Luxury Property in Dynamic Walkable Location
AYR is an exquisite property built in 2020, boasting modern and inviting finishes that appeal to high-income residents seeking a luxurious lifestyle. Its prime location offers a walkable experience, with convenient proximity to retail establishments.
Access Broad Ripple, Keystone & Downtown
AYR's exceptional location places it just a mile from the bustling center of Broad Ripple, ensuring residents can effortlessly immerse themselves in the vibrant entertainment, dining, and cultural offerings. Additionally, its strategic positioning provides quick access to both Downtown Indy and the upscale Keystone area, granting residents the opportunity to conveniently reach top employment centers as well as indulge in the city's premier shopping and dining destinations.
High-End Amenities & Finishes
The property provides an elevated living experience with luxurious finishes featured in the units, along with a range of high-end amenities. Residents can enjoy the convenience of unique Live Work Units, an expansive fitness center, co-working stations provide a productive and collaborative environment. Additionally, the Aqua Lounge offers a stylish and relaxing space for residents to unwind and socialize.
Proven Demand and Rent Growth
AYR experiences consistently high occupancy rates in the mid-90s, reflecting the strong demand for residents to live in the community. Furthermore, the property achieved rent increases ranging from 12% to 13% for both lease renewals and new leases, indicating the desirability of AYR as a sought-after living destination.
Indianapolis, IN 46220
PROVEN VALUE-ADD POTENTIAL
The current owner has upgraded 92 units, which are achieving an average monthly rent premium of $194 over classic units. Further revenue growth could be achieved by upgrading the remaining 68 classic units.
OPPORTUNITY FOR FURTHER ENHANCEMENTS
The property has stable management and revenue flow. A new owner could further grow revenue by completing renovations to the building exteriors, hallways, and creating additional amenities for residents.
CONVENIENT ACCESS TO VAST EMPLOYMENT
The property is adjacent to Finish Line's HQ, and a large employment cluster. Other significant employers nearby are Emmett J. Bean Federal Center, Community Hospital North, Adidas Group, Amazon, and Walmart Distribution. I-70 and I-465 are less than three miles away, providing direct access to the downtown CBD and all areas of the city.
HIGH GROWTH EAST SIDE LOCATION
Located on Indy's East side, which has consistently trended upward in several indicators including occupancy and rent growth (56% since 2012). Its substantial job base and strong regional economy are both growing faster than jobs nationwide. Briergate also benefits from a great school district and close proximity to fast-growing and affluent Hancock County.
Briergate can be purchased individually, or as a portfolio with Wellington Village, for a total of 364 units. The properties are less than three miles apart.
Indianapolis, IN 46229
The Carmel Gateway Site offers the rare opportunity to own and develop the next city district in thriving Carmel, Indiana. This search is for the right developer to take the exciting master plan and turn this office park into a town center. The owner will retain ownership of the existing office buildings.
- Turning an Office Park Into a Town Center
- Impressive Carmel Growth
- Highest Incomes in the State
- Unparalelled Quality of Life
Indianapolis, IN 46240
New Construction $200K Build-to-rent Homes
Currently under construction, Circle Point Villas is a new, high end rental home community built by an experienced developer. After rollover of the first leases, additional organic rent growth could be achieved.
High Demand for Home Rentals
There is increasing demand for renters who prefer the privacy and larger size of a home, without the burden of homeownership. Peak home prices coupled with the flexibility of renting and desire for suburban living have boosted the demand for BTR communities.
Trending Demographics Support Rental Rates
Circle Point Villas is primed for a high-level resident profile. Average household incomes within five miles are $66K and is expected to increase by 10% over the next four years. Nearly 52% of residents earn over $50K. Spending 30% of a $66K average gross income for housing equates to rents starting at $1,650.
Maintenance Free Rentals with Flexibility
BTR homes attract millennials, baby boomers and prospective home buyers tired of the house hunt with the flexibility to move when they want, and maintenance free living with professional on-site management. Circle Point Villas offer spacious open layouts, direct access garages, green space, patio and front porch, laundry room with W/D and a full appliance package.
Near Significant Employment
Toyota Motor Manufacturing | Indiana (7,296 employees) is less than five miles from Circle Point Villas. The company is adding an additional 1,400 employees by the end of 2023. Additional employers nearby include Duke Energy (1,400 emp), Vuteq Corp. (654 emp), Deaconess Gibson Hospital (350 emp) and Hansen Corp. (233 emp).
PROVEN ABILITY FOR CONTINUED REVENUE GROWTH – 6.7% CAP RATE AT CURRENT RENTS
After an extensive period of extremely low market rents, in 2023 the current owner increased them by $200/unit. 100% of the leases signed in 2023 (60+ leases) are at the new, higher market rent. Simply continuing to push the current market rent on renewals and new leases equates to a 6.7% cap rate year one. The average length of tenancy for leases prior to 2023 is unprecedented at nearly 6 years. In 2022, annual turnover was only 18.3%.
PRIME VALUE-ADD OPPORTUNITY SOLD BY ORIGINAL DEVELOPER
Golfview presents the opportunity to obtain a well-maintained property sold by its original developer, located within the affluent city of Valparaiso, IN. Even the recently increased Market Rents trail the rents at comparable properties and are poised to benefit from a value-add initiative. Through an interior renovation program, an incoming investor can dramatically increase effective rents, with NOI growth of at least 15%, and generate a $400+ average rental premium. Additionally, revenue can be increased by initiating a bill-back for water, sewer, and trash, and introducing desirable amenities.
POPULAR & FLOURISHING VALPARAISO
Valparaiso’s exceptional quality of life shines through its lively downtown, plethora of green spaces, exciting economic developments, presence of the nationally acclaimed Valparaiso University, and an outstanding public school system. With only 38% rental housing and very little new development in Valparaiso, it’s no surprise this market consistently maintains a high occupancy, currently 96.5% and 4.6% rent growth in 2023.
BORDERING GOLF COURSE IN PROSPEROUS NEIGHBORHOOD
Nestled within an opulent and coveted locale, Golfview gracefully meanders alongside the serene Forest Park Golf Course, providing picturesque views enhanced by lush foliage. The immediate area is quite affluent with average household incomes and home values exceeding $122K and $346K, respectively.
PROMINENT CHICAGO MSA/NORTHWEST INDIANA REGION
Golfview boasts a prime, central location in Northwest Indiana (The Region), within the Chicago MSA. A mere one-hour drive from Chicago—the nation’s 3rd largest city—Golfview benefits from proximity to an abundance of employment, amenities and entertainment opportunities, while avoiding the exorbitant costs and inconveniences of a large metro. Northwestern Indiana is benefiting from a boom of new residents as people look to escape Chicago in favor of small-town charm, lower taxes and a more suburban environment.
Valparaiso, IN 46385
The Cushman & Wakefield Midwest Multifamily Advisory Group is pleased to present the exclusive listing of The Heights at Knollwood Crossing, a 192-unit apartment community located in Hamilton, Ohio within the Cincinnati MSA. This asset is situated near major employers and abundant big box retail and restaurants. Built between 2004 and 2006, the property offers an outstanding opportunity to obtain a high demand, well-maintained and operated asset with a fixed rate assumable HUD loan. Additionally, revenue can be optimized by modernizing all units, initiating bill-back for water, sewer, and trash, and introducing sought-after amenities.
Adjacent Property Also Available For Sale
Hamilton, OH 45011
HIGH DEMAND BUILD-TO-RENT DEVELOPMENT
Honor Meadows is a build-to-rent (BTR) community thoughtfully designed with popular interiors and architectural details. The experienced Central Indiana developer, Bridgenorth Homes, uses true craftsmen to build their homes. Renters who prefer privacy, larger homes, suburban locations, and the flexibility of renting have boosted the demand for BTR communities.
POPULAR COMMUNITY ELEMENTS
The planned community will offer nine green common area spaces and a large park with gazebo and fire pit with seating. Home interiors will incorporate a direct access one-car garage, covered front porch, fenced back yard, washer/dryer, walk-in closets, and kitchen pantry, among other popular features.
RAPID EXPANSION OF LEBANON
Lebanon is located within Boone County, Indiana’s 2nd fastest-growing county. Industrial facilities, developments and employment in downtown Lebanon and along the I-65 corridor are growing at a fast pace. This growth includes the recently announced LEAP Lebanon Innovation District, a 7,000-acre mixed-use campus with Eli Lilly as a major tenant (less than two miles from Honor Meadows).
QUICK ACCESS TO NOTABLE AREAS
Lebanon’s rapid growth can be attributed to its location along I-65 with quick access to key areas such as Whitestown, Zionsville, Westfield, Lafayette, downtown Indianapolis and the Indianapolis International Airport.
Lebanon, Indiana is facing a housing shortage due to its location in rapidly growing Boone County (31% population growth since 2010). There is a lack of housing options, especially for temporary construction, and permanent jobs needed at the new LEAP district. Honor Meadows is ideally located just east of the LEAP district, making it a prime housing option. CLICK HERE FOR MORE INFORMATION
Lebanon, IN 46052
The Cushman & Wakefield Midwest Multifamily Advisory Group is pleased to present the exclusive listing of the 240-unit Knollwood Crossing Phase I apartment community located in Hamilton, Ohio (Cincinnati MSA). This asset is situated close to key employment areas and prominent retailers. Built between 2000-2001, Knollwood Crossing Phase I offers an outstanding opportunity with substantial value-add and optional seller financing. There is a tremendous opportunity to transition the AMI restricted units to 100% market rate. Presently owned by a non-profit entity, 180 of the 240 units are subject to 60% or 80% AMI restrictions. Upon the sale to a for-profit entity, these restrictions would be lifted (existing leases must be upheld).
Adjacent Property Also Available For Sale
Cincinnati, OH 45011
2007-Built Asset Sold by Original Developer w/100% Renovated Units
The Lakes of Beavercreek presents the rare opportunity to obtain a meticulously designed property sold by its original developer, located within the opulent Dayton suburb of Beavercreek, exhibiting an average household income of $133K+. More than $3.7M or $18K/unit was recently spent to upgrade 100% of units with modern finishes, while the property’s performance consistently exceeds expectations.
Future Revenue Growth Potential | Current Rents $74-$571 Under Market
The owner recently finished an occupied unit renovation on 100% of the units in September 2023. The opportunity exists to reduce loss to lease by increasing rents once the leases rollover. Current rents at the property are 5%-29% or $74-$571 below the competing properties. Additionally, revenue can be optimized by immediately initiating bill-back for water, sewer, and trash, and introducing sought-after amenities.
Strong Demand: 96% Occupied | 21% Lease Trade-outSubstantial demand to live at The Lakes of Beavercreek is evident with a current occupancy of 96% and a strong historical occupancy of 94.5%+ since 2019. The affluent, reliable resident base boasts an average household income of $75K. Historically, bad debt has been very low at less than 1% since 2019.
Exceptional Unit Layouts & Features
The meticulously designed units offer private entrances, expansive floor plans, full-size washer/dryer connections, abundant natural light, and the added bonus of both front and back balconies or patios. External storage and ample, large closets ensure abundant space, while the 9’ ceilings, built-in bookshelves and elegant crown molding in living rooms contribute to an elevated living experience. Nestled within a serene suburban enclave, the property sits on a low-density site with attractive topography and mature trees, boasting striking curb appeal.
Close to Largest Employers & Powerhouse Retail
The property is strategically positioned just east of Dayton (15 minute drive to the city center), close to major thoroughfares (I-675 and I-75), key employers (Wright-Patterson Air Force Base, Wright State University and Miami Valley Research Park) and prominent retail centers (The Greene and The Mall at Fairfield Commons). Wright-Patterson Air Force Base, Ohio’s largest single-site employer, has over 30,000 employees and is less than 15 minutes from The Lakes of Beavercreek.
Beavercreek, OH 45440
Best Product in Vibrant Walkable Location
Promenade at Founders Square stands out as the premier offering in its vicinity, boasting top-tier finishes and luxurious amenities that elevate the living experience. The vibrant location adds to the appeal, with convenient on-site retail options and adjacency to the popular Founders Square Park.
6.4% Cap Rate with Impressive Demand
The property is being offered at a compelling 6.4% cap rate. Furthermore, the property showcases remarkable demand as it is currently 100% leased with a waitlist of prospective tenants. This signifies a high level of interest and a positive market outlook for the property.
Northwest Indiana Employment & Amenities
The Northwest Indiana region is rich with abundant employment opportunities. Residents of Promenade at Founders Square enjoy convenient access to the job market in the Chicago area as well as the employment opportunities available in northwest Indiana.
Benefits From Illinois and City Exodus
Nationally there is a migration toward the suburbs. Locally Northwestern Indiana is benefiting from a boom of new residents as people look to escape Chicago in favor of small town charms, taxes and environment.
Proximity to Chicago
Promenade at Founder's Square boasts a prime location, a mere 45-minute drive from the lively city of Chicago. Residents can effortlessly enjoy the abundant amenities, entertainment offerings, and employment opportunities that Chicago provides, all while avoiding the exorbitant costs and inconveniences of city living.
Potential to Develop 60 Additional Units
The acquisition of land adjacent to Promenade at Founder's Square presents a promising opportunity for the development of 60 additional units. Two additional parcels of land are currently available for purchase at a price of $550K. Importantly, the site is already properly zoned and prepared, streamlining the development process.
Portage, IN 46368
Provenance is a meticulously designed community that boasts high-end finishes and luxurious touches throughout. The development, which is part of a larger project that includes for-sale single-family homes, townhomes, and retail space, is widely regarded as the best product in the market. It was developed by the reputable Old Town Companies, who is known for delivering transformational projects.
Exceptional Property Performance
The property's outstanding performance is evident in the substantial growth of average lease rents, which have surged by an impressive 19.77% when comparing the average T-12 rent to the current in-place lease rent. Furthermore, the remarkable 98% current occupancy rate underscores the strong demand for this exceptional product.
Exquisitely Planned Live-Work-Play District
Provenance is situated in the Discovery Park District, a mixed-use development spanning 400 acres adjacent to Purdue University's West Lafayette campus. The district features academic research labs, manufacturing facilities providing high-paying jobs, and various housing options.
Purdue University Growth & Excellence
Since 2014, Purdue’s annual applications to the university are up 48%. Purdue now ranks as one of the nation’s top U.S. public institutions as well as one of its most innovative.
Impressive Multifaceted Growth Location
Greater Lafayette shows strong 6.2% rent growth and 94% occupancy with limited new construction. The area offers a vibrant community with a variety of cultural and recreational activities. In addition to being a college town, Greater Lafayette attracts diverse businesses and startups, creating employment opportunities and contributing to the region's economic growth.
West Lafayette, IN 47906
The Cushman & Wakefield Multifamily Advisory Group is pleased to present the exclusive listing of Pullman Pointe, a 190-unit, 2020-built apartment community located in the heart of vibrant and growing Fishers with coveted assumable debt with a 3.75% fixed interest rate.
Pullman Pointe boasts an exceptional standard of luxury with top-tier finishes and a host of lavish amenities. Nestled just minutes away from the city’s finest dining, upscale shopping, and vibrant entertainment options, it provides a serene escape from the urban bustle. The onsite retail, King Jugg Brewery, offers residents a splendid outdoor setting, making it an outstanding amenity for all who call this place home.INVESTMENT HIGHLIGHTS
ASSUMABLE DEBT: 3.75% FIXED RATE - ±70% LTV
Incredible opportunity to assume 3.75% rate debt at 70%+/- loan to value wiith interest only payments until July of 2024 and 4+ years of remaining term.
TROPHY SUBURBAN ASSET
Pullman Pointe offers luxurious high-end finishes throughout every unit with bright, airy and open floorplan living. Additionally, the Amenity Set is second to none offering residents the posh lifestyle desired by high-income earners. The onsite brewery, King Jugg Brewery, is a great hangout amenity.
GROWING & VIBRANT LOCATION
Pullman Pointe residents relish tranquility while being minutes away from the city’s prime dining, retail, and entertainment. The Nickel Plate pedestrian pathway on the property gives active residents and pet owners easy access to their preferred lifestyle.
HIGH GROWTH FISHERS AND HAMILTON CO
Located in Hamilton County, the fastest-growing and highest-income county in the state, Fishers is continuing incredible growth and expansion. With new developments in all sectors from housing and hotels, entertainment, and retail, Fishers is and will continue to be a power-suburb of Indianapolis.
CONVENIENT TO DIVERSE EMPLOYMENT
Pullman Pointe is a destination for young professionals with award-winning employers just minutes away. The diversity of employers in the area (from tech to education and healthcare) offers a high level of stability in resident employment.
Fishers, IN 46038
LONG TERM OUT OF STATE OWNER | HUGE UPSIDE
Located out of state, the seller has owned and self-managed Quail Run for more than 25 years as their sole property in Columbus. A new owner will bring a fresh perspective and vision, and can increase rents both organically and through completion of property enhancements.
OFFERED AT $102K PER UNIT | 6.2% T-3 CAP RATE
The asset is offered at a low basis of $102K per unit with a very attractive 6.2% trailing cap rate. Without completing any renovations, the year one cap rate is 7.0%.
IMMEDIATE OPERATIONAL UPSIDE
Quail Run’s current rents are up to 15%+ under market and the owner isn’t currently charging back for water, sewer or trash. A new owner can raise rents immediately and begin charging utility reimbursement on new leases and renewals. Trailing expenses are also higher than industry standards and can be reduced by strong management.
PRIME RENOVATION POTENTIAL
Quail Run is a desirable low density property with mature landscaping, and is well positioned for comprehensive property enhancements. All windows, roofs and siding have been replaced and are still in good condition, so a new owner can focus on unit and amenity upgrades, with a potential $130+ avg. rent premium. An inconsistent renovation has been completed on 107 units; 102 units were partially renovated and 5 units were fully renovated.
EXCEPTIONAL COLUMBUS LOCATION
Home of the global power tech innovator Cummins, Columbus is #1 in the U.S. for industrial engineers and is a top manufacturing hub. Indianapolis and Louisville are easily accessible from Interstate 65, just west of Columbus. Well-known as an architectural mecca and one of the best cities in the world for public art installations, thousands of visitors flock to Columbus each year.
432-UNIT PORTFOLIO OPPORTUNITY
Quail Run can be purchased alone, or as a portfolio with Fountainhead—176 units on the north side of Indianapolis. The acquisition of both properties totals 432 Units.
Columbus, IN 47201
2007-BUILT <$170K/UNIT | 4.3% FIXED RATE ASSUMABLE LOAN
Summit Pointe presents the opportunity to acquire an exceptional 2007-built property at an attractive basis of less than $170K per unit within an affluent, high-growth immediate area. The appealing existing loan can be assumed at a low 4.3% fixed interest rate with the interest only period still remaining and the potential for a supplemental loan for a blended rate of 5.02%.
IDEAL OPPORTUNITY TO GROW REVENUE
By upgrading 234 units to a luxury-grade finish level and introducing popular amenities, Summit Pointe’s position among its competition could be elevated to top-of-the-market. Doing so could increase market rents by $211/unit, on average, equating to over $648,000 in additional annual income. Additionally, R&M expenses could be lowered by purchasing washer/dryer machines the property is currently leasing.
EXCEPTIONAL FINANCIAL PERFORMANCE
Investors have the opportunity to inherit impressive operations, including historically strong occupancy and 5.6%+ lease tradeout over the last three months. Additionally, total revenue growth was 10.7% for 2022.
DISTINCTIVE PROPERTY WITH POPULAR UNIT FEATURES
This low-density property offers lush landscaping, two large scenic lakes, attractive exterior architecture and all exterior private entries. The meticulously designed units offer spacious floor plans, full size washer/dryer connections, plenty of storage space, 9’ ceilings, elegant crown molding in living rooms, six-panel doors, and the added bonus of both front and back balconies or patios in most units.
FLOURISHING GREENWOOD: FAST-GROWING & AFFLUENT
The property is within the city of Greenwood (Johnson County—4th fastest growing in the state), a sought-after affluent south suburb of Indianapolis with a wealth of employment options. Summit Pointe’s immediate area enjoys impressive demographics such as 65% population growth and an average household income of $111K. Greenwood is known for well-performing schools and is proximate to downtown Indianapolis, offering additional employment and top-notch amenities.
Greenwood, IN 46143
7.2% TAX-ADJUSTED TRAILING CAP RATE
The Apex presents a fantastic opportunity to purchase a meticulously renovated property offered with strong yield at high tax-adjusted cap rates of 7.2% on trailing 3 months and an achievable 7.7% in year one. The property’s performance has been outstanding, maintaining an average occupancy rate of 96% over the past year.
TRANSFORMATIONAL RENOVATION COMPLETED
The property has undergone a complete transformation, with substantial enhancements to its mechanical systems and upgraded community amenities. Additionally, all units have been fully upgraded. Despite being built in 1970, The Apex has been repositioned and rebranded to give it a modern appearance and appeal, making it the premier property in its submarket. A new owner can easily concentrate on increasing rents during turnover or lease renewal and reducing the loss to lease.
CONVENIENT TO INTERSTATES, EMPLOYMENT & AMENITIES
Within a 15-minute drive, residents can easily access the bustling downtown area, a wide range of employment opportunities, a variety of amenities, and top-notch healthcare facilities. This prime location ensures that residents of The Apex have easy access to all the essentials and attractions Cincinnati has to offer.
TWO-PROPERTY CINCINNATI PORTFOLIO OPPORTUNITY
The Apex (317 units) can be purchased alone, or together with The Parkton (352 units), located just 15 minutes north. Together, the two properties total 669 units, offering the opportunity for scale in Cincinnati.
Cincinnati, OH 45239
7% TAX-ADJUSTED TRAILING CAP RATE
The Parkton offers an excellent opportunity to acquire a well-built property that recently underwent an extensive renovation. Offered with strong yield at high tax-adjusted cap rates of 7% on trailing 3 months and an achievable 7.4% in year one. Property performance is strong, operating at a consistently high occupancy of 94%, on average, over the past 12 months.
TRANSFORMATIONAL RENOVATION COMPLETED: $54K/UNIT - $18.8M TOTAL SPENT
The property has been fully transformed with significant mechanical improvements, new and improved community amenities, and 100% of the units have been upgraded. Built in 1970, The Parkton has the look and feel of a newer property, and was repositioned and re-branded to make it the top property in the submarket. A new owner can simply focus on increasing rents upon turnover or renewal, and burn off loss to lease.
PROXIMATE TO INTERSTATES, LARGEST MSA EMPLOYMENT HUB & POPULAR AMENITIES
Located less than one mile from I-275, The Parkton has excellent access to all of Cincinnati and also Dayton via I-75. The city’s largest logistics hub (122M SF) housing numerous employers, popular amenities and the Mercy Health Fairfield Hospital are all less than 10 minutes from the property.
TWO-PROPERTY CINCINNATI PORTFOLIO OPPORTUNITY
The Parkton (352 units) can be purchased alone, or together with The Apex (317 units), located just 15 minutes south. Together, the two properties total 669 units, offering the opportunity for scale in Cincinnati.
Cincinnati, OH 45231
PROVEN VALUE-ADD POTENTIAL
The current owner has upgraded 15 units with new cabinets and countertops, stainless steel appliances, lighting and plumbing fixtures, hardware, LVT flooring and gray paint scheme. These units are achieving an excellent rent premium of +$180, on average.
$2M IN CAP-EX SPENT WITH REMAINING UPSIDE
Completed updates included a clubhouse refresh, new soccer court, newly painted building exteriors, complete asphalt overlay, and 15 unit interiors. Additional revenue could be gained by upgrading the remaining 189 "Classic" units, adding washer/dryer connections and machines, adding a fitness facility, and replacing property and building signage.
HIGHLY DESIRABLE UNIT FEATURES
Consisting of only two- and three-bedroom floorplans with large units, averaging 1,231 square feet, makes Wellington Village's popular among renters. Every unit features a patio or balcony, dining room, plenty of closet space and a large storage closet that allows for an easy addition of washer/dryer connections.
CONVENIENT ACCESS TO VAST EMPLOYMENT
The property is a short drive to a large employment cluster, Finish Line Headquarters, Emmett J. Bean Federal Center, Community Hospital North, Adidas Group, Amazon, and Walmart Distribution. I-70 and I-465 are less than two miles away, providing direct access to Indy's CBD and all areas of the city.
HIGH GROWTH EAST SIDE LOCATION
Located on Indy's East side, which has consistently trended upward in several indicators including occupancy and rent growth (56% since 2012). Its substantial job base and strong regional economy are both growing faster than jobs nationwide. Wellington Village also benefits from a great school district and close proximity to fast-growing and affluent Hancock County.
Wellington Village can be purchased individually, or as a portfolio with Briergate, for a total of 364 units. The properties are less than three miles apart.
Indianapolis, IN 46219