46 Churchill Street, Goulburn NSW 2580

1958 build | 620m² West Goulburn | Tenanted to 2026 | 2 living + study | No overlays This property presents a competitively strong, low-maintenance investment proposition defined by its secure tenancy and functional layout. The house, with its two living areas, study, and four bedrooms, offers a configuration that exceeds the typical stock for the suburb, catering directly to the family rental market or an owner-occupier seeking space. Its position in West Goulburn, proximate to major highway access, solidifies its appeal to commuters and supports steady rental demand, as evidenced by the current lease and historical tenancy. The absence of bushfire or flood overlays removes a layer of complexity and potential cost, making it a straightforward holding. This combination of attributes serves the passive investor or the buyer seeking a future residence with immediate income security most effectively. Proceed with the understanding that the primary risk is the valuation gap between the auction guide and higher market estimates, requiring disciplined bidding to avoid overcapitalisation. The opportunity lies in acquiring a tenanted property with a below-market rental, allowing for a justified rental increase upon lease renewal in 2026 to align with the estimated $535 weekly yield. The commercial logic is clear: secure a property with a functional advantage and a proven income stream in a stable location. The judgment call is to treat this as a long-term hold, leveraging its cash flow and land size, with any future capital improvement focused on the kitchen to modernise the noted discrepancy in cooking facilities.