100-unit multifamily portfolio in Lufkin, TX consisting of The Californian (1970) and Falling Waters (1973), located ~1.6 miles apart; mix of 1- and 2-bed units, individually sub-metered. Significant value-add opportunity through implementation of RUBS at both all-bills-paid properties to enhance NOI. Interior renovation upside to push rents to proven market rates; Falling Waters offers in-unit W/D connections, while The Californian features on-site laundry.