Sunrise Valley Apartments & Madison Place Apartments

Investment Overview

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.

Investment 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