The Grove has been decisively re-priced to $4.99M, creating one of the most compelling stabilized multifamily opportunities in Northwest Florida. Now offered with a strong in-place yield, an 8.5%+ Year One cap rate, and immediate, proven upside through a light value-add program, The Grove combines day-one cash flow, low execution risk, and long-term development optionality. The property is consistently 98-100% occupied month after month in a supply-constrained rental market, where units lease in approximately one week, and benefits from over $800,000 of recent capital improvements. The current owner has already demonstrated the rent growth strategy, providing clear validation for the next phase of upside. Importantly, the NOI has been re-underwritten using updated property taxes and a new insurance quote, providing buyers with a realistic, defensible income profile from day one. With a generous buyer’s agent commission, strong takeover returns, and a seller prioritizing qualified buyers who can execute a Q1 closing, this opportunity is priced to move. KEY INVESTMENT HIGHLIGHTS * Price: $4,990,000 * In-Place NOI: $383,133 * In-Place Cap Rate: 7.66% * Year One Cap Rate: 8.56%?NOI modeled with updated insurance and property tax assumptions * 44 Units | 51,814 SF | 4.43 Acres * Zoning: R-3 (supports expansion to up to 70 units) * Occupancy:consistently 98-100% occupied month after month in a high-demand rental market IMMEDIATE LIGHT VALUE-ADD WITH LOW EXECUTION RISK Significant NOI growth can be achieved through a light, proven value-add strategy, including: * Convert 6 two-bedroom units to three-bedroom layouts at minimal cost * Bring 5 month-to-month leases to current market rents. Additional Upside:?An adjacent 3-acre R-3 parcel is available for under $100,000, allowing development of up to 48 additional units, creating a rare expansion play for buyers seeking scale. CAPITAL INVESTMENT & STABILITY * $800,000+ invested in renovations and property improvements * Strong physical condition with stabilized operations * Day-one cash flow with clear, achievable NOI growth LOCATION & MARKET STORY — MARIANNA, FL Marianna is rapidly emerging as a regional economic and employment hub, driven by: ?? Tri-State Accessibility Located near the Florida–Alabama–Georgia border, Marianna draws from a 1M+ population base within 60 miles, supporting workforce housing demand. ?? Accelerating Growth Metrics * Population: +32.37% since 2020 * Median Income: +37.52% since 2023 * Projected Job Growth: +28.6% by 2034 ??? Housing Supply Imbalance A projected 380-unit housing shortage by 2030 in ZIP 32446 supports: * Strong absorption * Minimal vacancy * Continued rent growth ?? Corporate Validation * Chick-fil-A opened April 2023, adding 125 jobs * Pulse Industries: 278,000 SF advanced manufacturing facility * PackEx USA: New aluminum packaging & bottling plant THE BIG PICTURE Marianna is transitioning into a long-term regional growth market, supported by job creation, infrastructure investment, and a growing population base. The Grove offers a rare combination of stabilized income, immediate upside, and future development potential—now at a price that creates compelling risk-adjusted returns. MEDIA & CONTACT ?? Preview Video:?https://www.youtube.com/shorts/WPD2VNj4E34?feature=share ?? Quick Links * Schedule a Tour / Call: https://calendly.com/j2porterteam * Digital Business Card: https://blinq.me/v2I1XieqW29W