This offering consists of a 17-unit townhome portfolio built between 2007 and 2008. The mix includes nine 2-bedroom units and eight 3-bedroom units, each featuring modern layouts, central HVAC, and attached garages. The asset has been operated as a long-term, low-turnover rental community, resulting in below-market rents and stable occupancy. An investor can immediately benefit from reliable cash flow with the ability to strategically bring rents in line with current market levels.

Pricing and Value Position
Comparable townhomes of similar vintage routinely value in the mid-$300,000s for 2-bedroom units and the low-$400,000s for 3-bedroom units. The aggregate retail sell-off value for all 17 units is approximately $6.4M to $6.6M. The current portfolio offering price of $5.2M to $5.4M provides an estimated 15 to 20 percent discount to break-up value. This discount reflects long-term tenancy and a deliberate hold strategy rather than a rent-maximized operation, creating natural value for an incoming investor.

Income and Rent Position
Current in-place rents average approximately $2,378 per unit per month. Based on market data and comparable townhome rentals, 2-bedroom units typically lease for $2,300 to $2,500, while 3-bedroom units generally achieve $2,750 to $3,150. The existing portfolio is therefore positioned roughly 10 to 15 percent below current market levels, with the primary driver being tenant longevity rather than product quality.

Rent Alignment Strategy and Projected Upside
A structured annual rent-increase schedule of approximately 5 percent on renewals and turnovers provides a predictable and tenant-friendly pathway to market alignment. Under a mid-market scenario, rents stabilize at approximately $2,400 for 2-bedroom units and $2,800 for 3-bedroom units. Under a top-market scenario, stabilized rents trend toward $2,500 for 2-bedroom units and $3,000 for 3-bedroom units. These adjustments elevate annual gross revenue from $485,100 to approximately $528,000 at mid-market and to approximately $558,000 at higher-market stabilization.

Cap Rate Improvement
The property currently reflects a cap rate of approximately 5.7 percent. With mid-market rent alignment using the existing expense framework, the cap rate increases to approximately 6.1 percent at a $5.2M price. With higher-market rents achieved, the cap rate reaches approximately 6.5 percent. Even at a $5.4M basis, the stabilized cap rate ranges approximately from 5.9 to 6.3 percent depending on rent targets.

Regional Development and Market Outlook
Broward County continues to benefit from sustained economic expansion, population inflows, and large-scale investment activity. Major infrastructure enhancements, multifamily construction pipelines, and ongoing commercial development contribute to rising demand for quality rental housing. The region has shown consistent absorption of new units, strong employment growth, and long-term resiliency as a business and residential hub. This environment supports long-term appreciation for well-maintained housing positioned below luxury price points yet benefiting from regional growth trends.

Investment Highlights
Bulk pricing at a material discount to individual unit values
Under-market rents offering 10 to 15 percent near-term upside
Modern townhome construction with garages and strong long-term tenancy
Structured rent alignment strategy with approximately 5 percent annual increases
Cap rate growth potential from approximately 5.7 percent to 6.1–6.5 percent
Located in a county with ongoing development, population growth, and strong rental demand

This portfolio offers stable cash flow, built-in appreciation potential, and a clear operational pathway to improved returns, making it suitable for both seasoned investors and buyers seeking a strategic long-term hold.