in Apartments
About this property
Waterstone Multi-Housing Advisors is pleased to present The Oaks Apartments, a 98-unit multifamily investment opportunity located in Macon, Georgia. The property offers investors the rare combination of stable in-place operations, proven rent growth, and attractive assumable agency financing, creating a compelling cash-flow profile in today’s market.
The Oaks is currently operating at approximately 94% occupancy with strong collections and on-site ownership management. The asset serves the workforce housing segment, providing large 2- and 3-bedroom units that remain in high demand due to affordability and unit size relative to newer supply.
Current ownership has demonstrated the ability to achieve $900 rents on 2-bedroom units and $1,200 rents on 3-bedroom units through simple, low-cost unit turns consisting of flooring updates, painted cabinetry, and minor cosmetic improvements. A significant portion of the tenant base consists of long-term legacy residents paying rents materially below these proven lease levels, creating a clear and executable mark-to-market opportunity. With a current rent roll of approximately $81,000 per month, the property presents a pathway toward ~$95,000+ per month in gross rent without heavy renovation programs.
The investment is further enhanced by assumable Fannie Mae agency financing. Buyers have the ability to assume below-market senior debt and layer a supplemental loan, producing a projected blended interest rate in the low 6% range, materially below prevailing market acquisition debt. This structure supports strong day-one cash flow and positions investors to achieve compelling cash-on-cash returns as rents align with market levels.
Based on current underwriting assumptions, buyers can structure financing at approximately 75% loan-to-value through a combination of assumable agency debt and a concurrent supplemental loan. The resulting structure enhances day-one cash flow while allowing investors to capture embedded NOI growth from mark-to-market rent alignment.
The Oaks represents an opportunity to acquire a stabilized workforce housing asset with embedded rent upside, limited renovation risk, and a meaningful financing advantage in a market where affordable housing supply remains constrained.
Amenities and Features
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