Humphreys County.

Middle Tennessee map with Humphreys County highlighted in blue
Embark on a multifamily real estate venture in Humphreys County, Tennessee, with Waverly as the focal point. Waverly boasts a diverse economic landscape, with key industries including manufacturing, healthcare, and agriculture, providing a solid foundation for property investment. Economic indicators highlight the region’s potential, making Waverly an appealing destination for investors seeking stability and growth. With a welcoming community and its strategic location, just a short drive from Nashville, Humphreys County offers a unique blend of rural charm and economic opportunity in the multifamily real estate market.

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    Small Single Family Portfolio

    $725,000
    Status

    Active
    Number of Units

    Property Type

    Listing Agent

    ,

    Agent Email

    landon@ria-inc.com
    kristina@ria-inc.com
    County

    This collection of properties includes five homes in Waverly and one in McEwen, offering immediate cash flow with in-place tenants and significant upside through strategic rent increases. Ranging from 1- to 3-bedroom layouts, these homes appeal to long-term renters in a region where affordable, well-maintained housing is in short supply. Each home is individually metered, with tenants covering utilities, minimizing landlord expenses and maximizing NOI.

    Investment Highlights:

    • 6 single-family homes: 5 in Waverly, 1 in McEwen

    • 100% tenant-occupied with stable rent rolls and low turnover

    • All tenants pay their own utilities; low operating overhead

    • Current rents significantly below market—5–30% upside potential

    • Monthly rents range from $600–$1,050 with estimated market potential of $770–$1,200

    • Properties span 1–3 bedrooms with classic layouts and efficient footprints

    • Located in established neighborhoods near schools, local employers, and retail

    • Individually parceled—offers optionality for future retail sales or 1031 exchanges

    • Below replacement cost on a per-door basis with long-term appreciation potential

    Investment Summary:

    This small single-family portfolio delivers dependable income across two tightly linked small-town markets within 10 minutes of each other. In Waverly and McEwen, rental demand remains strong while new housing supply is limited, giving well-located single-family homes a competitive edge. The homes are rented under market, with modest interior upgrades presenting an immediate opportunity to unlock higher returns. Whether held for cash flow, positioned for gradual retail resale, or included in a larger scale-up strategy, this portfolio offers flexibility, affordability, and solid fundamentals in Middle Tennessee's resilient housing market.

    Details

  • Waverly Multifamily Portfolio

    $1,900,000

    This portfolio includes a thoughtfully assembled mix of 4 duplexes, 1 triplex, and 2 quadplexes, offering investors diversified unit types and multiple streams of income across Waverly and neighboring towns. The Waverly properties are located in a stable, demand-driven submarket, delivering a blend of turnkey performance and light value-add potential. With close proximity to downtown amenities, schools, and major thoroughfares, these assets are well-positioned to benefit from Waverly’s consistent tenant demand and constrained rental inventory. Strong local employment anchors, combined with minimal new supply, create a favorable environment for both cash flow and long-term value growth.

    Investment Highlights:

    • Portfolio includes 4 duplexes, 1 triplex, and 2 quadplexes across key submarkets

    • Centrally located in Waverly near schools, grocery, and retail

    • Solid in-place income with long-term tenants in several units

    • Opportunity to increase rents 5–10% through modest interior updates

    • Historically low vacancy market with consistent renter demand

    • Located ~70 minutes west of Nashville with access via Highway 70 and I-40

    • Below replacement cost pricing provides immediate equity upside

    • Mix of stabilized and light value-add units for flexible investment strategy

    • Minimal local competition from new construction or large multifamily stock

    Investment Summary:

    This Waverly property delivers reliable income in a supply-constrained small-town market where rental demand continues to outpace available inventory. The asset’s strong occupancy history and under-market rents offer a clear path to increased revenue with basic cosmetic improvements. As the county seat and a regional service hub, Waverly supports sustained demand for affordable, well-maintained rental housing. Whether held for cash flow or repositioned for value, this property—part of a portfolio that includes duplexes, a triplex, and quadplexes—represents a compelling opportunity for investors seeking stable returns and long-term appreciation in Middle Tennessee.

    Details

  • McEwen Multifamily Portfolio

    $1,200,000
    Overview:

    Nestled in a quiet but growing community just over an hour west of Nashville, this McEwen property features a mix of rental units offering both immediate income and long-term potential. With local demand for quality housing and limited new inventory, the area presents a strong case for rental growth and operational upside. This portion of the portfolio benefits from proximity to schools, employers, and essential services in a tight-knit, supply-constrained market.

    Investment Highlights:

    • Stable rental base with long-term tenants and low historical vacancy

    • Opportunity for rent growth through minor cosmetic upgrades

    • Market rents estimated to be 5–10% above current lease rates

    • Quiet, low-turnover neighborhood with high tenant retention

    • Located ~65 minutes from Nashville with easy access via Hwy 70

    • Limited new construction in the area, supporting strong rental demand

    • Small-town setting with access to jobs, schools, and retail within 15 minutes

    • Below replacement cost pricing offers excellent value on a per-door basis

    Investment Summary:

    This McEwen asset provides an attractive foothold in a resilient small-town rental market, ideal for investors seeking steady cash flow with upside through light value-add improvements. Demand for affordable housing in McEwen continues to outpace supply, offering a favorable backdrop for rent growth and tenant retention. Whether held as a cash-flowing long-term investment or repositioned for resale, this asset supports multiple strategies with limited downside and operational flexibility. A rare opportunity to scale in rural Middle Tennessee without the volatility of larger metro markets.

    Details

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Business Info

405 Two Mile Pike 
Suite B – Office 101
Goodlettsville, TN 37072

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