- Fully Occupied 9-Unit Property: 100% occupancy with an established tenant base and current monthly income of $7,050, including pet fees.
- True Value-Add Opportunity: Below-market rents offer income growth potential without requiring an extensive property-wide renovation.
- Identifiable Rental Upside: One long-term tenant currently pays $600 per month, compared with the seller's estimated market rent potential of approximately $950 per unit.
- Potential Revenue Growth: Approximately $21,000 in additional annual gross base rental income if all nine units achieve an average rent of $950, subject to buyer verification.
- Extensive Unit Updates: Five of the six townhomes have been turned and updated during current ownership.
- Newer Construction Units: Three apartment flats built in 2020 have retained their original tenants since construction.
- Recent Leasing Activity: Two recently leased units reportedly achieved $900 per month, providing additional insight into local rental potential.
- Major HVAC Improvements: Five of the six townhome HVAC systems replaced since 2018, with the three newer flats featuring HVAC systems installed in 2020.
- Tenant-Paid Utilities: Residents are responsible for electric, water/sewer, and trash, helping limit owner-paid operating expenses.
- Desirable Unit Features: All nine units feature two-bedroom layouts, in-unit laundry hookups, and surface parking.
- Established Lafayette Location: Located in Macon County with access to local employers, schools, healthcare, and retail.
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Discover Lafayette 9 – A Fully Occupied, Value-Add Multifamily Investment in Lafayette, TN Lafayette 9 offers the opportunity to acquire a fully occupied, nine-unit multifamily property located at 301 Center Drive in Lafayette, Tennessee. Situated on approximately 0.86 acres, the property consists of six townhome units built in 1995 and three apartment flats built in 2020. With established occupancy, recent property improvements, and below-market rents, Lafayette 9 presents an opportunity for investors seeking current income with room for rental growth. The property features six 2-bedroom, 1.5-bath townhomes averaging approximately 855 square feet and three 2-bedroom, 1-bath flats averaging approximately 839 square feet. Totaling 7,646 square feet, all nine units provide two-bedroom layouts, in-unit laundry hookups, and access to surface parking. Tenants are responsible for electric, water/sewer, and trash, helping limit owner-paid utility expenses. Ownership has maintained and improved the property over time, with five of the six townhomes turned and updated during current ownership. The remaining townhome is occupied by a long-term resident and has not yet been turned. The three newer apartment flats, constructed in 2020, have retained their original tenants since completion. Additional improvements include the replacement of five of the six townhome HVAC systems since 2018, along with gutter replacement currently underway. The property's primary value-add opportunity lies in its below-market rents rather than extensive renovation needs. Currently 100% occupied, Lafayette 9 generates $6,800 in monthly base rental income, plus $250 in pet fees, for a total of $7,050 per month. One long-term townhome tenant currently pays just $600 per month, while two recently leased units reportedly achieved $900 per month. Ownership estimates average market rents of approximately $950 per unit, presenting an opportunity to increase revenue over time through lease renewals and tenant turnover, subject to market conditions and existing lease terms. At the seller's estimated average market rent of $950 per unit, potential monthly base rental income would total $8,550, representing approximately $21,000 in additional annual gross rental income compared with current base rents. This illustrative rental upside is subject to buyer verification and does not account for potential renovation costs, vacancy, or changes in operating expenses. Located in Macon County, Lafayette serves as a local center for employment, education, healthcare, and retail. The area's established residential communities and local employment base provide a setting for long-term rental housing. Investment Highlights -
Sale!
Discover Old Hickory 40 – A Renovated 40-Unit Investment in Jackson, TN Old Hickory 40 offers the opportunity to acquire a 40-unit multifamily property on approximately five acres at 809 Old Hickory Boulevard in Jackson, Tennessee. The property includes 32 apartment units built in 1973 and eight cottage units built in 2010. Following approximately $2 million in seller-reported renovations completed in 2022–2023, the property offers extensive recent improvements alongside an opportunity to increase occupancy. The unit mix consists of eight 1-bedroom, 1-bath apartments; twenty-four 2-bedroom, 1-bath apartments; and eight 2-bedroom, 2-bath cottages. The property totals approximately 31,304 square feet and two bedroom units feature in-unit laundry. Tenants pay for water and electric. Recent improvements include full interior renovations, new roofs on the four apartment buildings, 32 new HVAC units, new windows and gutters, exterior painting, and a repaved parking lot. The cottages have also received painting and repairs as needed and feature metal roofs. As of the September 2026 rent roll, 35 of the 40 units are leased, giving a buyer an opportunity to increase income by filling the remaining vacancies. The five-acre site may offer longer-term upside as well. The seller has identified a concept for up to 22 additional cottages at the rear of the property, potentially bringing the total to 62 units. Any expansion would require buyer verification of zoning, site capacity, costs, and necessary approvals. Jackson serves as a regional center for West Tennessee, with employment in healthcare, manufacturing, and education and direct access to I-40 between Memphis and Nashville. Investment Highlights:- 40-Unit Multifamily Property: Eight 1-bedroom apartments, twenty-four 2-bedroom apartments, and eight 2-bedroom cottages
- Extensive Recent Renovations: Approximately $2 million in seller-reported improvements completed in 2022–2023
- Major Capital Improvements: New roofs and 32 new HVAC units for the apartment buildings, plus new windows, gutters, exterior paint, and parking lot paving
- Lease-Up Opportunity: 87.5% occupied as of the September 2026 rent roll, with five units available to lease
- Tenant-Paid Utilities: Residents pay water and electric
- Laundry Options: In-unit laundry in the 2-bedroom apartments and cottages
- Five-Acre Site: Parking lot and land the seller has identified for possible cottage expansion
- Potential Development Upside: Seller concept for up to 22 additional cottages, subject to buyer due diligence and approvals
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Discover a Value-Add 6-Unit Investment in Bon Aqua, TN
This 6-unit mobile home community presents a compelling opportunity to acquire an income-producing asset on nearly three acres in Bon Aqua, Tennessee. With five of six homes currently occupied, substantial recent capital investment, and seller financing available for consideration, Beeler Court offers investors a combination of in-place income, manageable operations, and additional upside in northeastern Hickman County.
The property consists of six approximately 800-square-foot homes totaling roughly 4,800 square feet. Ownership has invested nearly $200,000 into the asset over the past four to five years, including complete renovations to four of the six homes and additional updates to the remaining two. Each unit includes washer/dryer hookups and on-site parking, while water and electric are separately metered and paid by tenants, helping reduce ownership’s utility exposure.
The property is served by three existing septic systems with designated backup areas and has been maintained through periodic pumping. Additional value-add potential remains through lease-up of the vacant unit and continued improvements to select homes. Investors may also explore whether the nearly three-acre site can support additional units; however, a new permit application and formal site evaluation would be required before any additional density could be approved. Seller financing provides another layer of flexibility for qualified buyers evaluating the opportunity.
Investment Highlights:
Six Income-Producing Homes: Six approximately 800 SF mobile homes totaling roughly 4,800 SF on nearly three acres.
Strong In-Place Occupancy: Five of six units are currently occupied, with the remaining home available for lease.
Significant Recent Capital Investment: Nearly $200,000 invested over the past 4–5 years, including complete renovations to four units and updates to the remaining two.
Tenant-Paid Utilities: Electric and water are separately metered and paid directly by tenants, helping streamline operating expenses.
Established Septic Infrastructure: Three on-site septic systems with designated backup areas are currently in place.
Additional Value-Add Potential: Opportunity to complete lease-up, continue targeted unit improvements, and explore future site expansion subject to permitting and formal evaluation.
Seller Financing Available: Ownership will consider seller financing, providing additional flexibility for prospective buyers.
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Discover Manor Apartments – A Turnkey Investment Opportunity in the Growing Lawrenceburg Market
Manor Apartments offers investors the opportunity to acquire a well-maintained, turnkey 18-unit multifamily community in the growing Lawrenceburg market. Located at 410 Manor Drive in Lawrenceburg, Tennessee, the property combines recent capital improvements, stable operations, and future rental upside, all within minutes of major employers, retail amenities, and the area's expanding industrial corridor.
Currently 88% occupied, Manor Apartments consists of twelve 2-bedroom, 1-bath units and six 1-bedroom, 1-bath units. Each apartment features in-unit laundry and tenant-paid utilities, creating an efficient operating structure. Situated on approximately 1.91 acres, the property offers 36 surface parking spaces and convenient access to Walmart, restaurants, and everyday services.
Ownership has invested significantly in the property, completing major capital improvements including a new roof, resurfaced parking lot, new stairwells, new sewer lines throughout the crawlspaces, and continued interior renovations during unit turnovers. These improvements have positioned the asset as a low-maintenance investment for new ownership while still providing the opportunity to capture additional rental growth through select interior upgrades.
Lawrenceburg continues to benefit from significant economic expansion fueled by major investments from Magna International, Advanced Design Solutions, Flexco Products, Craig Manufacturing, and several other manufacturers bringing hundreds of new jobs to the area. Supported by these strong employment drivers and the property's central location, Manor Apartments offers investors a quality multifamily asset in one of Southern Middle Tennessee's steadily growing markets.
Investment Highlights:
Turnkey 18-Unit Community
Well-maintained apartment community featuring twelve 2-bedroom, 1-bath units and six 1-bedroom, 1-bath units with in-unit laundry.
Extensive Capital Improvements
New roof, resurfaced parking lot, new stairwells, new sewer lines, and continued interior renovations completed during current ownership.
Low-Maintenance Ownership
Recent improvements and tenant-paid utilities provide an efficient operational structure for future ownership.
Future Rental Growth
Opportunity to increase rents toward market rates through continued interior renovations as units turn over.
Excellent Location
Situated next to Walmart, restaurants, and less than four minutes from Lawrenceburg's expanding industrial corridor.
Growing Economic Fundamentals
Lawrenceburg continues to attract major corporate investment and job growth, supporting long-term demand for quality rental housing.
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Discover Hibiscus 6 – A Fully Renovated, Stabilized Investment in Ashland City
Hibiscus 6 presents the opportunity to acquire a fully occupied, well maintained 6-unit multifamily asset in the growing Ashland City submarket. Located at 138 Hibiscus Drive, this 1988-built property has undergone extensive interior updates during current ownership, offering investors a stabilized asset with strong in-place income and additional upside potential.
The property consists of six 2-bedroom, 1-bath units averaging approximately 921 square feet each. All units feature functional layouts with in-unit laundry hookups, making them highly attractive to tenants seeking convenience and affordability in a supply-constrained market. With current average rents of $1,295 and 100% occupancy, Hibiscus 6 demonstrates consistent demand and operational stability.
Ownership has made meaningful improvements, including unit renovations and ongoing exterior upgrades such as full gutter replacement and HVAC systems replaced as needed. Tenants are responsible for electric, while the owner currently covers water—presenting a clear opportunity to further enhance cash flow through RUBS implementation.
Strategically positioned in Ashland City, the property benefits from its proximity to the Nashville MSA while maintaining a more affordable rental profile, appealing to a wide tenant base seeking value and accessibility.
Investment Highlights:
- Six-Unit Multifamily Asset: All 2 bed / 1 bath units averaging ~921 SF with practical, tenant-friendly layouts
- Recent Interior Renovations: All units updated during current ownership, supporting strong rental performance
- Stabilized Occupancy: 100% leased with consistent demand in the Ashland City submarket
- In-Unit Laundry Hookups: Added tenant convenience and competitive positioning
- Operational Upside: Ability to implement RUBS for water reimbursement and increase efficiency
- Ongoing Capital Improvements: Gutter replacement (June 2026), HVACs replaced as needed
- Tenant-Paid Electric: Reduces owner expenses and simplifies operations
- Strong Rental Market Positioning: Affordable alternative to Nashville, attracting steady tenant demand
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Sale!
Discover Sun Valley Apartments – A Strong Investment Opportunity in the Growing Cookeville Market
Sun Valley Apartments offers investors the opportunity to acquire a stabilized 12-unit multifamily community in one of Middle Tennessee's strongest secondary markets. Located at 2465 Benton Young Rd in Cookeville, Tennessee, the property combines strong in-place performance, recent capital improvements, and additional value-add potential, all within minutes of Downtown Cookeville and Tennessee Tech University.
Currently 100% occupied, Sun Valley Apartments consists entirely of spacious 2-bedroom, 1-bath units that continue to attract strong tenant demand. Each unit features in-unit laundry, a highly desirable amenity that supports tenant retention and long-term occupancy. The property is situated on a full one-acre parcel and offers ample parking in both the front and rear of the community.
Ownership has invested significantly in the asset, completing six full unit renovations, additional kitchen cabinetry upgrades, ongoing exterior improvements, and continued maintenance throughout the property. Major building systems have also been addressed, with all HVAC units replaced within the last three years and a durable metal roof installed within the last ten years. The septic system has recently been inspected by TDEC following completed work, and new gutters are currently being installed.
Offered at $1,275,000, Sun Valley Apartments presents an attractive investment opportunity with gross rents of approximately $12,525 per month and a projected 8.14% cap rate. While much of the renovation work has already been completed, future ownership still has the opportunity to enhance performance through targeted kitchen and bathroom upgrades in select units.
Investment Highlights:
Stabilized 12-Unit AssetTwelve income-producing units consisting entirely of 2-bedroom, 1-bath layouts with in-unit laundry.
Strong In-Place PerformanceCurrently 100% occupied with gross rents of approximately $12,525 per month.
Recent Capital ImprovementsSix renovated units, additional kitchen cabinetry upgrades, ongoing exterior improvements, new gutters underway, HVAC systems less than three years old, and a metal roof less than ten years old.
Efficient Utility StructureTenant-paid electric, water reimbursement structure already in place, and a septic system maintained annually.
Remaining Value-Add PotentialOpportunity to further enhance property performance through kitchen and bathroom upgrades in select units.
Prime Cookeville LocationConveniently located approximately 10 minutes from Downtown Cookeville and Tennessee Tech University, providing access to a strong and diverse renter base.
Growing Market Fundamentals Cookeville continues to benefit from population growth, university-driven demand, healthcare employment, and ongoing commercial expansion, supporting long-term multifamily investment demand. -
Discover Dakota Courts – A Prime Investment in Nashville’s West End/Sylvan Heights
Dakota Courts presents a rare opportunity to acquire a well-maintained 8-unit multifamily property in one of Nashville’s most desirable submarkets. Located at 3511/3519 Dakota Avenue, this property combines stable in-place income with long-term redevelopment potential, making it a standout asset in a supply-constrained, high-demand market.
Each unit offers a practical 2-bedroom, 1-bath layout with in-unit laundry and hardwood floors, providing features that resonate with long-term renters. Professionally managed and cared for by the same ownership for over 20 years, Dakota Courts benefits from ongoing updates including new water heaters, appliances, interior renovations, and a full roof replacement in 2023.
Currently 100% occupied with a strong rent roll of $11,925/month, the property provides immediate income while leaving room for future upside through a RUBs program and zoning that allows up to ~14 units. Just minutes from Downtown Nashville, Vanderbilt University, and Belmont University, Dakota Courts is positioned to capture the strong and steady rental demand that defines the West End/Sylvan Heights area.
Investment Highlights:
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Eight Income-Producing Units: All 2 bed / 1 bath layouts with stackable in-unit laundry and hardwood floors.
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Stable In-Place Rent Roll: Fully leased, generating $11,925/month.
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Tenant-Paid Utilities: Electricity separately metered; water currently master-metered with RUBs potential.
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Recent Capital Improvements: New roof (2023), HVAC replacements (2011–2021), ongoing interior updates and replacements.
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Redevelopment Potential: Zoned RM40, allowing up to ~14 units.
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Prime Location: Sylvan Heights/West End—near Downtown, Vanderbilt, Belmont, and Nashville’s vibrant cultural hubs.
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