Six income-producing residences across Clarksville and Murfreesboro, Tennessee — offered as a single commercial bundle under a signed Exclusive Right to Sell.
Jones Rentals LLC is offering its full Tennessee rental holdings — five Clarksville residences (Montgomery County) plus one Murfreesboro townhome (Rutherford County) — as a single commercial investment portfolio. Five of the six are tenant-occupied and producing income (335 Sam Houston is currently vacant and available for immediate lease-up) — the most recent lease (311 Sam Houston) was signed in June 2026, bringing the portfolio to full occupancy. The portfolio is held by an investor entity that has not occupied any unit, so each transfer carries the Tenn. Code Ann. § 66-5-209 Reason 11 condition exemption already documented.
This is an Office Exclusive offering. Under the seller's signed Instruction Not to Disseminate, the individual residences are not syndicated to RealTracs — the portfolio bundle is the channel. For a buyer building or consolidating a Clarksville-area rental book, or a 1031 buyer needing scale in a single clean close, this is a stabilized, low-friction acquisition.
With 311 Sam Houston leased in June 2026 at $1,200/mo, all six doors are occupied and the portfolio is producing its $100,188 stabilized gross annual rent once 335 Sam Houston is re-leased. Yields shown are gross of operating expenses — a buyer's effective cap rate is a function of taxes, insurance, management, and reserves layered on top, plus any upside on rents that sit below market.
| Rent Roll | Monthly | Annual | Status |
|---|---|---|---|
| 251 Alexander Blvd · Clarksville | $1,375 | $16,500 | Occupied |
| 311 Sam Houston Cir · Clarksville | $1,200 | $14,400 | Occupied · leased Jun 2026 |
| 333 Sam Houston Cir · Clarksville | $1,225 | $14,700 | Occupied |
| 335 Sam Houston Cir · Clarksville | $1,225 | $14,700 | Vacant · lease-up |
| 1378 William Suiters Ln · Clarksville | $1,475 | $17,700 | Occupied |
| 315 Rowlette Cir · Murfreesboro | $1,849 | $22,188 | Occupied · lease thru 8/31/26 |
| Portfolio total (6 occupied) | $8,349 | $100,188 | Stabilized potential — 5 of 6 leased; 335 vacant |
311 Sam Houston was leased in June 2026 at $1,200/mo; five of the six units convey subject to existing tenant leases; 335 Sam Houston is currently vacant.
| Gross Rental Income | $100,188 |
| Less: Vacancy (5%) | ($5,009) |
| Effective Gross Income | $95,179 |
| Operating Expenses (mgmt, R&M, HOA, insurance) | ($29,718) |
| Property Tax (2025 verified) | ($12,240) |
| Net Operating Income | $53,221 |
Stabilized pro forma, all six units leased — mirrors the financials filed on the CoStar listing. Operating expenses include management (10%), maintenance, HOA dues, and insurance; property tax reflects 2025 assessments (333 & 335 carry the commercial 40% ratio). Property tax ($12,240), insurance ($3,814), and HOA ($10,800/yr) are 2025 owner-verified; only 1378 William Suiters HOA is still pending confirmation. Unlevered — financing not modeled. Not an appraisal; buyer to verify all figures.
| Property | Parcel / Prop ID | Appraised | Assess. | County | City | Combined Tax | Insurance | HOA / yr |
|---|---|---|---|---|---|---|---|---|
| 251 Alexander Blvd · JR-01 | 40G-F-15.00 | $232,500 | 25% | $1,221 | $535 | $1,756 | $556 | $2,220 |
| 311 Sam Houston Cir · JR-02 | 40G-D-89.00 | $210,200 | 25% | $1,104 | $483 | $1,587 | $556 | $2,220 |
| 333 Sam Houston Cir · JR-03 | 40G-D-78.00 | $210,200 | 40% | $1,766 | $774 | $2,540 | $581 | $2,220 |
| 335 Sam Houston Cir · JR-04 | 40G-D-77.00 | $210,200 | 40% | $1,766 | $774 | $2,540 | $581 | $2,220 |
| 1378 William Suiters Ln · JR-05 | 31I-E-2.00 | $235,700 | 25% | $1,237 | $542 | $1,779 | $984 | — |
| 315 Rowlette Cir · JR-06 | 136-006-06-045 | $288,200 | 25% | $1,352 | $686 | $2,038 | $556 | $1,920 |
| Portfolio total | $1,387,000 | — | $8,446 | $3,794 | $12,240 | $3,814 | $10,800 |
2025 owner-verified. Property tax $12,240 (county $8,446 + city $3,794) + insurance $3,814 + HOA $10,800 = $26,854 in verified annual carrying costs (before management & reserves). HOA runs $185/mo on the four Governors Crossing units (251 Alexander, 311/333/335 Sam Houston) and $160/mo at 315 Rowlette; 1378 William Suiters HOA not yet confirmed. 333 & 335 Sam Houston carry the commercial 40% assessment ratio; the other four assess at 25%.
Ranges shown are comp-supported per submarket, not list prices. Final pricing — at the portfolio level or per-door if unbundled — is broker discretion.
Lower end of the comp-supported band. Strongest buyer pull; ~7.3% gross yield on in-place rent.
The current list price — within the comp band and just above the $1,387,000 appraisal. ~7.2% gross yield on in-place rent.
Top of the comp band. Tests the ceiling for the bundled-investor pool; ~6.9% gross yield on in-place rent.
Listed at $1,395,000 — within the comp-supported band and just above the $1,387,000 appraised total. Available as a single bundle or unbundled to individual doors at the per-property ranges above.
Five of the six residences sit within Clarksville / Montgomery County — four in the Governors Crossing / Sam Houston area, one in Creekwood — keeping management tight. The sixth, 315 Rowlette Cir, is in Murfreesboro / Rutherford County, adding exposure to the stronger Nashville-orbit submarket.
A single-seller, six-door rental portfolio priced inside a verified comp band, producing its $100,188 stabilized gross annual rent across five occupied doors, with 335 Sam Houston available for immediate lease-up. The seller is an investor entity with the condition exemption already documented, every unit conveys subject to its lease, and the package is signed and ready to move through TransactionDesk. For a buyer who wants scale, stabilized cash flow, and a clean close in a single transaction — without assembling six deals one at a time — this is the rare turnkey book.
james@clarksville.realestate · (707) 592-2777