Investment Highlights

• Accretive 3.31% Assumable Financing Through March 2031

  • The Woods is being offered with a 3.31% interest rate loan, providing an investor with significant positive leverage and anticipated cash-on-cash yields of +9% in year one. 
  • With ±$19M in loan proceeds, ±5 years of term remaining including ±2 years Interest Only debt service, The Woods offers highly accretive loan terms in today’s higher interest rate environment. 

• Diligently Maintained Community with ±$165,000 in Annual Income Upside

  • The Woods features a full suite of amenities including in-unit washers and dryers in the majority of units, a sparkling pool and spa, and recently underwent $1.15MM in improvements, positioning the property as a high-quality investment with minimal near-term capital requirements. 
  • With robust operations evidenced by ±95% occupancy over the last 12 months, The Woods offers stable in-place cash flows along with the opportunity to capture an additional ±$165,000 in annual income through renovation premiums and loss-to-lease capture. 
  • The Property boasts implied average rent-to-income ratios of just ±20%, paving the runway for future rent growth as average household incomes in Citrus Heights are projected to grow ±20% by 2030. 

• Strategic Location in Sacramento’s Premier Private-Sector Growth Corridor

  • Sacramento’s I-80 Corridor stretching from Citrus Heights through Roseville and Rocklin has emerged as the region’s primary private-sector growth engine, complementing the Sacramento MSA’s historically stable government employment base. 
  • Bolstered by an advanced tech and manufacturing presence, high-wage job concentration, and leading academic institutions, the corridor is a target for capital investment including Bosch’s ±$2B Roseville semiconductor facility, which is expected to open this year and create up to 1,700 engineering, research, and manufacturing jobs. 
  • Located less than a quarter mile from I-80, The Woods provides residents a convenient ±5-minute drive to Roseville/Rocklin while offering rents at a ±19% discount to those markets, positioning the Property to directly benefit from the sustained expansion of this high-growth employment hub. 

• Zero Units in the Construction Pipeline and +95% Occupancy Projected Through 2030

  • The Woods is insulated from future competition – there are currently zero units planned or under construction in Citrus Heights, and only one 50+ unit property has delivered since 2000. 
  • The Citrus Heights submarket is projected to maintain +95% occupancy through 2030 as the local supply and demand imbalance persists. 
  • Average home sale prices exceed $480,000 within a 1-mile radius of The Woods, establishing the Property as a compelling value proposition for amenitized suburban living at a ±50% discount to homeownership. 

• Located in one of the Tampa MSA’s Best-Performing Multifamily Submarkets

  As Florida’s most densely populated county, Pinellas County exhibits some of the highest barriers-to-entry for new supply in the State. Lack of available sites for garden-style development and St. Petersburg’s affordability restrictions on new developments going forward pose significant limitations to new supply. Meanwhile, the area continues to attract strong renter demand due to its access to many of Tampa Bay’s largest employers as well as the beaches and cultural activities. As a result of these factors, the scarce amount of new supply in the submarket has leased at impressive rates, with new communities such as Marlowe Gateway achieving rents of $2,700 / $2.65 PSF, and CoStar projects continued average rent growth of over 3.0% per annum through 2030.