Attractive In-Place Yield with Immediate Cash Flow

The Property provides investors with immediate, stabilized cash flow at a near-8.0% going-in cap rate. This in-place yield meaningfully exceeds core market alternatives and offers appropriate compensation for the tertiary market location while delivering durable, predictable income from day one.

Significant Capital Investment Completed by Ownership

Current ownership has invested approximately $1.0 million in capital improvements, substantially de-risking the asset for the next owner. This executed capital program eliminates the need for near-term, transformative capex and positions the property for stable long-term operations.

Fully Executed Value-Add with Proven Rents

The asset was acquired in a distressed condition and has since been fully stabilized, with 52 of 56 units renovated at an average cost of approximately $9,750 per unit. Achieved rent premiums validate market demand and confirm that the business plan has been fully executed, removing renovation, lease-up, and construction risk for the buyer.

Best In-Class Asset in a Supply-Constrained Market

The Property is widely regarded as the premier apartment community in Sturgis, a market characterized by extremely limited multifamily supply. New development remains constrained by market size, construction costs, and achievable rents, supporting long-term occupancy stability and competitive positioning.

1970s Vintage with Manageable, Budgetable Capex Profile

While constructed in the 1970s, the Property has had the majority of its major capital items addressed, including roofs, HVAC systems, and exterior components. Remaining capital needs are expected to be routine and budget-friendly, consistent with stabilized ownership of a legacy asset.

Defensive Workforce Housing Asset

The Property serves a stable workforce tenant base with limited comparable housing options in the immediate market. In smaller, supply-constrained markets, high-quality assets of this caliber typically demonstrate strong tenant retention and resilient occupancy through economic cycles.

Compelling Long-Term Hold with Clear Exit Profile

River Oaks is ideally suited for yield-focused private investors, 1031 exchange buyers, and regional operators seeking durable cash flow. At exit, the asset offers a simple and repeatable narrative: a fully renovated, best-in-class property producing consistent income in a supply-constrained market.