Who buys
Cash sale: I do, with cash.
Listing: A buyer who still needs a loan.
Jonesboro and northeast Arkansas
Jonesboro building under 50 units? The big funds skip it. I don't.
Cash offer in 14 days.
No broker package, no clean-up project, no waiting on a buyer's bank. I buy Jonesboro apartment buildings as-is.
14 days is the aim for a written cash offer after I walk the building. Closing is a separate day at Lenders Title in Jonesboro. I am in Arkansas about a week each month.
5 to 50 units
Under 50, the size the big funds skip.
As-is
Tenants can stay. You do not fix it first.
You talk to Rusty
One number. Not a call center.
Lenders Title
Closings in Jonesboro, on your date.
The building got bigger. So did the list.
A 10-unit building does not give you 10 problems. It gives you 10 problems that all want attention on the same Saturday. The parking lot is cracking. The breezeway lights are out again. Two units have been empty since spring because getting them rent-ready costs more than you want to put in.
Maybe the building was a great buy years ago. Now the roofs are near the end, the windows sweat all winter, and the temporary fix on the stairs has been there long enough to count as original.
Why the normal sale is hard at this size
Listing a 12-unit building is not like listing a house. A commercial buyer's lender wants a rent roll, a trailing 12 months of income and expenses, inspections, and a property that appraises. If your occupancy dipped or your books live in a shoebox, that sale can drag or fall apart.
I do not need a pretty package. Send me what you have. I will fill in the rest by walking the building.
As-is means as-is
- Deferred maintenance stays deferred. That is mine after closing.
- Vacant units stay vacant. I will turn them.
- Below-market rents are fine. I will handle that after closing.
- Tenants who are behind? Tell me up front and we will factor it in.
What I look at on a Jonesboro building
Location matters here. A building close to Arkansas State or the medical corridor rents differently than one out toward Nettleton or Brookland. The same is true in Paragould, Blytheville, and the rest of northeast Arkansas when the building has 5 to 50 units. I look at roof age, the mechanicals, how many units are rentable today, what the current rents are, and what they could be once the building is fixed. Then I subtract what it takes to get there. You will see every one of those pieces, not just a number at the bottom.
Who you reach
I own and operate more than 70 doors, mostly single-family with some duplexes and a triplex. I know what operating rentals in this area actually costs. The business address is 607 Stratford Dr, Jonesboro. I do not live in Arkansas full-time. You call (870) 486-8141, you get me. Closings run through Lenders Title in Jonesboro.
Under 5 units? See Sell Arkansas Fast.
Cash sale vs listing it
A broker listing can make sense if the building is stabilized and you can wait. A lot of 5 to 50 unit buildings are not in that shape. Here is the trade, without invented counts.
Time to an offer
Cash sale: I aim for a written cash offer in 14 days after I walk the building.
Listing: Showings, then a lender and an appraisal.
Condition
Cash sale: As-is. No repairs, no unit turns, no clean-up package.
Listing: Often a repair list before the building shows well.
Commission
Cash sale: None to me. I am the buyer.
Listing: A broker commission.
Tenants
Cash sale: They can stay. Leases and deposits transfer at closing.
Listing: Showings, and a buyer who may want it vacant.
Paperwork
Cash sale: Whatever you have. A shoebox and bank deposits are enough to start.
Listing: A clean rent roll and trailing 12 months.
Closing costs
Cash sale: On the statement from Lenders Title. I do not promise who pays them.
Listing: Negotiated in the purchase contract.
Where you close
Cash sale: Lenders Title in Jonesboro, on a date that works for you.
Listing: Wherever the buyer's side and the listing arrange.
What happens next
Three steps. You pick the closing date. I am in Arkansas about a week each month, and that is when I walk the building.
01
Send the basics
Name, phone, email, address, and number of units. Or call.
02
I walk the building and make an offer
I am in Jonesboro about a week each month, not full-time. I will show you how I got to the number: rents, repairs, and what it will take to stabilize.
03
Close at Lenders Title in Jonesboro
On the date you pick. Leases and deposits transfer at closing.
Jonesboro questions
5 to 50 units in Jonesboro and northeast Arkansas.
What size buildings do you buy in Jonesboro?
5 to 50 units in Jonesboro and nearby northeast Arkansas, including Paragould and Blytheville. Under 5 units, Sell Arkansas Fast is the right place. Over 50 units, send it and I will tell you if I can buy it.
I do not have a clean rent roll or a T-12. Is that a problem?
No. Bring what you have: leases, a spreadsheet, bank deposits. I will work from that and from walking the units.
Do you buy buildings with several vacant or damaged units?
Yes. Vacancies and damage lower the price, but they do not stop the sale.
How is this different from listing with a commercial broker?
A broker markets your building and waits for a financed buyer. I am the buyer. No commission to me, no lender in the middle, and you pick the closing date at Lenders Title in Jonesboro.
Arkansas Apartment Buyers
Ready to hand off the building?
Call or text Rusty, or send the short form. I buy 5 to 50 unit apartment buildings in Jonesboro and anywhere in Arkansas.