118 Unit Ohio Portfolio

Investment Overview

Verti Commercial Real Estate is pleased to present the Central Ohio Investment Portfolio, a 118-unit residential rental portfolio assembled across 31 individual residential and mixed-use properties in London, Ohio (Madison County) and Washington Court House, Ohio (Fayette County). The portfolio was acquired and renovated between 2018 and 2022 under three operating entities Ohio State Property Investors, USA Investment Group, and The Woodlands LLC — and is offered as a single bulk acquisition. The portfolio presents a rare opportunity to acquire institutional-scale income at a meaningful basis discount, with a seasoned ownership track record, demonstrated CapEx execution of $2.07M deployed, and substantial embedded upside through rental rate increases and operational optimization. The current market to market opportunity of approximately 37% ($215 per unit, per month) represents the single largest near-term value creation lever. Concentrated in two contiguous secondary markets directly benefiting from Columbus MSA spillover demand, the portfolio offers a buyer a below-replacement-cost basis of $61,121 per unit, workforce housing cash flow stability, and a clear path to value creation through systematic lease-up and completion of the in-process renovation program. ***Note: Individual Pricing Available. Can be broken up. Details found in Tranche Pricing document in Due Diligence folder.*** ***Note: 2 individual assets have sold and should be removed from portfolio offers. Total portfolio list price, excluding 16 N Main, 73 S Main and 411 E Earl Ave is $7,212,333.

Investment Highlights

• 37% Mark to Market — A $215 average per unit per month mark-to-market opportunity represents the portfolio’s single largest near-term value creation lever, achievable through systematic lease-up, renewal repricing, and completion of the in-process unit renovation program. This embedded upside translates directly into NOI growth and equity multiple expansion for an incoming operator.
• Below Replacement Cost Basis — At $61,121 per unit, the portfolio is priced meaningfully below the cost to build new. At current land, labor, and material costs, ground-up multifamily construction is not economically feasible in these markets, structurally limiting future supply competition and providing meaningful downside protection on the buyer’s basis.
• Institutional Scale, Sub-Institutional Competition — At 118 units across 31 properties, the portfolio delivers institutional-scale income and operating leverage while remaining below the typical threshold of institutional buyer competition. This is a structural advantage for a regional operator or family office seeking scale without competing against national capital.
• Columbus MSA Spillover Demand — Columbus’s continued population growth and housing affordability pressure are driving renter migration into adjacent secondary markets. London and Washington Court House are both direct beneficiaries, supporting sustained rent growth and occupancy stability across the hold period.
• Seasoned Ownership & Proven CapEx Execution — $2.07M of capital improvements has already been deployed across the portfolio, validating the renovation thesis and materially reducing buyer due diligence risk. The seller has established a repeatable scope that an incoming operator can continue executing against the remaining unit plan.
• Geographic Diversification Across Two Contiguous Counties — Madison and Fayette Counties provide diversification of tenant base, employer exposure, and submarket risk, while remaining close enough to be operated from a single management footprint.
• ***Note: Individual Pricing Available. Can be broken up. Details found in Tranche Pricing document in Due Diligence folder.***
• ***Note: 2 individual assets have sold and should be removed from portfolio offers. Total portfolio list price, excluding 16 N Main, 73 S Main and 411 E Earl Ave is $7,212,333.