Reflections at City Center

Investment Overview

Reflections is a premier, brand-new Class A+ multifamily community located in the highly desirable Lenexa submarket within the Kansas City MSA. Positioned in one of Johnson County’s most affluent and fastest-growing corridors, the property offers residents a modern, amenity-rich living experience supported by strong surrounding demographics, top-tier schools, and proximity to major employment hubs. Completed in 2025, the 338-unit asset offers a modern, institutional-quality lifestyle with underground structured parking, thoughtfully designed floorplans and premium interior finishes, including quartz countertops, stainless steel appliances, wood-style flooring, and in-unit washer and dryers. The property is complemented by a robust, lifestyle-oriented amenity package featuring a resort-style pool and spa, fitness and wellness facilities, and curated indoor/outdoor social spaces. Strategically positioned with immediate access to Interstate 435 and K-10, Reflections benefits from proximity to major employment hubs throughout Johnson County, as well as strong surrounding demographics characterized by high household incomes and continued population growth. Reflections offers investors the opportunity to acquire a stabilized, institutional-quality asset in a high-performing submarket with long-term rent growth potential driven by favorable demographic trends, limited new supply at comparable quality levels, and continued economic expansion within Johnson County.

Investment Highlights

• Stabilized Class A+ Asset with Immediate Cash Flow
• Reflections offers a rare opportunity to acquire a newly constructed, fully stabilized Class A+ community delivering immediate, durable cash flow. The asset’s strong occupancy and operating performance position it as a true core-quality investment with limited near-term volatility and consistent income generation.
• Best-in-Class Amenity Package Supporting Leasing Velocity and Retention
• Reflections features a comprehensive, lifestyle-oriented amenity package including a resort-style pool, fitness center and yoga studio, pickleball and basketball courts, and thoughtfully designed indoor and outdoor social spaces. Additional offerings such as a cyber café, coffee
• bar, and pet-friendly amenities enhance the overall resident experience and align with modern renter preferences.
• Core / Core+ Investment Profile with Strong Risk-Adjusted Returns
• Reflections offers a highly attractive risk-return profile for core and core-plus investors seeking durable income, long-term appreciation, and exposure to a high-quality suburban submarket. The combination of new construction, stabilized operations, strong location fundamentals, and limited future supply creates a compelling opportunity for long-term
• capital to generate consistent, risk-adjusted returns.
• Favorable Johnson County Demographics Supporting Rent Growth
• Reflections benefits from its location within Johnson County, one of the most affluent and desirable submarkets in the Kansas City region. The area is characterized by high household incomes, strong population growth, and a well-diversified employment base. These fundamentals continue to drive renter demand for high-quality housing and support sustained rent growth over time, even in more volatile economic environments.
• Significant TIF Benefit Enhances Cash Flows
• Reflections benefits from an attractive TIF structure that substantially reduces real estate tax expense through 2034, creating a meaningful enhancement to operating cash flow and investor returns. The abatement results in significant annual tax savings, providing a competitive advantage relative to comparable assets and improving
• overall yield during the hold period.
• Embedded Rent Growth Opportunity Supported by Competitive Positioning
• Despite offering a best-in-class location within Lenexa City Center and a newly delivered Class-A+ product, Reflections is currently operating below the effective rent levels achieved by the comparable set. The asset’s average market rent of approximately $1,843 per unit trails the comparable average of roughly $1,993 per unit, creating a compelling runway for future rent growth as operations season and the property continues to establish itself within the market. Strong occupancy coupled with favorable Johnson County demographics further support the ability to significantly push rents on new and 2nd generation leases.