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Best fit
Seniors
Rent
Est. $927 - $2101/mo
Based on local HUD estimates
Floor plans
Call for layouts
Total Units
239
Year Built / Opened
2016
HUD Score
83
Waitlist expected. Click Check Eligibility below to generate your ready-to-print application materials so you're first in line.
Walk Score®
58/100• Somewhat Walkable
Transit Score®
30/100• Some Transit
Bike Score®
46/100• Somewhat Bikeable
Walk Score®, Transit Score®, and Bike Score® are trademarks of Walk Score and Redfin.
How Walk Score worksNearby places
Grocery store
Gordin's Food & Butcher Shoppe, about 0.3 miles away
School
Sharpe Elementary, about 0.51 miles away
What this means for you
This property includes LIHTC tax credit · Not Reported AMI. Rent rules can change by unit, so ask the office which program applies to the apartment you want.
LIHTC: These are income-based apartments with rent limits tied to the local Area Median Income (AMI) — not market-rate rent. The local 4-person AMI for the 38111 zip code is $76,060 (2024 data). Rent limits are set from that number. If this property also has rental assistance, some tenants may pay about 30% of adjusted income.
To qualify for these apartments at JOHN MADISON EXUM TOWERS I & II, your total household income must fit the local Area Median Income (AMI) limits for Memphis and the 38111 zip code. The exact rules can vary by program and by household size.
This property includes LIHTC tax credit · Not Reported AMI. Check the program labels on this page and confirm the exact unit rules with management before you apply.
Local Median (1-Person)
$53,242
Local Median (4-Person)
$76,060
Based on the latest 2024 census data, the figures above show the local median earnings for this area. Management will generally require your household income to be at or below 50% of these median figures.
HUD's Small Area Fair Market Rent, or SAFMR, is a ZIP-code-based fair market rent estimate. It can help you compare what different bedroom sizes may cost in this area.
| Bedroom | 90% | SAFMR | 110% |
|---|---|---|---|
| Studio | $927 | $1,030 | $1,133 |
| 1 BR | $1,008 | $1,120 | $1,232 |
| 2 BR | $1,116 | $1,240 | $1,364 |
| 3 BR | $1,476 | $1,640 | $1,804 |
| 4 BR | $1,719 | $1,910 | $2,101 |
These values are only a comparison tool. They do not replace the property's actual rent, and they do not guarantee what you will pay unless your program uses SAFMR directly.
Not explicitly confirmed. Call ahead to verify elevator availability and doorway widths before applying.
Management Company
TESCO Properties Inc.
Property Owner
JOHN MADISON EXUM TOWERS PRESERVATION LP
Non-Profit
HUD Property ID
800020286
Rent-Restricted Units
239 of 239 total
income-restricted tax credit apartments
John madison exum towers i & ii is a Low Income Housing Tax Credit (LIHTC) apartment community in Memphis, Tennessee. LIHTC properties — also called Section 42 housing or tax credit apartments — are income-restricted rentals developed with federal tax credits administered by state Housing Finance Agencies (HFAs). Qualifying residents pay rent based on a percentage of the Area Median Income (AMI) for Memphis. Based on 2024 data, the local AMI for the 38111 zip code is $53,242 for a single person and $76,060 for a 4-person household. These figures make Memphis tax credit apartments among the most affordable rentals available without a Section 8 voucher.
To qualify, your total household income must fall at or below the income limit set for this property — currently Not Reported of AMI. Unlike public housing, LIHTC income-restricted apartments are privately managed and require you to apply directly to the property. Rent is fixed at a discounted rate tied to AMI — not to your specific income — so your monthly payment stays predictable.
By law, LIHTC properties must remain rent-restricted for a minimum of 30 years. John madison exum towers i & ii was placed in service around 2016, keeping rents income-restricted at least through ~2016.
You must be of qualifying age. Your income must fall within HUD's Area Median Income (AMI) limits for Memphis. Based on the 38111 zip code AMI (2024), this property's 50% income limit is approximately $26,621/yr for 1 person / $38,030/yr for a 4-person household.
This listing shows historically available units. Ask directly if a unit is open today.
If you use a wheelchair or walker, confirm elevator access and doorway widths before submitting a paid application.
Last inspection 9/1/2015 · This score means the property meets HUD's highest safety and quality standards.
Did you know?LIHTC properties have specific maximum rent limits based on your income and the local Area Median Income (AMI). Read the full guide
Income limits are calculated against the Area Median Income (AMI) for the 38111 zip code. Based on recent Census data, the local median income is $53,242 for a single person, and $76,060 for a four-person household. Your specific income cap depends on the exact subsidy program rules applied by management.
To view how these median figures translate to specific income caps (e.g., 30%, 50%, or 60% AMI limits) for all household sizes, check out the AMI Calculator .
Our eligibility tool automatically cross-references your household size and gross income with the local AMI database for this property to determine your fit.
Rental Assistance
Federal
Qualifying tenants may pay ~30% of income
Rent-Restricted Until
~2016
Minimum 30-year LIHTC legal commitment
Income Limit
Not Reported
Your household income must be at or below this % of Area Median Income
Designated For
Elderly
May have preference policies — confirm with management
For 38111, the reported fair market rent amounts are Studio $1,030 ($927 / $1,133); 1 BR $1,120 ($1,008 / $1,232); 2 BR $1,240 ($1,116 / $1,364); 3 BR $1,640 ($1,476 / $1,804); 4 BR $1,910 ($1,719 / $2,101). These figures are reference points used in housing assistance programs and voucher calculations, but they do not guarantee your lease rent.
| Bedroom | 90% Standard | SAFMR | 110% Standard |
|---|---|---|---|
| Studio | $927 | $1,030 | $1,133 |
| 1 BR | $1,008 | $1,120 | $1,232 |
| 2 BR | $1,116 | $1,240 | $1,364 |
| 3 BR | $1,476 | $1,640 | $1,804 |
| 4 BR | $1,719 | $1,910 | $2,101 |
The 90%, 100%, and 110% columns show the range around the base SAFMR value for each reported bedroom size. If you are using a voucher or other subsidy, ask management which standard they use for your unit size.
Gordin's Food & Butcher Shoppe is about 0.3 miles away from John madison exum towers i & ii.
Sharpe Elementary is about 0.51 miles away from John madison exum towers i & ii.
This record reports: Call for layouts. Availability can change rapidly, so ask management which layouts are currently open and whether any accessible units are available.
Use the eligibility checker to see the next step for this listing. Contact details are not shown here, but you can start the process and get your application path from the property page.
We'll ask a few basic questions and then show the next step.
John madison exum towers i & ii is a Low Income Housing Tax Credit (LIHTC) property. HFA records indicate the income ceiling is set at Not Reported. This means your household income must be at or below that percentage of the Area Median Income (AMI) for memphis. Based on 2024 Census data, the local median income for the 38111 zip code is $53,242 for a single person and $76,060 for a 4-person household. Management will verify income during the application process.
To view the specific income caps (e.g. 30%, 50%, or 60% AMI limits) for all household sizes, check out the AMI Calculator .
Our eligibility tool automatically cross-references your household size and gross income with the local AMI database for this property to determine your fit.
LIHTC properties are required by law to remain affordable for a minimum of 30 years from the date they were placed in service (John madison exum towers i & ii was placed in service around 2016, so rent restrictions are secured at least until ~2046). After that period, the owner can choose to exit the program or renew. Ask management about the property's current compliance end date.
Yes. HFA records show this property has federal project-based rental assistance. This means qualifying tenants may pay as little as 30% of their adjusted monthly income toward rent, with the assistance contract covering the remainder. Confirm with management which units carry the rental assistance and whether any are currently available.
HFA records show this property was acquired and rehabilitated using LIHTC funding around 2016. Renovation scope varies widely — some properties received light cosmetic updates while others were substantially rebuilt. Ask management what was renovated, the age of key systems (roof, HVAC, plumbing), and whether any additional work is planned.
According to HFA records, this LIHTC property is specifically designated to serve elderly residents. This means it may have specialized services, accessible units, or preference policies that prioritize these groups. Contact management to understand their current preference and waitlist selection process — being in a designated group does not guarantee priority without a formal application.
Data Provenance
Sourced from LIHTC Database. Last updated: Jul 4, 2026.Read our methodology.
