Investment Overview

Marcus & Millichap is proud to present this exclusive listing of the Taylors Falls Villas, which is a Section 42-based 20-Townhome complex, located in the well-known border town of Taylors Falls, Minnesota. With multiple major byways nearby (US Highway 8 and Minnesota State Highway 95), Taylors Falls sees a high-volume traffic count of commuters and travelers alike, as a result of being located in the high median income-based Chisago County, near the Minneapolis-Saint Paul metropolitan area. While known for its recreational areas, what was once considered a logging town situated along the scenic Saint Croix River is now considered a travel destination in large part because of the first state park in the United States (Interstate Park), which is located along his expansive riverway as well as bluffs and cliffs that overlook the river. In addition to the scenic views and close proximity to the Twin Cities, residents benefit from cost-effective housing while also having the flexibility to work on either side of the border of Minnesota and Wisconsin. Expansive and endless employment opportunities are available to residents while being just a short commute away is integral for the community. The first phase of the Taylors Falls Villas was built in 1998, and the second phase was built in 2001, which offers a stark contrast to the other older buildings in this historic community that was first incorporated in the 1850's. The four buildings are comprised of one building that has six (6) 3 BR up-and-down townhomes with attached garages, as well as fourteen (14) one-level townhomes with detached garages. The one-level townhomes consist of two (2) 1 BR units, eight (8) 2 BR units and four (4) more 3 BR units. The property has been meticulously maintained and stabilized for the new owner to "turn the key". While drawing a broad range of residents from neighboring Wisconsin and nearby Minneapolis-Saint Paul (45-50 miles), the Taylors Falls Villas have substantial room to continue raising rents. Current rents being charged are substantially below those allowed to be charged per the Section 42 limits. Another value-add opportunity involves converting to market rate rentals at the end of the 1998-2001 30-year LURAS. However, the new owner would have to debate between converting or continuing to take advantage of the 4D tax benefits offered under the Section 42 program. The new owner will benefit either way from attaining higher rents to drive revenue and maximize value and will have the option of continuing to take advantage of the substantial real estate tax benefits.