Property Details
| Type | Quadplex — 4 units, each 2BR / 2.5BA |
| Year Built | 2021 (brick, 2-story townhome style) |
| Total Living Area | 4,612 SF |
| Lot Size | 0.50 acres |
| County Appraised Value | $807,900 |
| Location | Flint Ridge, Clarksville TN — near Fort Campbell |
| Zoning | R-4 Multi-Family Residential |
| Occupancy | 100% — all 4 units leased |
Rental Income
| Unit A | $1,050/mo (upside to $1,200 at renewal) |
| Unit B | $1,200/mo |
| Unit C | $1,050/mo (upside to $1,200 at renewal) |
| Unit D | $1,200/mo |
| Gross Monthly Rent | $4,500/mo ($54,000/yr) |
| Less: Property Management (8%) | ($360/mo) |
| Net Operating Rent | $4,140/mo ($49,680/yr) |
Your Investment
| Purchase Price | $725,000 |
| VA Loan Assumed (2.706% fixed, 30-yr) | $399,000 |
| 2nd Note Payoff to Original Owner | $100,000 |
| Original Owner Discount | ($86,727) — reduced from $186,727 owed |
| Assignment Fee to Current Owners | $226,000 |
| Total Cash to Bring to Closing | $326,000 |
Monthly Cash Flow Analysis
| 1st Mortgage P&I (VA 2.706%) | $1,815/mo |
| Taxes & Insurance (actual escrow) | $1,059.55/mo |
| Total Monthly Payment | $2,875/mo |
| Gross Rents | $4,500/mo |
| Less: Property Management (8%) | ($360/mo) |
| Net Operating Rent | $4,140/mo |
| Net Cash Flow | +$1,265/mo ($15,185/yr) |
| Cash-on-Cash Return | 4.7% |
With rent upside (Units A & C to $1,200 at renewal)
+$1,541/mo · $18,497/yr · 5.7% CoC
Why This Deal Works
|
This Deal (VA Assumed) |
Market Rate (Conventional) |
| Interest Rate |
2.706% |
6.15% |
| Monthly P&I |
$1,815 |
$3,314 |
| Total Monthly Payment |
$2,875 |
$4,374 |
| Monthly Cash Flow |
+$1,265/mo |
−$234/mo |
| Cash-on-Cash Return |
4.7% |
−1.5% |
At market rates, this property is cash-flow negative. The assumed VA loan at 2.706% saves $1,499/mo ($17,988/yr) — that savings is the entire profit margin. The original owner is also accepting an $86,727 discount on his second note to facilitate this sale.
Buyer Qualification Requirements
Military Status
Active duty, veteran, or eligible reservist
Certificate of Eligibility
Must show sufficient entitlement for ~$399K
Proof of Funds
$326,000 verified liquid assets
VA Assumption Approval
Carrington Mortgage (current servicer)
Estimated Timeline
45–90 days for VA assumption process
NDA Required
Yes — before detailed financials disclosed
This is an off-market opportunity. Property address and detailed financials are provided upon execution of NDA and verification of proof of funds. All figures based on verified mortgage statements and county records as of February 2026.