Brickstone Manor is a 16-unit apartment complex located in the heart of Nacogdoches, Texas, offering strong in-place cash flow with immediate upside potential. With an estimated net operating income of approximately $74,000 per year and three units currently vacant, this property presents a clear value-add opportunity through lease-up and rent optimization. Positioned in a university-supported market with consistent rental demand, Brickstone Manor combines stable income, below-market rents, and long-term appreciation potential for investors seeking solid returns in a high-cap-rate environment.