Helping Our People Evolve LLC

10/07/2026

🏢 FOR SALE | St. Phillip Villas: 60-Unit Multifamily in Griffin, GA

Investors, here's a newer apartment community that is nearly full and still has room to grow.

💰 Offering Price: $7,835,000 ($130,583/unit, $111/SF)
📈 8.29% cap rate on in-place NOI of $649,542
🏠 98.3% occupied (59 of 60 units)

Why it works:
✅ Built in 2001. It's newer than most value-add deals, with PVC plumbing and roofs about 6 years old.
✅ $440K+ already invested: 20 new HVAC systems, new water heaters, unit renovations and new amenities
✅ Room to add value: 23 units fully renovated, 11 partly renovated, and 26 original units still waiting for upgrades
✅ Large units: about 1,176 SF on average, in 1, 2 and 3-bedroom floor plans
✅ Residents pay their own utilities. Electric and gas are separately metered, and water/sewer is billed back to residents.
✅ Extra income from trash, pest control and washer/dryer rental fees
✅ No affordability restrictions on the property
✅ New amenities: pickleball court, gazebo with outdoor fireplace, grills and playground
✅ About 6 acres with off-street parking and on-site management

📍 Location: 829 North Hill Street, Griffin, GA, about 40 miles south of Atlanta on the U.S. 19/41 corridor. It's less than 3 miles from Wellstar Spalding Medical Center and close to the Griffin-Spalding Industrial Park (Caterpillar, Norcom, Hoshizaki, Perkins), UGA Griffin Campus, Southern Crescent Technical College, Walmart, Kroger and Home Depot.

📩 Message me or call for the full Offering Memorandum and financials. Tours available.
Wesley Smith | Helping Our People Evolve LLC (HOPE)
📞 219-758-1553 | ✉️ [email protected]

All information should be independently verified. Buyers must do their own due diligence.

10/05/2026

FOR SALE | The Park at 4690: 100-Unit Multifamily in Macon, GA

Investors, here's a stabilized apartment community that already has income coming in and still has room to grow.

💰 Price: $7,600,000 ($76,000/unit) or Best Offer
📈 7.35% cap rate on reported T-12 NOI of $558,637 (7.02% on run-rate adjusted NOI of $533,776)
🏠 95% occupied (95 of 100 units, per the July 2026 rent roll)

Why it works:
✅ Much of the work is already done: $1.71M invested since 2022, including unit renovations, HVAC and water heaters, creek repair, exterior paint and landscaping
✅ Room to add value: 73 units are renovated and 27 original units are still waiting to be upgraded
✅ Rents can go up: current rents are below market, and renovated units bring the biggest increases, especially the 2-bedrooms
✅ Large units: about 1,176 SF on average, across six 1BR and 2BR flat and loft floor plans
✅ Steady income today: $1.02M in total income over the last 12 months

📍 Location: 4690 Log Cabin Drive, Macon, GA
Macon is Central Georgia's center for healthcare, higher education, aerospace, logistics and government jobs, which keeps workforce housing in demand.

📩 Message me or call for the full Offering Memorandum, rent roll and financials. Tours available.
Wesley Smith | Helping Our People Evolve LLC (HOPE)
📞 219-758-1553 | ✉️ [email protected]

10/02/2026

🏢 OFF-MARKET INVESTMENT OPPORTUNITY | 700 On Sheridan, Highwood, IL (North Shore)

Investors, here's a rare value-add deal on Chicago's North Shore.

💰 Asking $13,000,000 (~$123,810/unit)
📊 2022 appraisal: $39.5M as-is / $43.5M stabilized. You'd be buying at about ⅓ of appraised value.
🛍️ 20,000± SF of attached retail was left out of the appraisal. That's extra upside for a grocery, pharmacy or neighborhood business.

The property:
✅ 105 units (95 studios + 10 one-bedrooms)
✅ 71,587 SF residential building, originally a 1971 Ramada Inn
✅ Commercial kitchen, indoor pool, sauna and large common areas
✅ 100% vacant, so you start clean: no tenants to move out and no existing leases to take on
✅ Estimated $2M–$3M renovation puts you all-in at ~$142K–$152K/unit. Area comps run $208K–$312K/unit.

Three ways to reposition it:
1️⃣ Senior Living / Assisted Care: strong North Shore demand and only 1–2 local competitors
2️⃣ 55+ Active Adult Rentals: no healthcare staffing needed
3️⃣ Boutique Hotel: Highwood has no hotels today, and Ravinia brings in seasonal visitors

📍 On Sheridan Rd, bordering Highland Park and Lake Forest. Steps from downtown Highwood's restaurants and the Metra North Line, 3–4 miles from Ravinia, and minutes from Lake Michigan. Walk Score 74.

🏦 Exit plan: once it's about 90% stabilized, the property can qualify for non-recourse, 35-year fixed HUD 232/223(f) financing, so you can pull your equity back out.

📩 Message me or call for the full Offering Memorandum.
Wesley Smith | Helping Our People Evolve LLC (HOPE)
📞 219-758-1553 | ✉️ [email protected] | 🌐 hopebuyshouses.com

02/28/2026

Check out this Seller Finance deal in Lake Station!

2390 Allen St, Lake Station, IN

· 2 Bed – 1 Bath – 1,000sqft



· ARV: $220k



· Estimated Rehab: $80k



· Fair Market Rent: $1,300/month



· Off-market creative finance opportunity.



· Purchase Price: $100,000



· Finance Terms:

o Seller price: $100,000

o Down payment to seller: $10,000

o Seller carry: $90,000

o Interest rate: 7%

o Term & Amortization: 30 years

o Monthly Payment: $599/mo

o Assignment: $15,000

o Total Entry Fee: $25,000 + Closing Costs



· Pictures: https://www.dropbox.com/scl/fo/7pmd4uy9vq982rpis0f2b/ADljgUA6brxg2yxPXRz6AHw?rlkey=fbx8709hf7yepxyb2ksu6vvm9&st=h5fikgyw&dl=0

02/28/2026

Check out this Seller Finance deal in Hobart!

435 N Liberty St, Hobart, IN

· 2 Bed – 2 Bath – 800sqft



· ARV: $240K



· Estimated Rehab: $40K–$60K depending on scope



· Fair Market Rent: $1,450



· Seller is offering financing on this property



· Purchase Price (Buyer): $115,000



· Seller Terms:

• Seller price: $100,000

• Down payment to seller: $10,000

• Seller carry: $90,000

• Interest rate: 7%

• Monthly Payment: $599/mo (principal & interest)

• Assignment: $15,000

• Term: 30 years

• Total Entry Fee: $25k + Closing Costs



· Pictures:

Shared with Dropbox

01/21/2026

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12/04/2025

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12/02/2025

12/02/2025

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