Investment Highlights

• Seller financing at 5.5% interest only. 8% minimum down, 10-year term, no prepayment penalty. Well inside current bank pricing for four-unit commercial paper, with no lender appraisal, no DSCR test, and a clean exit at any point.

• 100% occupied through mid-2027. All four units leased at $1,300. Units 340, 342, and 346 expire 06/30/2027; unit 344 expires 05/31/2027. No lease-up risk and no rollover for nearly two years.

• Permit-documented 2021 renovation. Plumbing, electrical, doors and windows, interior remodel, and rebuilt exterior stairs, all permitted and finaled through the City of Atlantic Beach (Oct 2020–Aug 2021). Shingle roof replaced under a permit finaled Feb 2018. Closed inspections are a meaningful comfort on a 1968 building.

• In-place rents below market. Comparable Atlantic Beach 2BR leases closed in the last 12 months range from $1,400 to $1,750, with the closest comps averaging $1,599. A conservative $1,495 market rent adds $9,360 in annual gross income at the 2027 expirations, with no capital or repositioning required.

• Identical unit mix. Four matching 2BR/1BA units mean one turn spec, one appliance package, and one renovation scope, keeping management and capital planning simple for a private or first-time small multifamily buyer.

• Separately metered, tenant-paid utilities. Owner-borne operating costs stay low and insulated from utility inflation.

• In-unit laundry and full appliance package convey. Every unit has laundry hookups from the renovation, and the refrigerator, stove, and washer/dryer in each unit transfer with the sale. A meaningful amenity at this price point in the beaches submarket, supporting both rent and retention.

• Atlantic Beach location with durable demand drivers. Minutes to the ocean and Beaches Town Center, adjacent to Dutton Island Preserve, roughly four miles to Naval Station Mayport, and convenient to the Mayport Road corridor, Atlantic Boulevard, and the Jacksonville Beaches employment base.

• Low basis for beaches pricing. $231,250 per unit at asking, in a fully built-out submarket with effectively no new supply.