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:
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6 single-family homes: 5 in Waverly, 1 in McEwen
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100% tenant-occupied with stable rent rolls and low turnover
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All tenants pay their own utilities; low operating overhead
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Current rents significantly below market—5–30% upside potential
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Monthly rents range from $600–$1,050 with estimated market potential of $770–$1,200
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Properties span 1–3 bedrooms with classic layouts and efficient footprints
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Located in established neighborhoods near schools, local employers, and retail
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Individually parceled—offers optionality for future retail sales or 1031 exchanges
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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.
