Investment Overview

The Ingleside Terrace & Magnolia Terrace Portfolio offers investors the opportunity to acquire a 174-unit value-add workforce housing platform in the steadily growing and economically diverse Macon, Georgia market. Priced at a compelling basis well below replacement cost, the portfolio provides immediate operational upside through strategic renovations, improved management execution, and a clear lease-up pathway. The properties offer a uniquely attractive blend of townhomes and traditional flats designed to appeal to a wide spectrum of Macon’s renter base: Ingleside Terrace: an 80-unit townhome community, featuring spacious two-story layouts ideal for families and long-term residents seeking additional space and privacy. Magnolia Terrace: a 94-unit community consisting of 80 garden-style flats and 14 townhomes, creating versatility and broad absorption potential. Both communities are well located within established residential corridors near Macon’s primary economic drivers—including healthcare, higher education, logistics, and manufacturing—ensuring a stable and durable renter pool. With Macon’s population holding steady at ~155,000, the submarket demonstrates consistent demand for affordable workforce housing. Operational performance currently trails market norms, offering a clear and achievable value-add runway. Light interior turns are estimated between $5,000 and $7,500 per unit, providing a cost-effective path to modernizing units, enhancing curb appeal, and elevating resident experience. These improvements support meaningful rent premiums and stronger absorption without the risks associated with heavy construction. The Ingleside Terrace & Magnolia Terrace Portfolio offers investors a rare chance to acquire a townhome-forward workforce housing platform with strong fundamentals, substantial value-add potential, and a compelling below-market basis. With manageable renovation costs, dependable renter demand, and a clear path to stabilization, the portfolio is positioned to deliver strong returns to operators capable of executing a disciplined renovation and operational strategy.