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The Grove Townhome Apartments 3034 Jefferson St 44 Unit Apartment Building $7,258,784 CAD ($164,972 CAD/Unit) 7.13% Cap Rate Marianna, FL 32446
INVESTMENT HIGHLIGHTS
- B Class 44-unit townhomes, 100% occupied, high demand, Poised for significant NOI growth and expansion potential in Marianna, FL.
EXECUTIVE SUMMARY
Welcome to The Grove Townhome Apartments
An established, B-Class 44-unit townhome community in Marianna, FL—delivering strong, reliable in-place cash flow with multiple avenues for growth in a high-demand rental market.
7.1 CAP WITH ROOM FOR RAPID GROWTH
A high-performing, stabilized asset with clear value-add upside.
Key Property Highlights
* 4.43 acres with flexible R-3 zoning
* Mix of 2BR + 3BR townhomes, many newly renovated
* 100% occupancy, with units leasing in as little as one week
* $800K+ invested in upgrades and renovations
* 2026 NOI projected +$63,819 (17.5% increase)
* Upside: convert MTM tenants to market + convert 7 more units to 3BR
* Zoning capacity for up to 70 units ? future expansion opportunity
Additional Investor Benefits
* Cost Segregation Benefit: $893,296+ projected (report available in OM)
* NOI Growth: +17.5% projected by 2026
* Ability to convert MTM leases + 7 more 2BR units to 3BRs
* Zoned for up to 70 units for future expansion
?? Meet the Team & Tour the Property
Book a call or schedule a tour anytime:?https://calendly.com/j2porterteam
QUICK LINKS
LoopNet Listing:?https://www.loopnet.com/Listing/3034-Jefferson-St-Marianna-FL/37134141/
Preview Video:?https://youtu.be/LzvQGgQoDsI
Schedule a Tour / Call:?https://calendly.com/j2porterteam
Digital Business Card (J2Porter Team):?https://blinq.me/v2I1XieqW29W
Why Marianna, Florida Is Poised for Explosive Growth
1. Strategic Tri-State Location
Marianna borders Alabama and Georgia, creating a regional population draw of 1 million+ people within 60 miles. This makes Marianna a natural hub for logistics, retail, workforce housing, and manufacturing.
2. Exceptional Population & Income Growth
* Population: +32.37% since 2020 (4.4% annually)
* Median Income: +37.52% since 2023 (12.5% annual growth)
* Job Growth: +28.6% projected by 2034
Marianna isn’t just growing—it’s accelerating.
3. Housing Market Imbalance = Investor Advantage
A projected 380-unit housing shortage by 2030 in ZIP 32446 supports:
* Strong absorption
* Minimal vacancy
* Consistent rent growth
4. Market Validation: Chick-fil-A Enters Marianna
Opened April 2023, adding 125 jobs and signaling major corporate confidence in the market.
5. Economic Development Momentum
Pulse Industries:?278,000 SF high-tech manufacturing facility at Marianna Airport Industrial Park.
PackEx USA:?New aluminum packaging & bottling plant bringing sustainable manufacturing jobs.
These anchors reinforce long-term employment and population expansion.
6. Investor Takeaways
* Strong demographic trends
* Strong employer base
* Clear housing demand gaps
* Tri-state regional access
* Significant public + private investment
The Big Picture
Marianna is transforming into a regional economic hub with national attention and major investment. The Grove offers the rare combination of stabilization, growth, and development potential—making it a prime early-entry opportunity.
An established, B-Class 44-unit townhome community in Marianna, FL—delivering strong, reliable in-place cash flow with multiple avenues for growth in a high-demand rental market.
7.1 CAP WITH ROOM FOR RAPID GROWTH
A high-performing, stabilized asset with clear value-add upside.
Key Property Highlights
* 4.43 acres with flexible R-3 zoning
* Mix of 2BR + 3BR townhomes, many newly renovated
* 100% occupancy, with units leasing in as little as one week
* $800K+ invested in upgrades and renovations
* 2026 NOI projected +$63,819 (17.5% increase)
* Upside: convert MTM tenants to market + convert 7 more units to 3BR
* Zoning capacity for up to 70 units ? future expansion opportunity
Additional Investor Benefits
* Cost Segregation Benefit: $893,296+ projected (report available in OM)
* NOI Growth: +17.5% projected by 2026
* Ability to convert MTM leases + 7 more 2BR units to 3BRs
* Zoned for up to 70 units for future expansion
?? Meet the Team & Tour the Property
Book a call or schedule a tour anytime:?https://calendly.com/j2porterteam
QUICK LINKS
LoopNet Listing:?https://www.loopnet.com/Listing/3034-Jefferson-St-Marianna-FL/37134141/
Preview Video:?https://youtu.be/LzvQGgQoDsI
Schedule a Tour / Call:?https://calendly.com/j2porterteam
Digital Business Card (J2Porter Team):?https://blinq.me/v2I1XieqW29W
Why Marianna, Florida Is Poised for Explosive Growth
1. Strategic Tri-State Location
Marianna borders Alabama and Georgia, creating a regional population draw of 1 million+ people within 60 miles. This makes Marianna a natural hub for logistics, retail, workforce housing, and manufacturing.
2. Exceptional Population & Income Growth
* Population: +32.37% since 2020 (4.4% annually)
* Median Income: +37.52% since 2023 (12.5% annual growth)
* Job Growth: +28.6% projected by 2034
Marianna isn’t just growing—it’s accelerating.
3. Housing Market Imbalance = Investor Advantage
A projected 380-unit housing shortage by 2030 in ZIP 32446 supports:
* Strong absorption
* Minimal vacancy
* Consistent rent growth
4. Market Validation: Chick-fil-A Enters Marianna
Opened April 2023, adding 125 jobs and signaling major corporate confidence in the market.
5. Economic Development Momentum
Pulse Industries:?278,000 SF high-tech manufacturing facility at Marianna Airport Industrial Park.
PackEx USA:?New aluminum packaging & bottling plant bringing sustainable manufacturing jobs.
These anchors reinforce long-term employment and population expansion.
6. Investor Takeaways
* Strong demographic trends
* Strong employer base
* Clear housing demand gaps
* Tri-state regional access
* Significant public + private investment
The Big Picture
Marianna is transforming into a regional economic hub with national attention and major investment. The Grove offers the rare combination of stabilization, growth, and development potential—making it a prime early-entry opportunity.
DATA ROOM Click Here to Access
- Offering Memorandum
FINANCIAL SUMMARY (PRO FORMA - 2025) Click Here to Access |
ANNUAL (CAD) | ANNUAL PER SF (CAD) |
|---|---|---|
| Gross Rental Income |
-
|
-
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
-
|
-
|
| Net Operating Income |
$99,999
|
$9.99
|
FINANCIAL SUMMARY (PRO FORMA - 2025) Click Here to Access
| Gross Rental Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Other Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Net Operating Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
PROPERTY FACTS
| Price | $7,258,784 CAD | Apartment Style | Garden |
| Price Per Unit | $164,972 CAD | Building Class | B |
| Sale Type | Investment | Lot Size | 4.43 AC |
| Cap Rate | 7.13% | Building Size | 51,814 SF |
| Gross Rent Multiplier | 9.48 | Average Occupancy | 100% |
| No. Units | 44 | No. Stories | 2 |
| Property Type | Multifamily | Year Built | 2000 |
| Property Subtype | Apartment | Opportunity Zone |
Yes
|
| Zoning | R3 - R-3 zoning in Jackson County, FL allows mixed residential uses—single-family to multifamily—up to 16 units/acre, with certain conditional uses. | ||
| Price | $7,258,784 CAD |
| Price Per Unit | $164,972 CAD |
| Sale Type | Investment |
| Cap Rate | 7.13% |
| Gross Rent Multiplier | 9.48 |
| No. Units | 44 |
| Property Type | Multifamily |
| Property Subtype | Apartment |
| Apartment Style | Garden |
| Building Class | B |
| Lot Size | 4.43 AC |
| Building Size | 51,814 SF |
| Average Occupancy | 100% |
| No. Stories | 2 |
| Year Built | 2000 |
| Opportunity Zone |
Yes |
| Zoning | R3 - R-3 zoning in Jackson County, FL allows mixed residential uses—single-family to multifamily—up to 16 units/acre, with certain conditional uses. |
AMENITIES
UNIT AMENITIES
- Dishwasher
- Washer/Dryer Hookup
- Ceiling Fans
- Kitchen
- Refrigerator
- Oven
- Range
- Tub/Shower
- Carpet
- Yard
- Freezer
- Window Coverings
SITE AMENITIES
- 24 Hour Access
- Controlled Access
- Tenant Controlled HVAC
- Walk-Up
- Smoke Detector
UNIT MIX INFORMATION
| DESCRIPTION | NO. UNITS | AVG. RENT/MO | SF |
|---|---|---|---|
| 2+1 | 4 | $1,529 CAD | 806 |
| 2+1.5 | 25 | $1,668 CAD | 1,056 |
| 3+1.5 | 15 | $1,808 CAD | 1,056 |
PROPERTY TAXES
| Parcel Number | 34-5N-10-0437-0000-0080 | Improvements Assessment | $2,383,419 CAD (2024) |
| Land Assessment | $315,052 CAD (2024) | Total Assessment | $2,698,470 CAD (2024) |
PROPERTY TAXES
Parcel Number
34-5N-10-0437-0000-0080
Land Assessment
$315,052 CAD (2024)
Improvements Assessment
$2,383,419 CAD (2024)
Total Assessment
$2,698,470 CAD (2024)
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The Grove Townhome Apartments | 3034 Jefferson St
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