
DMJ Capital Partners ("DMJ") was formed by three like-minded individuals, Doug Ceresia, Matt Midura, and Josh Buchholz, whose passion for real estate is fueled by a determination to seek new and innovative ways of practicing smart business and sound investment principles. Headquartered in San Diego, California, DMJ is a privately held real estate investment management and operating company whose goal is to create substantial returns for its investors.
Having demonstrated a superior track record for numerous years as commercial real estate brokers, the founders of DMJ were approached by various clients and investors who found it extremely challenging to participate in attractive real estate investments in Southern California. As a result, DMJ was formed to provide a platform for various types of investors to benefit from the stability of the commercial investment market.
Focused on acquiring value-add multifamily and office opportunities through select investing in submarkets with high barriers to entry, DMJ is dedicated to guiding its partners and investors to long-term prosperity by utilizing its extensive brokerage connections and local expertise in the marketplace.
The Principals have been partners in one of San Diego’s leading brokerage teams for more than a decade. All three of them were recognized as NAI San Diego's Top Producer of the Year in 2012, 2014, and 2017. In this approach to serving clients, it is no surprise that they have successfully closed over 900 sale and lease transactions totaling in excess of 600 million dollars throughout San Diego County. They are partners but more importantly friends who enjoy a work/life balance by engaging meaningfully with work, family, and the community.
The acquisition of Tiffany Apartments will represent RealtyMogul's second transaction with DMJ. The previous transaction, Riviera Marina, closed in October 2018 and has not yet gone full cycle. However, DMJ is tracking towards full, successful completion of their business plan.
Due to RealtyMogul's large equity interest, it has negotiated full control over the deal and will be very involved in the management and execution of the business plan.

Built in 1979, The Tiffany (the "Property") is a seven-unit apartment complex comprised of six two-bed-two-bath units (each 1,145 square feet) and a 3,300 square foot penthouse, which has been occupied by the current owner, who is also the original developer, since construction. All units have panoramic views of San Diego Bay. The Property has immediate access to Interstate 5, is 1.9 miles from San Diego International Airport, and 0.5 miles from the seafront. It is only 0.4 miles from Balboa Park, a lushly planted 1,200 acre area of the city that includes 16 museums, several performing arts venues, gardens, trails, and the San Diego Zoo. Within one mile of the Property are a multitude of retail and dining options. There are currently two vacancies at the Property including the owner's penthouse, which has been vacated prior to sale.
Unit Type (In-Place) | # of Units | Unit (Square Feet) | In-Place Rent | Post-Reno Rent |
---|---|---|---|---|
2/2 (1st Floor) | 3 | 1,145 | $1,367 | $3,210 |
2/2 (2nd Floor) | 3 | 1,145 | $1,833 | $3,310 |
2/2 (PH) | 3 | 1,100 | $0 | $3,425 |
Totals/Averages | 9 | 1,130 | $1,600* | $3,315 |
*Average in-place rent excludes owner's unit
2330 1st Ave. | 2330 1st Ave. | The Cathryn | Lofts on Laurel | Total/Averages | Subject | |
---|---|---|---|---|---|---|
Year Built | 2006 | 2006 | 2018 | 2010 | 1979 | |
Rent (2x2) | $3,163 | $3,658 | $3,163 | $3,460 | $3,361 | $3,315 |
Square Footage (2x2) | 1,101 | 1,102 | 1,045 | 1,045 | 1,073 | 1,130 |
$/SF (2x2) | $2.87 | $3.32 | $3.03 | $3.31 | $3.13 | $2.93 |
Distance from Subject | 0.1 miles | 0.1 miles | 0.6 miles | 0.1 miles | 0.2 miles |
All rents are net effective
3783 1st Ave. | 3657-3661 7th Ave. | 4069-4077 Brant St. | West Mission Hills Six | Averages | Subject | |
---|---|---|---|---|---|---|
Date | May-18 | Jan-17 | Jun-18 | Nov-17 | Jun-19 | |
Year Built | 1953 | 1978 | 1920 | 1956 | 1952 | 1979 |
# of Units | 5 | 5 | 3 | 6 | 5 | 9 |
Purchase Price | $2,290,000 | $2,194,000 | $1,550,000 | $2,400,000 | $2,108,500 | $4,000,000 |
$/Unit | $458,000 | $438,800 | $516,667 | $400,000 | $453,367 | $444,444 |
Cap Rate | 2.36% | 3.35% | N/A | 4.23% | 3.31% | N/A* |
Distance from Subject | 1.2 miles | 1.1 miles | 1.4 miles | 0.7miles | 1.1 miles |
*Cap rate not applicable as owner was occupying the entire top floor (equivalent of three units) and was likely expensing personal items
Sale and lease comps were obtained from CoStar, Axiometrics, Zillow, and Realty Mogul's site visit


Sources of Funds | Amount |
---|---|
Debt | $3,320,000 |
Equity | $1,984,236 |
Total Sources of Funds | $5,304,236 |
Uses of Funds | Amount |
Purchase Price | $4,000,000 |
Real Estate Company Acquisition Fee | $120,000 |
Broker Dealer Fee | $68,400 |
Loan Fee | $58,100 |
CapEx Budget | $823,736 |
Working Capital | $25,000 |
Interest Reserve | $164,000 |
Closing Costs | $45,000 |
Total Uses of Funds | $5,304,236 |
Please note that the Sponsor's equity contribution may consist of friends and family equity and equity from funds controlled by the Sponsor
The expected terms of the debt financing are as follows:
- Total Estimated Proceeds: $3,320,000
- Initial Estimated Funding: $2,500,000
- Future Estimated Funding: $820,000
- Estimated Rate (Fixed): 5.95%
- Amortization: 27 years
- Term: 15 years
- Interest Only: 3 years
- Exit Fee: 5.0% in months 1-12, 2.0% in months 13-24, and 1.0% in months 25-36
- Extension Options: None
There can be no assurance that a lender will provide debt on the rates and terms noted above, or at all. All rates and terms of the debt financing are subject to lender approval, including but not limited to possible increases in capital reserve requirements for funds to be held in a lender controlled capital reserve account.
The Target intends to make distributions to investors (the Company and Real Estate Company, collectively, the "Members") as follows:
- To the Members, pari passu, all excess operating cash flows to an 8.0% IRR to the Members;
- 70.0% / 30.0% (70.0% to Members / 30.0% to promote) of excess cash flow to an 18.0% IRR;
- 50.0% / 50.0% (50.0% to Members / 50.0% to promote) of excess cash flow and appreciation thereafter.
Note that these distributions will occur after the payment of the Company's liabilities (loan payments, operating expenses and other fees as set forth in the LLC agreement, in addition to any member loans or returns due on member loans).
The manager of The Company may receive a portion of the promote. Distributions are expected to start in December 2020 and are projected to continue on a quarterly basis thereafter. These distributions are at the discretion of the Real Estate Company, who may decide to delay distributions for any reason, including maintenance or capital reserves.
Year 1 | Year 2* | |
---|---|---|
Effective Gross Revenue | $138,640 | $177,939 |
Total Operating Expenses | $96,237 | $52,112 |
Net Operating Income | $42,403 | $125,827 |
*Year two is only six months due to sale in month 18
Year 0 | 2019 | 2020 | |
---|---|---|---|
Distributions to RealtyMogul 133, LLC Investors | ($1,750,000) | $0 | $2,183,645 |
Net Earnings to Investor - Hypothetical $50,000 Investment |
($50,000) | $0 | $62,390 |
Certain fees and compensation will be paid over the life of the transaction. The following fees and compensation will be paid:
Type of Fee | Amount of Fee | Received By | Paid From | Notes |
---|---|---|---|---|
Acquisition Fee | $120,000 | Real Estate Company | Capitalized Equity Contribution | 3.0% of the Property purchase price |
Broker-Dealer Fee | $68,400 | North Capital | Capitalized Equity Contribution | Greater of $50,000 and 4.0% of the equity raised by RealtyMogul 133, LLC |
Type of Fee | Amount of Fee | Received By | Paid From | Notes |
---|---|---|---|---|
Management and Administrative Fee | 1.0% of amount invested in RealtyMogul 133, LLC | RM Manager, LLC | Distributable Cash | RM Manager, LLC is the Manager of RealtyMogul 133, LLC and a wholly-owned subsidiary of Realty Mogul, Co. (2) |
Property Management Fee | 5.0% of Effective Gross Income | South Coast Commercial | Distributable Cash |
(1) Certain employees of Realty Mogul, Co. are registered representatives of, and are paid commissions by, North Capital Private Securities Corp., a Delaware corporation ("North Capital"). In addition, North Capital pays a technology provider services fee to Realty Mogul, Co. for licensing and access to certain technology, reporting, communications, branding, entity formation and administrative services performed from time to time by Realty Mogul, Co., and North Capital and Realty Mogul, Co. are parties to a profit sharing arrangement.
(2) Fees may be deferred to reduce impact to investor distributions.
The above presentation is based upon information supplied by the Real Estate Company or others. Realty Mogul, Co., RM Manager, LLC, and The Company, along with their respective affiliates, officers, directors or representatives (the "RM Parties") hereby advise you that none of them has independently confirmed or verified any of the information contained herein. The RM Parties further make no representations as to the accuracy or completeness of any such information and undertake no obligation now or in the future to update or correct this presentation or any information contained herein.
RM Securities, LLC, its registered representatives, affiliates, associated persons, and personnel of its affiliates who may also be associated with it, including our associated persons and personnel of our affiliates who are also be associated with RM Securities, LLC (it (“RM Securities,” “we,” “our,” or “us”) will receive fees, expense reimbursements, and other compensation (“Fees”) from the issuer of this investment offering, its sponsor, or an affiliate thereof (“Sponsor”), or otherwise in connection with Sponsor’s offering. The Fees paid to us are in addition to other fees you will pay to Sponsor or in connection with Sponsor’s investment offering. You will pay Fees to Sponsor, either directly or indirectly as an investor in the Sponsor’s offering. Sponsor will use the Fees you pay, as well as funds you invest in the relevant offering, to compensate us. The Fees paid to us will directly or indirectly be borne by you as the investor (typically, but not always, in the form of an expense of the Sponsor’s offering in which you invest) because such Fees will reduce the proceeds available for distribution to you and reduce the amount you earn over time.
For more information on the Fees paid to us, or any other Fees you will pay in connection with Sponsor’s offering, please carefully review the Sponsor’s Investment Documents. Please also carefully review RM Securities’ Form CRS, Regulation Best Interest Disclosures, and Limited Brokerage Services Agreement.
No Approval, Opinion or Representation, or Warranty by RM Securities, LLCSponsor has provided, approved, and is solely responsible in all aspects for the information on this webpage (“Page”), including Sponsor’s offering documentation, which may include without limitation the Private Placement Memorandum, Operating or Limited Partnership Agreement, Subscription Agreement, the Project Summary and all exhibits and other documents attached thereto or referenced therein (collectively, the “Investment Documents”). The Investment Documents linked on this page have been prepared and posted by Sponsor, and not by RM Securities. We did not assist in preparing, do not adopt or endorse, and we are not otherwise responsible for, the Sponsor’s Investment Documents. We make no representations or warranties as to the accuracy of information on this Page or in the Sponsor’s Investment Documents and we accept no liability therefor. No part of the information on this Page or in the Sponsor’s Investment Documents is intended to be binding on us.
Sponsor’s Information Qualified by Investment DocumentsThe information on this Page is qualified in its entirety by reference to the more complete information about the offering contained in the Sponsor’s Investment Documents. The information on this Page is not complete and subject to change at the Sponsor’s discretion at any time up to the closing date. The Sponsor’s Investment Documents and supplements thereto contain important information about the Sponsor’s offering including relevant investment objectives, the business plan, risks, charges, expenses, and other information, which you should consider carefully before investing. The information on this Page should not be used as a basis for an investor’s decision to invest.
Risk of InvestmentThis investment is speculative, highly illiquid, and involves substantial risk. There can be no assurances that all or any of Sponsor’s assumptions, expectations, estimates, goals, hypothetical illustrations, or other aspects of Sponsor’s business plans (“Assumptions”) will be true or that actual performance will bear any relation to Sponsor’s Assumptions, and no guarantee or representation is made that Sponsor’s Assumptions will be achieved. If Sponsor does not achieve its Assumptions, your investment could be materially and adversely affected. A loss of part or all of the principal value of your investment may occur. You should not invest unless you can readily bear the consequences of such loss. Sponsor’s Assumptions should not be relied upon as the primary basis for your decision to invest.
No Reliance on Forward-Looking Statements; Sponsor AssumptionsSponsor is solely responsible for statements made concerning forward-looking statements and Assumptions, which apply only as of the date made, are preliminary and subject to change, and are expressly qualified in their entirety by the disclosures and cautionary statements included in Sponsor’s Investment Documents, which you should carefully review. Neither RM Securities nor Sponsor are obligated to update or revise such forward-looking statements or Assumptions to reflect events or circumstances that arise after the date made or to reflect the occurrence of unanticipated events. Sponsor’s forward-looking statements and Assumptions are hypothetical, not based on actual investment achievements or events, and are presented solely for purposes of providing insight into the Sponsor’s investment objectives, detailing Sponsor’s anticipated risk and reward characteristics, and establishing a benchmark for future evaluation of actual results; therefore, they are not a predictor, projection, or guarantee of future results. You should not rely on Sponsor’s forward-looking statements as a basis to invest.
Importantly, we do not adopt, endorse, or provide any assurance of returns or as to the accuracy or reasonableness of Sponsor’s Assumptions or forward-looking statements.
No Reliance on Past PerformanceAny description of past performance is not a reliable indicator of future performance and should not be relied upon as the primary basis to invest.
Sponsor’s Use of DebtA substantial portion of the total cost of the real estate asset acquired by the Sponsor with investor funds (“Property”) will be paid with borrowed funds, i.e., debt. Sponsor’s estimated rates and terms of the debt financing are subject to lender approval, and there is no assurance that the Sponsor will secure debt at the rates and terms presented on this Page or in the Sponsor’s Investment Documents, or at all. The use of borrowed money to acquire real estate is referred to as leveraging, which can amplify losses and could result in lender foreclosure. In addition, if the debt includes a variable (or “floating”) interest rate, the total amount of interest paid over the term of the debt will fluctuate and can increase. As a result, Sponsor’s use of debt can result in a loss of some or all of your investment.
Sponsor’s Offering is Not RegisteredSponsor’s securities offering will not be registered under the Securities Act of 1933, as amended (the “Securities Act”), in reliance upon the exemptions from registration pursuant to Rule 506(c) of Regulation D as promulgated under the Securities Act (“Private Placement”). In addition, the offering will not be registered under any state securities laws in reliance on exemptions from state registration. Such securities (your ownership interests) are subject to restrictions on transferability and resale and may not be transferred or resold except as permitted under applicable state and federal securities laws pursuant to registration or an available exemption. All Private Placements on the Platform are intended solely for “Accredited Investors,” as that term is defined in Rule 501(a) under the Securities Act.
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1031 Exchange RiskInternal Revenue Code Section 1031 (“Section 1031”) contains complex tax concepts and certain tax consequences may vary depending on the individual circumstances of each investor. RM Securities and its affiliates make no representation or warranty of any kind with respect to the tax consequences of your investment or that the IRS will not challenge any such treatment. You should consult with and rely on your own tax advisor about the tax aspects with respect to your particular circumstances.