Tanglewood | The Cash Flow Asset

Asset type: Apartment · Location: Victoria, Texas

Tanglewood is a stabilized, income-producing multifamily property located in Victoria, Texas—being acquired at a deep discount and positioned to deliver strong, near-term returns. The asset is being purchased for approximately 25% below market value , at just $56K per door , creating a built-in equity position from day one. The seller is in default and being forced to sell, creating a rare opportunity to step into a high-occupancy property with immediate cash flow and minimal downside. The deal is being financed with a 4.49% fixed-rate loan, further boosting projected returns and long-term predictability. Tanglewood operates under an all-bills-paid structure, giving it a clear competitive edge for tenants who value simplicity and low move-in costs. Rents are currently ~$65 below market, with an additional ~$65 upside through light renovations—allowing for substantial revenue growth without major capex. Owned and operated by Fergmar, one of the most experienced multifamily groups in South Texas, this is more than a stabilized asset— it’s a cash flow machine acquired at a discount. Purchased ~25% below market value $56K per door in a high-demand rental market All bills paid = strong tenant demand + lower turnover Seller in default; forced sale creates rare entry point 4.49% fixed-rate debt in place Rents $130+ below renovated comps ~10% projected cash-on-cash by Year 2 80% capital returned by Year 4 Managed by Fergmar (1,000+ local units under management)