Wash MO Portfolio | 8.05% In-Place Cap Rate w/ Significant Upside

Highlights:

• 115-unit value-add multifamily portfolio | 8.05% in-place (T3) cap, 9.41% proforma stabilized
• Strong unit mix - 80% of units are 2 beds
• Proven rent-up model: 2/3rds of units renovated, 1/3rd remaining for proven upside
• Market rent spread of at least $137/unit/month across non-renovated units
• High growth submarket - Franklin County: 4% vacancy, 2.2% annual population growth
• Dual-asset structure: 89-unit flagship complex and 26-unit garden community
• Extremely supply-constrained submarket

Description:

The offering is a portfolio of two multifamily assets totaling 115 units positioned to function as a single portfolio operation within a 5-10 minute drive in Washington, Missouri. Sunrise Valley Apartments anchors the portfolio with 89 units across a traditional garden-style complex configuration featuring a centralized laundry facility, dedicated playground, and well-maintained common areas that establish a true apartment community environment. Madison Place Apartments is 26 units that are all two-bedroom, one-bath situated in a quiet residential neighborhood surrounded by well-kept single-family homes, and extremely close to Mercy Hospital, providing a great employment base. The portfolio has a strong unit mix with 80% of the units being 2 bedroom units.

Madison Place Apartments were built circa 1974 and Sunrise Valley Apartments were constructed between 1970 and 1990. Both buildings have off-street parking and are a mix of two and three-story buildings. The portfolio's defining characteristic is its established renovation program: approximately two-thirds of the 115 units have been systematically upgraded and are currently commanding proven market rents, while the remaining one-third represent an immediate value-add runway with cosmetic renovations. This completed renovation track record de-risks the execution phase for a new owner acquiring the portfolio on a proforma basis with clear line of sight to stabilized performance across both properties.

Situated in the heart of Washington, Missouri — a charming historic river town on the south bank of the Missouri River — This Portfolio offers investors access to one of Franklin County's most dynamic and steadily growing communities. With a population of approximately 15,900 residents and an impressive growth rate of roughly 8% since the 2020 Census, Washington continues to attract new residents drawn by its blend of small-town character, strong employment base, and exceptional quality of life. Median household incomes of approximately $79,000 reflect a stable, workforce-driven economy anchored by major employers including Mercy Hospital Washington, the Washington School District, and a diverse roster of manufacturing and distribution firms operating within the Oldenburg Industrial Park, plus significant retail development. The community's designation as a "Work-Ready Community" further underscores the depth of its skilled labor pool.

Daily life in Washington rivals that of communities many times its size. The historic downtown — a Great American Main Street Award winner and Main Street America Accredited district — features a walkable five-block core lined with acclaimed dining destinations such as Oak & Front Kitchen + Bar and Sugarfire Smokehouse, boutique shopping, art galleries, and local breweries, all set against a backdrop of gorgeous Missouri River views and over 500 buildings listed on the National Register of Historic Places. Residents enjoy a 202-acre park system highlighted by a $6 million Olympic-sized swimplex, extensive trail networks including a growing riverfront trail system, and proximity to top-rated outdoor destinations like Klondike Park and Don Robinson State Park. Washington's central position within Missouri Wine Country adds further lifestyle appeal.

Connectivity and forward momentum round out the investment thesis. MO Routes 100 and 47 provide efficient vehicular access to the greater St. Louis metropolitan area approximately 50 miles to the east, while Amtrak's Missouri River Runner service offers daily passenger rail connections to St. Louis and Kansas City directly from Washington Station. Active revitalization efforts — including ongoing downtown preservation initiatives, a new riverfront playground recognized with a 2024 Missouri Park and Recreation Association Citation Award, and a comprehensive 10-year Parks Master Plan — signal sustained public and private investment in the community's future, positioning this 115-unit multifamily asset to benefit from continued demand for quality rental housing in a market defined by consistent population growth and long-term economic resilience.

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