The Flats
at Lancaster
A stabilized, cash-flowing 112-unit multifamily asset in one of Tennessee's fastest-growing employer markets — 15,000+ housing units needed, supply nowhere close to keeping up.
Stabilized income.
Strategic upside.
The Flats at Lancaster offers accredited investors a rare entry into a stabilized, cash-flowing multifamily asset without the execution risk of a typical value-add play.
Located in Clarksville, Tennessee — 45 minutes from Nashville — the property sits at the center of one of the South's most compelling employer growth stories. Amazon, LG Chem, Hankook Tires, Frito-Lay, TRAD, and Korea Zinc represent a wave of major employers bringing thousands of permanent jobs to the market. The result: a demand profile that is employer-driven, diverse, and durable.
With an estimated 15,000+ new housing units needed by 2029 and a delivery pipeline far short of that figure, Clarksville is a structurally undersupplied market. The Flats is a well-positioned, 96%-renovated asset ready to capture that demand from day one.
Class A — Limited Partners
| Annualized Return | ~16% |
| Average Cash-on-Cash | ~5–6% annually |
| Equity Multiple | 1.8–2× |
| Target IRR | 13% |
| Hold Period | 5–7 Years |
| Profit Split | 80% LP / 20% GP |
| Minimum Investment | $100,000 |
| Offering Size | $6,500,000 |
| Deal Type | Direct Syndication |
| SEC Type | 506(c) |
| Investment Type | Equity |
| Anticipated Close | May 8, 2026 |
| Acquisition Fee | 1% |
| Asset Mgmt. Fee | 1% |
| Disposition Fee | 1% |
Disciplined execution.
Three clear phases.
A conservative, operations-first approach — stabilize in Year 1, grow NOI in Years 2–5, exit to institutional or 1031 buyers at a materially higher valuation.
- Hold rents flat; no disruption to tenants
- Evaluate and normalize staffing (first 90 days)
- Survey tenants; gather feedback
- Rebid all vendor contracts
- Implement ancillary income: valet trash, pet fees, W/D leasing
- 3-5% avg. annual rent increases
- Scale revenue enhancement programs
- Drive operational efficiencies
- Grow NOI from $1.0M toward $1.3M+
- Quarterly distributions continue
- Primary: sale at Year 5–7 to institutional or 1031 buyer
- Alternative: cash-out refinance if market favors hold
- Multiple exit windows provide timing flexibility
- Target exit price: $21.6M
375 S. Lancaster
Clarksville, TN 37042
108 of 112 units fully renovated with premium finishes — quartz countertops, stainless appliances, luxury vinyl plank flooring, modern lighting, and full-size washer/dryer connections. Remaining 2 of the 4 units to be completed by closing.
- Swimming pool & sundeck
- Clubhouse
- Covered outdoor kitchen
- Private balcony — every unit
- W/D connections — every unit
- Dog park
- Ample parking
Conservative financing.
Institutional lender.
Clarksville, TN — A structural demand story.
The Clarksville MSA is one of Tennessee's fastest-growing metros, anchored by a recession-resistant military population and benefiting from Nashville's sustained expansion just 45 miles away.
Major Employer Concentration
Clarksville has attracted a powerful roster of large employers — Amazon, LG Chem, Hankook Tires, and Frito-Lay are already operating. TRAD and Korea Zinc are among the newest announced entrants, bringing thousands of additional permanent jobs to the MSA.
Severely Constrained Supply
The Clarksville market requires an estimated 15,000+ new housing units by 2029 to accommodate projected employment-driven population growth. Permitting and delivery pipelines are well below that threshold — creating a structural undersupply that directly supports rent growth and occupancy.
Fort Campbell — Demand Floor
One of the largest military installations in the United States, Fort Campbell is home to over 30,000 active-duty personnel and their families. This creates a persistent, non-cyclical base of housing demand that exists regardless of broader economic conditions — a demand floor that private-sector markets simply don't have.
Workforce Housing Sweet Spot
With major manufacturers, logistics operators, and now incoming industrial entrants driving relocation to Clarksville, Class B assets like The Flats sit in the sweet spot — attainable rents for the growing base of skilled trades, production workers, and military families.
Nashville Overflow Effect
As Nashville rents and home prices remain elevated, Clarksville captures residents and employers priced out of the core metro — a dynamic that has sustained population inflows well beyond what local job growth alone would predict.
Experienced operators.
Aligned incentives.
- 20 years in real estate & LIHTC development
- Owns/operates 5 multifamily properties; $85M+ AUM
- Leading a $32M multifamily development
- GP/KP on Freddie Mac & Fannie Mae loan assumptions
- Team awarded 9% LIHTC credit, 72-unit Memphis development
- 28 years in healthcare leadership
- 18+ years across commercial & residential real estate
- Led commercial buildouts and corporate office renovations
- Acquisition, renovation & new construction experience
- Founder & President, Integrated Pharmacy Solutions
- Gold Lifetime Business Achievement Award
- Co-Founder & Managing Partner, Selecta Homes (est. 2015)
- 20+ years in global executive roles
- $1.5B+ in revenue managed across Fortune 100 & FinTech
- MBA, George Washington University
Ready to invest?
Submit a soft commit to reserve your allocation, review documents, or schedule a call directly with the team.
