Maple Valley Townhomes 618 E Waverly St 30 Unit Apartment Building $1,790,000 ($59,667/Unit) 8.97% Cap Rate Morganfield, KY 42437

Stabilized High-Yield Asset with Built-In Rent Growth and Strong Downside Protection
Maple Valley Townhomes presents a 30-unit townhome investment opportunity offering strong in-place cash flow combined with conservative upside through market-supported rent growth. The property consists of four residential buildings situated on approximately 2.95 acres, featuring spacious 2-bedroom townhome layouts that support strong tenant retention and operational efficiency.
The asset is currently 100% occupied and generates a current NOI of approximately $160,527, representing an attractive entry cap rate of approximately 8.97% at the offering price. Pro-forma NOI is estimated at approximately $171,867, reflecting a stabilized cap rate near 9.6% through conservative rent repositioning.
Unlike heavy renovation value-add assets, Maple Valley Townhomes offers stabilized cash flow with incremental upside, making it ideal for investors seeking immediate yield with limited operational disruption. Current average rents of approximately $650 remain modestly below estimated market levels of $695, providing a clear and achievable path to NOI growth without significant capital investment.
The low-density site configuration and townhome-style layout differentiate the property from traditional apartment assets, supporting long-term tenant stability, reduced turnover, and operational simplicity. The property is offered at a basis significantly below estimated replacement cost, creating strong downside protection while maintaining long-term upside potential.
Location Overview
Located at 618 E Waverly Street in Morganfield, KY, the property benefits from proximity to local retail, schools, and regional transportation routes including U.S. Hwy 60 and KY-56. Limited competing townhome inventory within the submarket supports consistent tenant demand and stable long-term occupancy.