Osborne Court Duplex Portfolio

Investment Overview

The Osborne Court Portfolio is a rare opportunity to acquire six duplex buildings (12 total units) in a single, contiguous transaction. All six sit side by side on Osborne Court — one street, single management footprint, instead of scattered-site assets.

12 total units across 6 duplex buildings, all 2 bedroom / 2 bath
5 of 12 units are Section 8, providing reliable subsidized income
Tenants are long-tenured — most have been in place 3–4+ years, including three tenants
        in place since 2018
Tenants are responsible for all utilities
7% property management fee noted separately for buyer underwriting (see financials)
One roof replacement planned this year (one-time capital expense, shown separately below)
11 of 12 leases run through 2027; only 1 lease expires before then (9/30/2026)
Fully leased — no current vacancies; the one unit that recently turned over has a new
        tenant in place as of July 1st
$216,667Ask Price / Unit
12.98xGross Rent Multiplier
11 of 12Leases Through 2027
5 of 12Section 8 Units
All six duplex buildings sit together on a single street in Riverdale, Clayton
        County, Georgia. Full address and appraisal detail available to verified buyers below.

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Full Property Address 611 Osborne Court, Riverdale, GA 30274

Recently appraised at $350,000–$370,000 — roughly $175K–$185K per unit across the portfolio.

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Income	Monthly	Annual
Gross Rental Income	$16,690.00	$200,280.00

Owner-Paid Expenses	Monthly	Annual
Property Taxes	$1,576.12	$18,913.41
Insurance	$720.08	$8,641.00
Trash Service	$409.00	$4,908.00
Lawn Care (bi-weekly)	$390.00	$4,680.00
Common Area Lighting	$120.00	$1,440.00
Total Owner-Paid Expenses	$3,215.20	$38,582.41

Net Operating Income$161,698 / yr

Reflects current in-place operating costs (taxes, insurance, trash, lawn, lighting). One roof replacement is planned this year as a one-time capital expense, not included above. Buyers should independently verify all figures during due diligence.

Buyer Underwriting Assumptions

Not deducted from the in-place NOI above, but worth budgeting for in your own underwriting. The property is fully leased with no current vacancy, so no vacancy factor is applied here:

Assumption	Monthly	Annual
Property Management (7%)	−$1,168.30	−$14,019.60
CapEx Reserve ($250/unit)	−$3,000.00	−$36,000.00
Fully-Loaded NOI	$9,306.53	$111,678.40

On a fully-loaded basis (including management and a capital reserve), NOI is approximately $111,678/yr — a 4.30% cap rate at the current asking price.