Pineville Gardens Apartments

Investment Overview

Pineville Gardens is a 20-unit, single-story garden-style multifamily community located at 19025 Pineville Road in Long Beach, Mississippi. Built in 2009 on a 2.25-acre site (98,010 SF), the property features an intimate, neighborhood-style setting comprising multiple duplex residences and two standalone single-family homes. The community encompasses 19,099 rentable square feet with an expansive average unit size of approximately 955 square feet across one- and two-bedroom floor plans. The asset operates as a turnkey, stabilized community featuring low-maintenance masonry construction, pitched composition shingle roofs, and concrete slab foundations. Residences offer functional layouts with fully equipped kitchens, central heating and air conditioning, ceiling fans, and in-unit washer/dryer connections, with select homes featuring wood-burning fireplaces and dedicated exterior storage. Having received more than $200,000 in capital improvements over the past eight years—including roof and perimeter fence replacements, upgraded flooring, granite countertops, and refreshed cabinetry—the property is positioned to deliver consistent operational performance with minimal near-term capital expenditure requirements.

Investment Highlights

• 100% In-Place Occupancy: Fully leased 20-unit community with an established track record of strong tenancy, providing immediate and uninterrupted operational cash flow.
• Over $200,000 in Recent Capital Upgrades: Substantial capital invested across the community over the last eight years—including replacement roofs, perimeter fencing, updated flooring, granite counters, and modernized cabinetry—insulates new ownership from near-term deferred maintenance.
• Organic Mark-to-Market Rent Upside: In-place effective rents average $872/month, trailing achievable market benchmarks of $953/month, allowing incoming ownership to capture immediate loss-to-lease burn-off through routine lease renewals without major renovation downtime.
• Distinctive Single-Story / Low-Density Footprint: Rare duplex and detached single-family architecture offering tenants enhanced privacy, private ground-floor entries, and expansive living areas that outperform traditional dense apartment blocks.
• Established Utility Recovery (RUBS): Active utility chargeback program in place for water and sewer, mitigating utility expense inflation and preserving net operating margins.
• Favorable Flood Zone Designation: Situated entirely within FEMA Flood Zones B and X (moderate-to-low risk outside the Special Flood Hazard Area), optimizing property insurance underwriting along the Gulf Coast.