up with the rest of them we're gonna start off over down in part of whitehaven three 109 it's part of way daven there's two zip codes I guess you know the white haven covers part of three 109 is in Whitehaven and three eight one one six is all of Whitehaven mm-hmm so let me give you the stats on three 109 and then we'll dive into this I've got some interesting this is an interesting yeah I've got some interesting stuff for this one um number of home sales now all these stats I'm giving you guys are from Chandler reports Chandler reports calm you can go to that website and find all this information it is a pay site but it's not expensive at all and this data and this information is extremely and reports for providing this to us and you can go to Chandler reports com2 get it three eight 109 this is all this data is from January the 1st to July 31st of this year that we're going to give you today the number of home sales in 3 8 109 is 394 it's down 5 percent from 2018 the average home sales price is 57 thousand 400 that's up 2606 see that this is gets this interest it's the highest one all right that's the highest percentage jump up we've seen yet yeah lowest sales price is 3000 that's probably a burnout or something like that highest sales price 240,000 a number of investor purchases was 271 69% of the sales in the zip code average investor sales price is 48,000 and average tax appraisal value of investor sales price is 47,000 197 so what are you I'm gonna let you go first cuz I want to hear you what what what because out is because this zip code is is hot for a lot of reason a lot of reasons yeah just yeah just kind of was a sleepy little area for four years you know we've had two houses down there 10 plus years just from the bank foreclosures and all that we were there by accident if you will right actually was drove down there last week you then I looked at a car wash there 20 years ago when I first moved I was thought I was gonna be the car wash business and so it's that corridor 61 yep third Street yep you know Westwood Westwood you know just cuts it right down them you know the middle the middle the road to Tunica the road of Tunica yep got a lot I mean it's got a lot of stores you know a lot of Shelby County government type you know if you can find DMV type places you know places to get tags and I mean so it's a the mayor used to live down there well Harrington yeah he might still be down there he goes every night the big crazy yeah but it's he yeah Westwood 3 8 109 61 splits it yeah it was good to be down there last week to were just remind me of what we're going to talk about today you know just the divide of 61 that is more so I guess Frazier's a little like this but this zip code is more that divided I guess is more is stronger than any other zip code I mean there's no other scenario where the street just completely divides it because what I'm what I and what I mean by that is mainstream yes so 61 comes down anything west of highway 61 we've generally told people to steer clear of yeah I mean within and and it's I hate generalities you know I've always hated that so do you mean within a few blocks of 61 because you can just look at the map I mean the map you can just totally see once you go over it just tapers off and now y'all got is you know wetlands and the river yep so the closer you're getting towards that River there's just no industry there's no stores there's just no activities no no police yeah it's just kind of a sleepy area so from an investor standpoint it's just tough you know the further west you go from 61 sleepy and Memphis means Cockrum yeah just a lot of idle time yeah a lot of people just that have nothing else to do but to look for you know trouble in trouble and and that kind of thing so that's that's that's the biggest concern it's just the trouble and you know yeah you know it yeah so I mean but one or two blocks three blocks from six do you want to think you're fine I think you're okay if you find the right one and you're only one block or two blocks I think you're right but man if you start half a mile down and then go left to right or go further deep up you know like one of those four-way stops down through there yeah you're just you're just gonna ask for you know you no longer vacancies you're gonna be hard-pressed to find some white it's gonna qualify more vandalism more vandalism that's a that's a great point what you just said there's not gonna be many people they're gonna want to live over there right so the people that want to live over there or or apply to live over there might not have the right credit or the right resources or you know the qualifications to get over there but you allow them to get there and that's what causes a whole lot of these issues so yeah anything west of there I try to stay clear of if you're right up against highway 61 maybe you're okay now if you go east of Highway 61 it's amazing that it flips over to a desirable area and good properties three-bedroom homes are mainly brick and what we're finding are a bunch of wholesalers and investors that are going in buying the properties cheap rehabbing them cleaning them up and flipping them over as you know for the 1% rule so we're seeing a big which is why you know explains the 26% jump and value in just seven months from from all of last year's so at three at 1:09 zip code if you can find something east of 3/8 of highway 61 I think you're safe yeah you generally agree with that yeah closer to three it's closer to Elvis Presley Boulevard better that's right but I think I think if you if you're east of that of 61 I think you're okay it's just yeah it's just better yeah you know it's just it's just more activity it's it's getting towards whitehaven mm-hmm and again not to say that West is bad or just totally stay away just you know just be prepared you know tweak your numbers a little bit more to match that conservative yeah more conservative in your numbers your vacancies you know potentially gonna be little bit higher you know you're basing bad debt collection rates and we little slower potentially and then just you know the leasing might take a little longer to find so in in the past three 109s minutes of code we didn't go to we said stay away from you know and that has carried over I think to some investors still and they don't realize that part of that three at 1:09 zip code is whitehaven and the closer you get or over there to it the better these houses are gonna get so I mean not I have no issue I got a three house package right now that I'm gonna send out today that in three at 1:09 yeah I know is it a good area and we shouldn't have a hard time selling it so I'm I'm excited about that area and what's coming up and we you know yeah I love that you know our friends like rich and Terry and Memphis cash flow guys like that I mean they're putting in millions of dollars literally when you start summing up I mean with it what is it investor purchase was two hundred seventy one out of three ninety four just so 271 if he just spent ten thousand bucks oh yeah it's all three million dollars of improvements to that area you know me like that's what people need to need to hear and we could see a transformation from that West Side you know what I mean like absolutely just just from investors taking that chance so so don't hear what we're not saying I guess what I would say is just know you know when I was down there you could just see some of our investor friends that are really investing in down there and just seeing a difference in the property they're excited about it yeah I mean they're like they're like you know there's a really excited about the potential and what's and what's going on in that zip codes yeah I just thought yeah to your point it's been a little extra time on this one because it's up 26 percent so what I just wanted to about the spending three million plus dollars in that area that's huge yeah that was not gonna if investors didn't go do that this would you know it's interesting from a city government you know investor you know we got another meeting with the city about in a renter registries coming up here soon but you know just that balance of yeah here you're saying like we won't homeownership totally agree but where else you're gonna find the ability to put you know three four million bucks into one zip code really quickly and increase the values and that's going to increase the property tax you know I hate to say it because I don't want that right Vermont atrocities consequence was coming that's just part of it which then also means rents are going up that's right so which means quite frankly that that's what I'm thinking like some of those areas could just start changing more more because we are pushing the rents up I'm having to do you know analysis through Zillow Renta meter our own database I'm finding that you know in most zip codes and specifically this one rents are going up you know are they yeah I mean it's 25 50 bucks you know you're staying you know there's three one one eighths clump prime example I had one when my personal ones came up off tonight Arnold Perkins it's good and they have had the same tenants in there for ten years and they just moved out and so the rinse you know $150 more than what they were paying I didn't keep I didn't connect I did not keep up with the market but I'm glad I looked at it before we put it back on the market you know so there's no Elektra money and get it sure so anyway because okay great zip code three 109 you guys have any questions about any of these as we're going along feel free to post them on the post them on the Facebook live feed or you can email me Dean at krusk or calm and I'll be happy to answer them number two today we're gonna shift over a little bit east still say still stay south say that three times fast yeah stay south still over in the eastern southeast Shelby County we're gonna do three at one twenty five and three eight one four one so let's start with three one well start with three one two five it's the furthest East I'll tell you a little bit about this let me give you the stats and then I'll tell you about this up I've done a lot of work in the zip code but the number of home sales is 299 that's down 18 percent from 2018 average home sales price is 205 two hundred five thousand that's up eight percent low was home sales price is ten thousand and the Haas is eight hundred and fifty five thousand which that's probably bleeding into Germantown right there yeah a number of investor purchases is ninety nine that's thirty three percent of the sales in the zip the average investor price is one hundred and sixty one thousand it's gonna be a whole lot of hedge funds and average tax appraisal value is 146 I back when I started in real estate in 2003 I opened up or not opened up but I sat in on a community new construction community buckingham farms and that's a huge subdivision over there and sold many many many many many homes in that area so I'm very familiar with this area one my family is down there golf for school yesterday in that area so which one Irene wind Ike yeah window it's one Street up but yeah north but yeah so wind Ike is right in that area Forest Hill I wrote for still Irene has a golf place over there golf course so the zip code if over the years has developed these are all newer homes are gonna be nineteen kind of 95 and newer you know they're gonna be three bedrooms and two baths it's going to be more of a residential areas you can see there's only a third of the of the sales or investor purchases um very close to three highway 385 so you can get into the city quickly you know you're five minutes from all the branch so you can do down into Memphis mm into Mississippi as quick as you want it's a little it's all in the but it's borders yeah you go so homes is south so Winchester is and then below there is Shelby Drive and then below that is homes and then State Line Road and that's okay goes to state line it goes all the way to State Line Road so you've got some pretty good housing opportunities in 3 1 to 5 I mean you saw the highest sales price was 855 I mean I know exactly where that's probably right off of Shelby Drive you know towards Forest Hill it's interesting there's still some land down there plenty land that could definitely develop on three one five mm-hmm or they're sitting there are some opportunities in three one two five for you this is a little bit more than 1% rule you're gonna have some FedEx employees here that live in this area but the housing and I think they're probably still building some new construction stuff down there so three one to five solid area 1% rule you might occasionally find something a little better but I doubt it cuz you're right in this average investor prices 161 so I'm completely comfortable with three one to five if you've find something that's a deal there I've got no problem at all with saying hey you're gonna get a good quality tenant probably dual incomes in the household which is a you know a lot of people ask me why I say that but you gotta think about it if if mom and dad are working and somebody gets laid off or fired or whatever you still got that other income to help pay the rent so right um that you typically find that dual income in three one two five any comments or anything you know you own anything once you file maybe one really not much no it's just haven't had the opportunity down there and it you know the bill are what you bother yeah it's just been hire I mean but it's billed to rent is it's written all over this this area yeah in my opinion I mean I think that's you know it's where hedge funds or bonds or the hedge funds at volatile times so we don't see I mean what do you see with your investors I mean some some people very spend on it most people live here yeah it's not really tenant based area right so for investors purposes though that's a good thing you know if you if you find an opportunity down there know that you're going to have a higher priority pride higher ownership pride then you would in some other areas so I don't have any issue with three one two five at all and probably found a nugget here and they're fixing flip you know I guarantee you can find the appreciation and yeah all that stuff so yeah absolutely alright number three let's go we're gonna move a little west of three one to five and go to three eight one four one mmm-hmm I'm gonna give you the stats on three or four one the number of home sales is two hundred and seventy one that's down 1% from 18 so that the zip codes holding pretty steady average home sales price is 105 thousand that's up 10 percent from 2018 how many how many zip codes I don't know maybe we can do this during the break did we see double digits appreciation almost all of them yeah lowest sales price was seventeen thousand 825 the highest sales price was one hundred and ninety thousand number investor purchases is 162 that's sixty percent of the zip code average investor price was ninety-three thousand and the average tax appraisal value of investor sales was seventy nine thousand five forty three this one has turnkey written all over it all over it I think this is one of the favorites of the turnkey yeah it's it's three 141 is is like I said just west of one to five so if you're heading down Germantown extended right into that area into Ross Road and into some of those that that neighborhood right there and you can go down Shelby Drive west and it continues there you go over to I think it's Kirby is Kirby park away too far dan is that one one five Ross Road Crumpler Hickory Hill I think where is Kirby that's too far - I think it's too far how did you go to state line Hickory Hills what I was trying to think about yeah it does go all the way to state line Hickory Hill and those areas there so what you find here is the same type of thing now what in three one to five some of the differences and three one to five Riverdale yeah Riverdance Road I was trying to think of Riverdale splits it cut in half in three one two five you're generally gonna get more two-car garages and three at one for one you can find some homes with no garage a carport it's a little bit lower you know as you saw in the numbers a little bit lower valued area but as you did mentioned in it's got turnkey written all over it because these guys can buy these things for forty or fifty grand they can put thirty or forty into them and sell them for a hundred and ten and those are a thousand eleven hundred rentals so and those numbers actually speak in our average investor price of ninety three thousand so three eight one four ones is solid rental area i've got no issue with three one four one either you could definitely find some good pricing and some good deals down there strong tenant base fedex again is gonna be a big player in the zip code because it's so close to the airport yeah and anything we own that we bought during the downturn you know those stay in our positive range as far as like you know we we make money on those yeah you know there's of course we've named our lesson several days a weeks that we don't but yeah this is definitely one we you know just solid just it's just consistent yeah you know and if you look at the southwest corner this is what's interesting about this one it's got industry are there as well that's warehouses that's why it's so it looks like it's first i was like what's going on here but that's because all the you know the warehouse system is coming down into that state line area huge where else you know to feed into fedex and that kind of stuff so when you get kind of Crumpler and down southwest corner mm-hm you just its warehouse city and some small manufacturing and that kind of stuff but which for an investor purposes that's just great that's things were that people want to live and where they want to be yep that's right that's great i don't have any issue with three one four one guys again if you have questions shoot me an email dean at cross core calm on these three one one one this is probably the most diverse and mixed ZIP code in the city and the biggest and the biggest you're gonna find three to four and five million dollar homes in the zip code and you're also gonna find some $10,000 shopping houses yeah I have a few of those you do what the three million dollar one happy Alice yeah let me give you the stats and then we'll kind of explain a number of home sales is six hundred and fifty one that's up five percent I mean 651 home sales that's probably the highest of any zip code we've covered average home sales price is 157,000 up 21% from 2018 don't let this confuse you though we'll break it down in just a second lowest sales price is two thousand hostiles price is 1.4 million that doesn't tell you what's going on in the zip code number investor purchases three hundred and fifty that's 52 percent of the sales and zip an average investor price is seventy six thousand five hundred with that tax appraisal value being seventy two 891 so three one one one covers a bunch of areas orange mound Sherwood Forest University of Memphis area it ranges if my math I mean if my geography is correct it goes over to get well and a little beyond on the east side it goes as north as poplar so right Union Avenue Walnut Grove okay goes as far Walnut Grove West it goes as far as what South Parkway Children's Museum yes if this one zigs I mean it's hard to keep up with yeah though the west side but it's got it's got it it's got a wide wide wide capture of properties which is what you what we just read to you from you know two thousand mean the lows to 1.4 million being a high so high in residential area Central you know Gardens type type area you definitely is desirable but very little chance for any kind of any kind of cash flow and investment property but you get into orange mound you get into Sherwood Forest area those are those you can find some some pretty decent deals over there Sherwood force especially there's also some parts of the ZIP code in this area that I wouldn't touch I mean I you know that there there's some areas in some houses I mean that in and I can't really get into specifics on that because I got to have a and I got to be able to tell you hey this area is OK this area it's not I know you guys own over there what do you what's your general consensus of the whole thing and yeah we ended up with quite a few houses years ago kind of in that southern piece and so there's just pockets that just just are tough and so we're analyzing as they come vacant brain laws and every year the net cash flow and just you know will sell them if they're not making sense but if you go down Park Avenue and as you're going west it just is you can just see it changing you know the further you get away from kind of the University of Memphis area it just changes in the and the closer you get to 240 yes creates this little pocket you know and it's just weird I mean I I mean there's a ton of stuff going on that's what's so weird to me about it like a ton of stores ton of good activity close to University of Memphis but it's just it's just a rough rough a lot this tough to make money Park Avenue starts at in Germantown at West Street starts in on West Street in Germantown it goes all the way down to highway 78 right dead ends at highway 78 mm-hmm and you are right the further you travel west that the worse it gets there are some areas right off a park there near is in Melrose where Melrose High School where it's not not so great correct yeah right in that little general pocket you're gonna have a hard time parking Sims all that stuff stuff you go north a park you think it's better and better as closer you get to Central and closer you get Walnut Grove and all that stuff it's just you know not saying don't invest down here it's just look at it super tough look at what the crime rate is look at what yeah you know the schools are what you know do the Google view and drive down those streets especially can or you know rely on somebody local I've seen some real dogs meaning like bad houses yeah you know I mean we bought some houses we were literally just working on this yesterday that there were you know $350 a month rent yeah you can I mean you know we have some that are actually positive but it's because the same person has been there for years yeah but as soon as they leave the wrist just shoots up through the roof you know what I mean so we're even saying should we get rid of those well you know well it's what's good and we're doing okay versus waiting for it to go the other way so you know I people want to take the risk as the cash flow looks so good on paper so let's you know do it and if you're willing and wanting to do it and just to keep an eye on it and it's not working get out and that's not the whole thing so I sure would force to me is good but if you get around that Melrose high school area in that Park general vicinity treat it like I've told you about some of the North Haven and Fraser stuff like I wouldn't start with it if you've got a good portfolio that's cash flowing and positive and you want to take it a little bit more of a risk and improve your overall portfolio numbers yeah maybe take that chance if it doesn't work you can sell and keep your business moving I just wouldn't start out with it sure yeah and I agree I it's just yeah it's just tough cuz you know I had an email just recently we're just and it was in this area he's just you know going off on him just that area or just the the whole experience and I'm like man that's just you know we shouldn't started there you know is that where y'all started who you and I had you know no no no no I started three to two but well st. just out-of-state investors and I got you spot now you get around the University of Memphis we had some higher values and you get you know college students and you know you can get mom and dad and I'm like yeah we have cosine and all that because you get them on the lease so there's you get around the University of Memphis which is Highland and Greer and what's the road that it's a Prescott or zag Prescott goodly good luck good lit and Prescott I mean you can find some good stuff that's over right in that vicinity I mean we have one on Airways it's just been tough you know it's closer you get to Airways which you're kind of touching it on the tip of part of 301 but you know you know orange bound typically is just it's just tough tough spot tough spot you know and that's what I mean we were meeting with the city because they're asking us what would it take to invest and just so you know so just our listeners know like we are meeting with the city and saying look I mean we can get some people to invest and we would be willing to invest but y'all gotta help in some way in some way what does that look like either security or community centers or something to just bring up that commuting at the community pride and you know the the level the person that wants to live in that area yeah otherwise we're just putting you know putting ourselves or our clients in the risk of again in certain pockets 3-1-1 it's just this if it gets so big that it's hard to generalize cuz right you know it's kind of you know Park southern us with kind of the border lines and if you're north you're probably the minimal issues you know just south just got to watch a street by street and block you know area but you know hey freeti harder we losing 3-1 does he mm-hmm yeah I mean I mean High Point Terrace in that 3-1 yeah yeah I'll point Terrace which a lot of people fix and flip houses because I mean that's what's so crazy about our city like those numbers are like $200 a square foot 200 and I'm gonna get me and I'm like looking at selling a house down there for $20 a square foot 10% you couldn't get you couldn't and I'm there's no legitimate number eyes aren't just me me that's hot point gets 200 bucks 200 bucks and I'm there you could buy something for 20 bucks a foot down and that south part of 301 the deeper ego so yes that's tough yeah so three one one one I think you can find some stuff you just got to be careful where you're where you're gonna find it at and and what it is again I say buy right everything is a deal if you bought right but yeah just make sure that you do you know trust your source that you're getting it from that you're getting it from feel free to come to me I'll be happy to vet it for you but just kind of you know keep a little bit better closer attention through 8 1 1 1 all right let's move 2 3 1 2 oh this is a flip zip code we wanted to throw this in there just in case you guys found some kind of opportunity to flip here I would not you know I don't think there's going to be an opportunity in 3 1 2 O for a cash flowing investment property let me give you the stats real quick as the low percent gun he has Louis percent number of home sales is 209 that's down 7% from 2018 average home sales price is three hundred and fifty four thousand that's down 6% from 18 lowest sales price is forty thousand I mean that had to I mean there's no telling what that was yeah well a couple of two-by-fours and a lot I don't know high sells priced 1.6 million number of investor purchases 21 it's only 10 percent of the zip and the average investor price is two hundred and seventy one thousand average tax appraisal value of that purchases 262 if you find something in three eight one two oh that that is you know some ice passing around it's got to be a flip opportunity this is high-end real estate for the city of Memphis mhm it's kind of a you know I wouldn't who's who's not the world word but it's a very desirable zip code for Memphians I should say yeah it's centrally located executives or founders like businesses that live in the SU code so yeah there's yeah you know I said Walnut Grove area white station Walnut Grove areas is you keep going down into the good lit and wanna grow very I mean these are this is a high-end kind of area if you find something that's cheap let's look at flipping it it's not necessarily gonna be in rental zip code look great flip opportunity in which we can help you with that as well but it's uh you know nothing really for cash flow you want to add anything to this one no I mean I think you hit it I mean just it's it's a it's it's built for retail and it's one of the stronger ZIP codes in the in the city of Memphis yeah you know when you look at overall just Shelby County with Germantown and in Cordova and Collierville you know this is one of the zip codes that competes with like the Germantown Collierville as far as from a residential stamp just a residential average sales price to you know people what people make and all that kind of stuff so it's a much more fluent area against the 207 we haven't seen that on any of these 200 any one average sales price for investor I mean and that means you're selling it for finally twenty one sales and nine months so your two houses a month some ways finding in that zip code to do something with it's going we wanted to give it to you in case yeah yeah and it's probably be a flip I think one of our clients did a flip right who's that Spencer yeah so he's one of the 21 that's right all right 3 108 let's move to 3 108 this is one of my favorites I've got a few over here Dan's got a couple over here 3/8 1:08 Nutbush bar clear part of Burke Laird Nutbush areas with kind of the subdivisions are the community names let me give you the stats here number of home sales is 156 that's down 16% from 2018 average home sales price is 37,000 that's up 31% really hmm lowest sales price is 1500 bucks Wow wish I could have gotten that one deal high sales price is 170,000 number of investor purchases is 105 at 67% of the zip mm-hmm average investor price is 35,000 which makes sense average tax appraisal value for those are 33,000 772 we'll let you talk about this because I know you've been over here for years yeah I mean it's just it's that I would always kind of just quickly cataratas as north of bricklayer yep but but looking at the map I'm it is but that's just one piece of 3 108 yeah you know it if you so for our listeners for clear 301 to 2 which we'll touch on a few minutes it's north of that and there's a little pocket there called Nutbush mm-hmm that that a lot of investors like in it that that number matches up with what I'm used to that thirty thirty-five thousand two bedroom maybe a three bedroom that's gonna rent from you know 550 600 to 750 but then you get going west it's kind of Chelsea Hollywood you know it it just changes a lot and that in that area so just be careful a lot of character homes a lot of you know with that brick that foreign front porch look cool from the outside it's just make sure you know what you're getting into you know as you move I try to stay away from Chelsea yeah I mean as I try to it close you get to Chelsea that the worst it's gonna be now I guessed East Chelsea is better than West Chelsea but I would try to stay away from Chelsea if you can it's just it can be a very challenging area for all the same reasons I mean Danny I guess one thing in this is the generalization is that if we're telling you it's challenging area what we're meaning is high turnover higher crime you know not as strong of a tenant base as you would like from an investor standpoint so that's kind of what we mean if you hear us say it's a tough zip code or tough area that that's exactly what we're talking about so if our listeners just Google map 3 108 you know one of the neighborhoods it falls into that is Hyde Park that's tough man tough and I mean I talked to a guy the other day that said he had a client that was buying $10,000 houses all day long and and just and actually self-managing which I thought was interesting from out of state sounds like more power to you but look that's a tough let me know how odd but just that's just it seems like a tough recipe that low of a house plus out of state plus a state managing but but people are doing it you know just like said the further you go north in the 300 108 that kind of worse it gets yeah when you get towards those little lakes that are up there up towards to 40 or 40 mm-hmm well forever you know that just it just changes so be careful with everyone but Nutbush I'm for bullish for back like a better words I would buy there all day long I've got forward this is up good yeah so I mean I don't map several so I didn't I don't it doesn't bother me you just got a buddy got by right and what I've tried to do and learn my lesson is do a Grilli good job on the rehab up front if it's vacant I mean turn the thing into a tank because you are going to experience some turnover and some some stuff like that so yeah be sure you pay attention to that and again trust your source so that's three 108 all right let's touch on we don't have stats on the last two that we're gonna touch but we want to just talk about them three one two two is right up against three eight 108 yeah pushes all the way up to summer Avenue which is where our office is at summer Sam Cooper yeah part of the awesome Cooper very very high pride of community over there it's a Hispanic community for the most part very diverse very diverse but it's it is I mean like and how you I guess you know that is there's all kinds of you know Hispanic restaurants and different things let you know there's well there's there's the Cuban there's yeah yeah Mediterranean there's Ryan it's it's it feels it's a it feels like Midtown always called Midtown the melting pot yeah and so summer Avenue to meet feels like Midtown yeah just but just lower lower priced housing you know like Midtown super hot super high but and we both have got I mean I've got a couple of there you guys have got a really good portfolio in three one to two and that's where you started right what what took you I guess what what drew you to that that area initially read a book said invest near your house and just started you know there's none of my zip code that our rentals mm-hmm you know for the most part there's a few but not for the price I was willing to you know wanted to be at and cash flow so I was able to get up there in five minutes and so that's why I chose that zip code and just doggone hit it hard starting out and then you know branched out as realized to get volume how to move out but yeah so I mean anything you find in this zip code it's it's worth looking at we have seen a turn back to retail you know so people you know you could buy an asset you know and pay a little bit more right now because there is opportunity if you want it if you just said this isn't working for me or I don't like rentals or whatever you could turn it back into a retail and you know I've got friends that are putting granite countertops and three at one to two to sell it retail so yeah it's it's definitely changed over the last you know my started there no for --is-- so 15 years has changed a lot I mean when the market went down it was interesting because a lot of the labor force moved away mm-hmm so you know but now they're I mean now it's back and it's thriving and that's why it's driving you know kind of retail presence but anyway like think if you start at two forty forty that's where the zip code kinda on the east side and goes all the way to let's see what this is the national think it is national you're right uh no homes homes Highland and homes National part of national encompasses within three one two two so I've always had a rule don't go past national we own past national because of just some kind of stuff that you know scratch her back on stretchers for the bank's years ago but as a general rule I have not bought past national and every time we try to manage over there for somebody it's just tough I mean I went by one yesterday that some way from Israel that it's really struggling and just kind of got non-responsive and I go buy the property we boarded it up at least three times because she just doesn't she doesn't have the money nor the desire to fix it back up and there's just people hanging out you know on the side of the hard you know a couple I don't know what who knows what they were doing but you know just people walking up and down the street so as you get that way just just to get worse yeah so last tip Co we're gonna talk about three one oh six I know you you've got a lot of experience in three one oh six from it's a community development programs that you've been involved in and that sort of thing 106 yes one two six is now we've actually pulled in 106 okay so very old Memphis you know one of the first subdivisions right yeah yeah so one of the for Frazier am I right in saying that I think so it's all City was all they went down and then came back up yeah it's old so let me pull it up I mean 106 oh man it goes all the way ways what this is code because it encompasses a lot of the river in the wetland area mm-hmm but as a general rule of thumb it's you know Stax Museum area South what they call South Memphis for self funeral home you know just so if 69 actually splits it down the middle on the part that's actually livable mm-hmm you know housing type stuff but we're seeing a lot of turnkey guests and go go let's go there and make something happen down there so I'm interested this is kind of watchlist you may be next year we'd have you know we're trying to do this once a year last we did it in August last year so we're doing it again this year and you know you know maybe we'll do it again next year that might be a zip code that is that's seeing some of those improvements in some of those numbers so if you get one in that area you want me to vet it we'll take a look at it I'm gonna probably lean against it for now but if it is something that if it's coming up and it's on the it's on the rise and that you know might be somebody to pay attention to as the months go here yeah I mean there's we had the numbers last time but I mean they were you know average sales price high 13 mid 30s you know so it means people are buying them for 20 and selling them for you know 50 and so that's what we're seeing again Turkey guys are putting you know millions of dollars down there yeah I don't 109 ish you know feel of what 109 started out couple years ago so yeah this is kind of a watch list see what happens I love what's going on stacks and and the rock want wall you know rock wall climbing wall you know so people are pouring into 3106 I mean that's where the old mayor lives you know and you know there's a pride pride there and I loved it Advance Memphis the nonprofit that I'm with associated with is investing down there so it's always good so it's always good yeah man think that's it's it's a positive so looking looking forward to the sorry we don't have the numbers on that one but justjust I would say call us on that one yeah really you have a question on on three one oh six shoot me an email let's I'll be happy to talk with you about it and we'll vet the actual home and see what you can find out but that there's maybe some other opportunities for now that you could look at but but send them over yeah all right man great this has been a great three weeks we're really excited to bring this information to you this show these three shows are our most popular shows they are sent out by our brokerage myself and Brooke and what we send this out more than any other show we get more response from these three shows and we do anything else because I feel like we're giving you kind of an inside look without any kind of bias I mean we don't you know we don't have a preference I'm just we're just telling you from lifelong Memphians I've been here my whole life you've been here for 20 years 25 years Tonie 20 come on now I've been here my whole life so now high school and college I'm in here so I mean I I know and I've known this I know the city backwards and forwards so I feel like this is something that kid is an extremely useful tool for our investors take your time and listen to these things that we're telling you we don't say anything when we're talking about these zip codes that comes from a sales standpoint at all we're literally just trying to give you the meanest knowledge of these these zip codes so you can be better informed as you're going down the road so if you have any questions caught yet just just that you know we have fiduciary responsibility to tell everything we know about something mm-hmm but we don't know everything so do your own research yeah you know we're happy to help I mean I get in this conversation multiple times a week about certain areas and you're just you know I used to be like let's let's let's go let's get it done now I'm like all right let's talk through that zip code or that Street or that that make sure you know what makes you get into because you know at the end of the day that investor that invests needs to own it that's right you know I mean they need to own their decisions whether they jumped in it you know heads you know eyes wide open yeah understood or just asked closed and just took a leap away for the best you know hoping for the best and that you know that's that's that's a strategy that's right you know I don't recommend it but just know that with this knowledge all we're trying to do is say help you make a better decision you know what you know in your heart of hearts you know how you grew up what you're been exposed to what you understand all that kind of silver trying to play into that to say alright okay I'm good with this area or yeah man I my job is so stressful I just want to invest money and have as little issues as possible we've given you those several zip codes if you're more of active investor and this is part your daily life and you can handle you know extra you know emails or calls he's giving you those week any of those so it's just it it's you know that's that was our our goal oh yeah getting all right guys thank you for tuning in if you've got any questions email me Dean at crest court com visit our website wwlp.com we'll check you guys next Wednesday to the clock see you then [Music]