Welcome to The Grove Townhome Apartments An established, B-Class 44-unit townhome community in Marianna, FL—delivering strong, reliable in-place cash flow with multiple avenues for growth in a high-demand rental market. 7.1 CAP WITH ROOM FOR RAPID GROWTH A high-performing, stabilized asset with clear value-add upside. Key Property Highlights * 4.43 acres with flexible R-3 zoning * Mix of 2BR + 3BR townhomes, many newly renovated * 100% occupancy, with units leasing in as little as one week * $800K+ invested in upgrades and renovations * 2026 NOI projected +$63,819 (17.5% increase) * Upside: convert MTM tenants to market + convert 7 more units to 3BR * Zoning capacity for up to 70 units ? future expansion opportunity Additional Investor Benefits * Cost Segregation Benefit: $893,296+ projected (report available in OM) * NOI Growth: +17.5% projected by 2026 * Ability to convert MTM leases + 7 more 2BR units to 3BRs * Zoned for up to 70 units for future expansion ?? Meet the Team & Tour the Property Book a call or schedule a tour anytime:?https://calendly.com/j2porterteam QUICK LINKS LoopNet Listing:?https://www.loopnet.com/Listing/3034-Jefferson-St-Marianna-FL/37134141/ Preview Video:?https://youtu.be/LzvQGgQoDsI Schedule a Tour / Call:?https://calendly.com/j2porterteam Digital Business Card (J2Porter Team):?https://blinq.me/v2I1XieqW29W Why Marianna, Florida Is Poised for Explosive Growth 1. Strategic Tri-State Location Marianna borders Alabama and Georgia, creating a regional population draw of 1 million+ people within 60 miles. This makes Marianna a natural hub for logistics, retail, workforce housing, and manufacturing. 2. Exceptional Population & Income Growth * Population: +32.37% since 2020 (4.4% annually) * Median Income: +37.52% since 2023 (12.5% annual growth) * Job Growth: +28.6% projected by 2034 Marianna isn’t just growing—it’s accelerating. 3. Housing Market Imbalance = Investor Advantage A projected 380-unit housing shortage by 2030 in ZIP 32446 supports: * Strong absorption * Minimal vacancy * Consistent rent growth 4. Market Validation: Chick-fil-A Enters Marianna Opened April 2023, adding 125 jobs and signaling major corporate confidence in the market. 5. Economic Development Momentum Pulse Industries:?278,000 SF high-tech manufacturing facility at Marianna Airport Industrial Park. PackEx USA:?New aluminum packaging & bottling plant bringing sustainable manufacturing jobs. These anchors reinforce long-term employment and population expansion. 6. Investor Takeaways * Strong demographic trends * Strong employer base * Clear housing demand gaps * Tri-state regional access * Significant public + private investment The Big Picture Marianna is transforming into a regional economic hub with national attention and major investment. The Grove offers the rare combination of stabilization, growth, and development potential—making it a prime early-entry opportunity.