Louisiana LIHTC Portfolio | New Iberia & Hammond

The Louisiana Rural LIHTC Portfolio comprises two stabilized affordable housing communities: Moss Oaks (46 units, New Iberia) and Homes at Willow Villas (44 units, Hammond), totaling 90 units across two supply-constrained rural Louisiana markets. Both properties operate as single family style, three and four bedroom homes, a product type that consistently outperforms traditional multifamily on occupancy and resident retention. The portfolio is 100% occupied and generating $358,312 in NOI at a 7.46% in-place cap rate.

Both communities are operating within the LIHTC Extended Use period under Section 42, providing long term regulatory stability and a well defined pathway for rent growth. Current rents sit below maximum allowable levels, creating a structured, policy governed opportunity to grow NOI through the program's mark to max mechanism, with no reliance on market speculation or lease-up risk.New Iberia's economy is supported by energy, agriculture, and tourism, while Hammond is anchored by Southeastern Louisiana University and North Oaks Medical Center. Both markets reflect sustained, inelastic demand for affordable housing with limited new supply, fundamentals that support durable occupancy and income stability over the hold period.

• Mark-to-Max Rent Upside with Structured NOI Growth: Current rents are below Section 42 maximum allowable levels, providing a program governed pathway to increase NOI through incremental, compliance-friendly rent adjustments.
• Mature Extended Use Period and Reduced Regulatory Risk: Both properties are beyond the initial 15yr compliance period, signaling seasoned compliance histories and significantly reduced regulatory complexity relative to newer LIHTC developments.
• 3 & 4-Bedroom Single-Family Product Ideal for Superior Resident Retention: A rare configuration in affordable housing, this product type attracts stable family households with longer average tenancy, lower turnover costs, and stronger community cohesion than conventional multifamily.
• 100% Occupancy in Undersupplied Rural Markets: Full occupancy reflects genuine demand, not lease concessions. Limited competitive supply and persistent affordable housing shortfalls in both submarkets support long-term occupancy resilience.
• 90 Units, Two Markets, One Transaction: A single acquisition delivers immediate scale and geographic diversification across two economically distinct submarkets, with potential for streamlined management and operational efficiencies.