The Haven - Value Add Student Housing Adjacent to GSCU
37 Units + 82 Beds I 100% Occupied & 71.2% Pre-Leased
Marketing description
University Holdings is pleased to present Haven, a 37-unit, 82-bed purpose-built student housing portfolio located in the heart of Milledgeville, Georgia. Situated across three properties at 406 S. Wilkinson Street, 620 S. Jefferson Street, and 141 W. Baldwin Street, Haven offers investors the rare opportunity to acquire a fully occupied, walk-to-campus student housing asset serving Georgia College & State University and Georgia Military College.
The portfolio consists of approximately 50,640 rentable square feet and features a mix of spacious two-bedroom and three-bedroom townhome-style floorplans. Residents benefit from modern construction, private bedroom layouts, ample parking, solid oak cabinetry, soundproofing between units, and an unmatched location within walking distance of campus and Downtown Milledgeville’s restaurants, entertainment, and retail destinations.
Haven is currently 100% occupied and has already achieved more than 71% pre-leasing for the upcoming academic year, demonstrating exceptional demand and strong market positioning. Current rents average approximately $721 per bed, while ownership projects rents to increase to nearly $784 per bed next year. Comparable student housing communities located farther from campus are achieving substantially higher rental rates, creating a clear value-add opportunity through continued rental growth.
Combined with the property’s location, strong leasing performance, and favorable university enrollment trends, Haven offers an attractive opportunity to acquire a high-performing student housing investment with immediate and long-term NOI growth potential.
Investment highlights
37 Units | 82 Beds Purpose-Built Student Housing Portfolio – Institutional-quality student housing community totaling approximately 50,640 rentable square feet.
Walk-to-Campus Location – Located within two blocks of Georgia College & State University and three blocks from Downtown Milledgeville, providing residents direct access to campus, dining, retail, and nightlife
100% Occupied Asset – The property is currently fully occupied, demonstrating strong and consistent demand
Strong Leasing Momentum – Already 71%+ pre-leased for the upcoming academic year, providing significant income visibility and operational stability.
Below-Market Rents Create Immediate Upside – Comparable properties in the market are achieving rents 20%–30% higher despite being located farther from campus, presenting a clear path for continued rent growth.
Modern Construction – Built between 2006 and 2015, offering investors a well-maintained asset with limited near-term capital requirements.
Attractive Unit Mix – Portfolio consists of 29 two-bedroom units and 8 three-bedroom units designed specifically for student renters.
Student Housing Market Fundamentals – Georgia College & State University and Georgia Military College combine for approximately 8,800 students, creating a stable renter base with limited walk-to-campus housing options.
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