267 Smithson Ln

This is a debt deal, not a yield deal. The assumable 2.706% VA loan ($399,043 balance, fixed to

2051) saves roughly $800-$1,900 a month versus today's ~6.15-6.85% market — on the order of $97,000 over a ten-year hold. That advantage cannot be bought on the open market and is the core reason to pursue this property. The trade-off: the $725,000 ask sits at the top of the defensible range for the street, and underwritten to real expenses the going-in cap is only ~3.9-4.2%. Pursue it for the rate and Fort Campbell demand — and negotiate the price toward the comps.

INCOME    Rent roll & operating reality     UNIT   CONFIG    RENT / MO.  LEASE EXPIRES    STATUS

 

A

2BR / 2.5BA

$1,050

Feb 28, 2027

Occupied (two tenants @$525)

 

B

2BR / 2.5BA

$1,250

Sep 30, 2026

Occupied

 

C

2BR / 2.5BA

$1,300 / just vacated

Jul 16, 2026

Vacant

 

D

2BR / 2.5BA

$1,098

Jan 31, 2027

Occupied

 

Total 4 units

$3,398mo earlier was 4,698mo

$40,776 / yr fully occupied was $56,376 / yr

75% occupied

 

Fresh re-stabilization

Collections fell from $4,892/mo (spring 2025) to roughly $2,550/mo in Q4 2025 when Units A and D went vacant. The property only re-stabilized to $4,698/mo in April 2026 — the $56,376 run-rate is barely one month proven. Require a certified rent roll and estoppels.Rents near market Clarksville 2BR rents run ~$1,150-$1,268 (cluster ~$1,220). Units A and D trail; B and C are at or above. Stabilizing the low units toward ~$1,250 at renewal lifts gross income to ~$60,000/yr (+9%). Professionally managed RE/MAX NorthStar (Principal Broker George G.; Property Manager Scott S.) has run the asset since October 2025 under a 12-month agreement (auto-renew, ~through Oct 2026). Owner statements available for diligence.