Gulf South Multifamily · Investment Sales & Advisory
1. Mark-to-Max Rent Opportunity
A measurable gap exists between in-place rents and allowable LIHTC maximum rent
limits, providing investors the opportunity to increase rents over time as units turn and
rents are adjusted within Section 42 program guidelines.
2. Extended Use Period
The properties are currently operating within the LIHTC extended use period, providing
long-term regulatory clarity and continued eligibility to operate as affordable housing
communities under Section 42 guidelines.
3. Rural Section 42 Affordable Housing Communities
Moss Oaks and Willow Villas operate as established Section 42 LIHTC communities
located in rural Louisiana markets, where limited housing supply and stable demand for
affordable family housing support long-term occupancy.
4. Family-Oriented Unit Mix
Both communities feature predominantly three and four-bedroom floor plans, providing
larger affordable housing options that are typically limited in rural markets and helping
support strong resident demand.
5. Portfolio Acquisition Opportunity
The offering provides investors the opportunity to acquire two stabilized affordable
housing communities totaling 90 units through a single transaction, creating operational
efficiencies and portfolio scale within the Louisiana affordable housing sector.
