Brittany Arms

Investment Overview

Classic Charm Meets Contemporary Returns in Midtown Hattiesburg Turnkey Cash Flow | Proven Rent Growth Track Record | 82.5% Upgraded | Minutes from USM & Midtown Medical Brittany Arms Apartments presents a rare opportunity to acquire a stabilized, high-performing 40-unit multifamily community in central Hattiesburg, Mississippi. Operating at 97.5% physical occupancy, the property combines immediate, resilient cash flow with a clear, low-risk value-add finish line. With 33 of 40 units already fully renovated, prior ownership has completed the heavy capital lift—including new pitched roofs replaced in 2022, upgraded HVACs, refreshed exteriors, and modernized interiors. Current management has established a proven track record of steady rent increases across renovated units and renewals, demonstrating direct market acceptance and room for continued NOI expansion as remaining legacy leases roll.

Investment Highlights

• Proven Track Record of Steady Rent Growth: In-place operations demonstrate strong leasing momentum, with recent lease trade-outs achieving an average revenue lift of +$60/month.
• Proven Renovation Strategy Implemented: Renovated units achieve clear, market-tested rent lifts over classic units, commanding premiums of $75 to $130.
• In-Place Stability & Historically High Occupancy: Currently 97.5% occupied with minimal vacancy, delivering immediate, predictable cash flow while 12 upcoming lease expirations through year-end 2026 offer immediate mark-to-market upside.
• Turnkey Asset with Minimal Capital Outlay: 82.5% of units are fully upgraded with wood laminate flooring, modern cabinetry, updated countertops, and refreshed fixtures. Major building systems—including pitched roofs (2022) and HVAC compressor units—have already been replaced.
• Ancillary Revenue Enforcement: Active management successfully enforces utility reimbursements (RUBS for water/trash/pest), pet rent, lease protection fees ($15/mo), and amenity charges, driving over $50,000 in annual secondary income (~$1,039/unit/year).
• Prime Central Hattiesburg Location: Located in The Oaks historic The Oaks neighborhood , placing residents minutes from The University of Southern Mississippi (13,100+ students), William Carey University, Forrest General Hospital, and Downtown Hattiesburg.