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Greeley Flats

Nelson Partners

Investment Highlights


The offering will purchase a Student Housing facility one mile from the center of the University of Northern Colorado, in Greeley, Colorado. The property has 93-units (262 beds) with a community lounge/game room, a fitness center, a business center, a swimming pool and an outdoor grilling area.

  • Year 1 Cash Flow 6.00%
  • Initial Occupancy 100.00%
  • Est. Time Horizon None
  • Yr 1. Cap Rate to Investors 5.31%
  • Investor Purchase Price $24,440,000
  • Total Offering Size $11,139,000

Loan Information

The loan has a fixed rate of 4.47% for 10-years. It is interest only for 5-years with a 30-year amortization schedule. 

There is no defeasance fee for prepayment, but there is a prepayment penalty: for the first 114-months of the term, the penalty is the greater of a yield maintenance payment or 1% of the outstanding principal; from months 115-141 of the term, the penalty will be 1% of the remaining principal.

  • Yr. 1 DSCR 2.17
  • Loan-to-Value 54.42%
  • Hold Period DSCR 2.07

Key Benefits

There is strong 7% year-over-year enrollment growth at the University for the past 5-years.

The property is only 2-blocks away from the edge of campus, and 1-mile from its center.

Key Risks

Once you factor in tax and insurance fees into the operating expenses, the CAP rate is only 4.7%.

The Physical Condition Report call for $478,428; the Sponsor has only set aside $150,000 into the reserves.

The EGR is expected to grow 3.07% during the term with the OpEx at 1.9%.

The Sponsor has projected an aggressive year-1 EGR growth of 10% above the trailing 12-months.

The rent prices are set at the high end of the market.

The Replacement Cost is only 52% of the all in purchase price.

About Nelson Partners