11-Property Portfolio Northwest Florida

• A Rare Way to Build Scale in One Transaction. 11 assets and 160 spaces, with each asset priced between $450,000 and $1.4 million.
• In-Place Rents Sit Well Below the Surrounding Market. Two-bedrooms average $834 and three-bedrooms $861. FY2026 HUD Fair Market Rents across the portfolio’s counties run $1,017 to $1,078 for a two-bedroom and $1,257 to $1,423 for a three-bedroom. Current Chipley listings are asking $1,275 to $1,400. That gap is built-in upside, not a projection.
• 92% Occupied, With 7 of 11 Assets Fully Leased. 147 of 160 spaces are occupied. Month-to-month tenancy lets a buyer move rents toward market without waiting for leases to expire.
• Attractive Unit Mix. The 150 homes and units break down as 48 studios (32%), 39 one-bedrooms (26%), 40 two-bedrooms (27%) and 23 three-bedrooms (15%). There are also 10 vacant lots. Studios and one-bedrooms make up a majority of the portfolio, the product with the deepest renter pool in a workforce market.
• Basis Well Below Replacement Cost. The portfolio is priced at roughly $54,400 per space. A new single-section manufactured home in the South cost $79,200 to $93,300 in spring 2026, before land, delivery, setup, well and septic.
• Flexible Exit. Each asset sits on its own parcel and is priced individually. A buyer can hold the whole portfolio or sell pieces to the deep pool of individual buyers active in this size range.
• A Growing, Workforce-Anchored Market. Jackson County’s population grew nearly 5% from 2020 to 2025, to roughly 49,600. Chipola College, Florida State Hospital and the state corrections system anchor local employment.
• A Persistent Shortage of Affordable Rentals. Jackson County school officials have described a lack of affordable rental housing in the area. Statewide, median rent climbed from $1,238 to $1,719 between 2019 and 2023, per the University of Florida’s Shimberg Center.
• One Operating Hub. Six of the 11 assets, 79 of the 160 spaces, sit in Marianna, within roughly 45 minutes of the rest of the portfolio. That supports one shared management and maintenance operation instead of 11 separate ones.
• Diversified by Asset Type, Product and County. 67 manufactured housing spaces and 93 multifamily units across Jackson, Holmes, Washington and Gadsden counties. Hilltop is the largest asset at 16% of total ask, and no other asset exceeds 14%.
• Lease-Up and Infill Upside Excluded From Underwritten Income. Ten vacant lots and three vacant homes are not counted in current NOI. Two of the homes need repair and four of the lots need septic work, which gives a value-add buyer a clear scope.