💰 INVESTMENT SNAPSHOT
- Projected Gross Income: $12,150/month ($145,800/year)
- Income Breakdown:
- 13 Bedrooms @ $750 = $9,750/month (Co-living “Padsplit” model)
- 1 Apartment = $900/month (traditional LTR, STR or Padsplit)
- 2 Commercial Units = $1,500/month (long term commercial tenants)
- Estimated NOI: ~$85K – $100K
- Estimated Renovation: $220K – $250K
- Projected Stabilized Value: ~$850K – $1.1M+ (income approach)
- Primary Strategy: Padsplit / Co-Living + BRRRR Refinance
🏢 PROPERTY OVERVIEW
This is a high-yield repositioning opportunity located in downtown Leavenworth, combining residential co-living income with commercial storefront upside.
Property Features:
- 13 potential rentable bedrooms (Padsplit model)
- 1 residential apartment
- 2 commercial storefronts
- Downtown location with strong rental demand
🚀 VALUE-ADD STRATEGY
Phase 1 – Renovation & Reposition
- Full interior + exterior renovation
- Optimize layout for co-living / Padsplit model
- Stabilize rents based on current projections
Phase 2 – Stabilization
- Achieve ~$12K/month gross income
- Build consistent occupancy across residential + commercial
Phase 3 – BRRRR Exit
- Refinance based on income
- Potential valuation in the $850K – $1.1M+ range
- Retain asset for long-term cash flow or exit
🎯 MULTIPLE EXIT STRATEGIES
- Padsplit / Co-living (Highest cash flow)
- Traditional rental conversion
- Mixed-use hold (retail + residential)
- Long-term commercial reposition
📍 STRATEGIC LOCATION ADVANTAGE
Downtown Leavenworth + Fort Leavenworth Positioning
Located in downtown Leavenworth, this property sits in a highly strategic corridor between:
- The historic downtown business district
- And the nearby Fort Leavenworth Army base
🎯 Why This Location Is a Major Advantage
This is NOT just a location—it’s a built-in demand generator.
💂♂️ Military Demand (Consistent & Reliable)
Fort Leavenworth is a major U.S. Army base that brings:
- Active-duty personnel
- Civilian staff
- Contractors
- Short-term trainees
👉 These groups create constant housing demand, especially for:
- Affordable rooms
- Flexible living arrangements
- Short- to mid-term stays
🧠 Why This Is PERFECT for Padsplit / Co-Living
The Padsplit model thrives in markets where:
- People need affordable housing
- There’s constant population turnover
- Renters value flexibility over long-term leases
👉 This location checks ALL of those boxes.
🔥 Direct Padsplit Advantages Here:
- Military personnel often relocate or transition frequently
- Contractors and support staff need temporary housing solutions
- Entry-level and workforce tenants seek affordable room rentals
👉 Result:
Strong occupancy potential + consistent tenant demand
🏙️ Downtown Synergy
Being in downtown adds another layer:
- Walkability to shops, food, and services
- Increased appeal for tenants without vehicles
- Supports the co-living lifestyle model
💥 Investor Takeaway
This location creates a rare combination:
- 📍 Stable demand (military base)
- 🔁 Predicable turnover (ideal for room rentals)
- 🏙️ Lifestyle appeal (downtown access)
👉 Which directly supports:
Higher occupancy, stronger rent consistency, and long-term scalability
⚠️ FINANCIAL DISCLAIMER
The estimated renovation cost of $220,000 – $250,000 is provided as a general guideline based on a full interior and exterior renovation scenario. Actual costs will vary significantly based on: Scope of work, Investor experience, Contractor pricing, Final design and execution strategy.
The projected stabilized value presented for this property is based on the income approach to valuation, which estimates value by capitalizing the assets anticipated NOI using market-based cap rates for similar income-producing assets. This valuation method differs from the comparable sales approach, or the cost approach, and is specifically intended to reflect the property’s potential performance as an income-generating asset.
This valuation method is typically given greater weight by investors and appraisers when evaluating commercial and mixed-use properties than the comparable sales approach or cost approach, especially where the property’s highest value is driven by income performance rather than replacement cost.
ALL financial projections, income estimates, assumptions and valuation ranges are provided for informational purposes only, may vary based on market conditions and execution, and should not be solely relied upon.
👉 Investors are advised to independently verify all assumptions, perform their own underwriting, and determine value based on their own investment strategy and risk tolerance.
📊 DEAL SUMMARY
- Location: 603 N 5th St, Leavenworth, KS
- Asset Type: Mixed-Use / Padsplit Opportunity
🧮 INVESTMENT METRICS
- Estimated NOI: $85K – $100K
- Est. Renovation: $220K – $250K
- Projected Value: $850K – $1.1M+
🔥 Ready to move on it?
We are currently reviewing serious offers and taking highest and best within the next 48–72 hours.
📞 CALL
Serious investors only. Contact now for access, walkthrough scheduling, full photos and financial breakdown.
816-406-0044
ben@turnkeypropertyusa.com