1115 Ozier Street

This fully stabilized 8-unit apartment community in Van Buren, Arkansas presents a compelling value-add opportunity with immediate upside through rent optimization. The property is 100% occupied and currently generates a trailing 12-month NOI of over $37,000 on in-place rents — but the real story is the path to market. With 1-bedroom units averaging $513/month against a market rate of $695 and 2-bedrooms averaging $638 against $800, the portfolio carries nearly $16,700 in annualized rent upside that a new owner can capture through normal lease turnover, pushing Year 1 NOI above $52,000. Built in 2009, the 5,032 SF property consists of four 1-bed/1-bath and four 2-bed/1-bath units across a single 8-plex building, offering efficient management scale without the complexity of scattered sites. The T-12 expense ratio of just 34.5% reflects a lean operating profile, and the property's strong collections history (only $550 in total past due balances) confirms a stable tenant base. Van Buren sits directly adjacent to Fort Smith — Arkansas's second-largest city — and benefits from the metro's 285,000+ population, diversified employer base, and major transportation infrastructure along I-40 and I-49. The Ozier Street location offers tenants easy access to Van Buren's retail corridors, the Crawford County courthouse district, and a quick commute across the Arkansas River bridge into Fort Smith's employment centers. Limited new multifamily construction in the submarket continues to keep vacancy rates low and supports sustained rent growth. At the asking price, a buyer acquiring with conventional 75% LTV financing at current rates can expect Year 1 cash-on-cash returns north of 9% with market rents in place — a rare combination of day-one cash flow and embedded upside in a low-maintenance, fully occupied asset.