Oxford Southern Properties GP LLC

Oxford, Mississippi, has quickly become one of the most competitive college rental markets in the country. Named the 2024 “Best Small College Town in America” by USA Today, and runner up for 2025, Oxford is home to Ole Miss, which is projecting 30% enrollment growth by 2030. Off-campus housing demand has become so intense, it’s commonly referred to as “The Hunger Games.”

Oxford Southern Properties GP LLC follows the fully leased and outperforming 2024 and 2025 offerings, Oxford Reserve Properties GP LLC and Oxford Reserve Phase II GP LLC. This next project includes 8 condominiums in 2 separate buildings (24 rentable doors).

Project Snapshot

• Asset: 8 new-construction condos/ 24 leasable doors
• Location:  Oxford, MS – 8 minutes to Ole Miss and The Square
• Ownership: Condominium structure – HOA maintains exterior, roofs, and parking
• Status:   Building 1 – Closing March 25, 2026.  Building 2 – Closing July 15, 2026
• Lease Term: 12-month leases.  Both Oxford Reserve projects are currently leased through July 2027.
• Hold Period:  5 years
• Investor Structure: Limited Partnership | $2.3M bank debt | $1.6M equity
• Minimum Investment: $100,000 for Class A
• Self-Directed 401(k) and IRA Eligible: Structured to minimize UBIT tax exposure
   

Key Highlights

Enrollment Surge

• Fall 2025 marked the fourth consecutive record-setting enrollment year, with ~5.2% year-over-year growth from 2024 to 2025.
• Under the University’s Campus 2030 Plan, the Oxford campus enrollment is projected to increase by approximately 20% by 2030.
   

Stable, Predictable Operations

• Rent collected via ACH auto-pay from guarantor bank accounts
• Parents personally guarantee each lease via a notarized guarantee form.   
• New construction warranty + condo structure + insurance coverage = low operational risk, designed to limit unexpected capital expenditures.
   

Tax-Advantaged Structure

• Cost segregation is planned, with accelerated depreciation available that is expected to generate depreciation-related K-1