The team at our affiliated broker-dealer, RM Securities, conducts diligence on of the issuer, including detailed background checks, criminal checks, bad actor checks, and reference checks on sponsors. In addition to screening for any criminal background, we may also turn down sponsors due to poor reference checks, even if the background and criminal checks are satisfactory.
We require unaffiliated sponsors to use an unaffiliated third-party escrow agent.* When an investor makes an investment with such sponsors using the RealtyMogul platform, the investor’s money is transferred directly into a third-party escrow account. All closing conditions in connection with a sponsor’s contingency offering need to be met before the third-party escrow agent will approve releasing investor funds to the issuer or general partner. For example, if an issuer or general partner plans to use funds for a real estate acquisition that does not ultimately transact, the third-party escrow agent will not transfer investor funds to the issuer or general partner, and funds will be returned to investors.
Unless otherwise disclosed, escrow accounts are not required for some investments that accommodate 1031 investments where the property is already acquired.
Our processes typically includes visiting certain properties (or a subset of properties if it's a fund) to confirm the real estate is what and where the real estate is supposed to be. For certain properties that accommodate 1031 exchange investments, the team will review third-party prepared due diligence reports in lieu of a site visit.
We have formalized processes and checklists for every private placement deal listed on the platform.
The Real Estate Company, along with property manager Wehner Multifamily, recently acquired, renovated, and stabilized a comparable multifamily asset in Killeen in under 24 months.
The Real Estate Company is purchasing the Property for $20,270 per unit which compares favorably to recent transactions in the market.
Below-market occupancy and rents coupled with the Property's attractive basis creates a compelling value-add opportunity.
Productive Capital Associates
Productive Capital Associates ("PCA" or the "Sponsor") was founded in 2014 and acquires and operates large, off-market value-add apartment communities, located in stable or growing US markets, with a primary focus on Texas markets. PCA improves properties and their surrounding communities through vetted operational efficiencies supported by strategic capital expenditures that are led by curated business plans based on the location, demographics, condition, and comps of the target property. PCA’s goal is to drive value and exit relatively quickly so as to maximize return on equity and IRR for its investors, returning the properties to the market as nicer assets, and much better places to live and work. As of January 2022, PCA will have owned and operated nearly 2,000 multifamily units, with a value of over $175 million.
Some of PCA’s investment highlights include the following:
• Achieved 150%+ ROI within ~2 years for multiple commercial real estate projects, spanning multifamily, self-storage, and retail assets
• Tripled income within 12 months for a 220+ unit apartment community in Central Texas, adding millions of dollars of value in year one
• Doubled NOI in 7 months for a 250+ unit apartment community in Central Texas, adding millions of dollars in value in year one
• Repositioned a distressed self-storage facility in Central Texas, more than tripling occupancy, income, and value of the asset within 18 months
• Repositioned an apartment community in Columbus, OH, achieving 130%+ ROI within two years
• Repositioned a distressed retail strip center in Central Florida, more than doubling the value of the asset within two years
• Currently repositioning a large student housing project in Denver, in addition to multiple large apartment communities in AR and TX, with each asset projecting a deal-level equity multiple of ~2x on a 3-year hold
City, State | Asset Type | Purchase Date | Units | Deal Status | Purchase Price | Sale Price/Est. Value |
Killeen, TX | Multifamily | 10/24/2017 | 256 | Sold | $10,300,000 | $15,000,000 |
Columbus, OH | Multifamily | 10/12/2017 | 64 | Sold | $3,300,000 | $4,510,000 |
Killeen, TX | Multifamily | 9/17/2018 | 178 | Sold | $6,450,000 | $11,300,000 |
Killeen, TX | Multifamily | 10/30/2019 | 222 | Sold | $4,500,000 | $12,800,000 |
North Little Rock, TX | Multifamily | 7/20/2020 | 242 | Under Renovation | $6,150,000 | $9,075,000 |
Killeen, TX | Multifamily | 8/14/2020 | 250 | Under Renovation | $6,500,000 | $11,250,000 |
Killeen, TX | Multifamily | 8/30/2021 | 148 | Under Renovation | $6,145,000 | $8,800,000 |
Denver, CO | Student Housing | 9/17/2021 | 120 | Under Renovation | $40,005,000 | $45,000,000 |
Killeen, TX | Multifamily | 12/16/2021 | 266 | Under Renovation | $41,075,000 | $42,000,000 |
Total | 1,746 | $124,425 | $157,935,000 |
The management overview and track record detailed above were provided by Productive Capital Associates and have not been verified by RealtyMogul.
In this transaction, RealtyMogul investors are to invest in RealtyMogul 140, LLC (the "Company"), which is to subsequently invest in 2812 Lake Road, LLC (the "Target"), a limited liability company that will directly or indirectly own interest in the Property. Productive Capital Associates (the "Real Estate Company") is under contract to acquire the Property for $4.5 million ($20,270 per unit). The total project cost is expected to be $6.5 million ($29,418 per unit).
The business plan is to implement a value-add strategy. This strategy assumes a renovation budget of approximately $1,330,274, or $5,992 per unit, and renovation schedule of 222 units over two to three years (approximately eight unit renovations per month). Per the below budget, interior upgrades are anticipated to include vinyl plank flooring, resurfaced countertops, backsplashes, ceiling fans, two-tone paint, and appliances as needed. Exterior upgrades are anticipated to include HVAC, paint, asphalt and roof repairs, security surveillance, upgraded landscaping, a dog park, pergola, grills, signage and branding.
As underwritten, the Real Estate Company intends to achieve an average rent premium of $102 per unit post renovation, or a 21% premium to in place. This represents a 20% return on cost. Additionally, the Real Estate Company plans to implement a RUBS program as well as a potential revenue-sharing agreement with a local cable and internet provider.
Wehner Multifamily will be engaged to oversee both property and construction management responsibilities. The below-market occupancy and rents, in addition to the Real Estate Company's successful undertaking of similar transactions in Killeen, is indicative of the feasibility of the business plan as well as the capacity for the market to support our projected post renovation rents.
$ Amount | $ per Unit | |
Unit interiors | $730,080 | $3,289 |
HVAC | $250,000 | $1,126 |
Paint | $86,400 | $389 |
Asphalt | $62,740 | $283 |
Parking stops | $20,150 | $91 |
Roof | $11,895 | $54 |
Metal work | $9,575 | $43 |
Pergola | $8,500 | $38 |
Signage | $7,500 | $34 |
Grills | $5,500 | $25 |
Landscaping | $5,000 | $23 |
Security cameras | $5,000 | $23 |
Concrete pad | $4,000 | $18 |
Benches | $1,800 | $8 |
Dog Park | $1,200 | $5 |
Contingency (10%) | $120,934 | $545 |
Grand Total | $1,330,274 | $5,992 |
Lake Road Apartments (the "Property") is a class C, garden-style apartment community situated in the Killeen-Temple, TX MSA. Built between 1976 and 1983, the 18 two-story buildings are comprised of one (210 units), and two-bedroom (12 units) floor plans combining to 222 total units. The seller, also the original developer, is in his 70's and historically self-managed the Property. Due to reportedly neglectful management, the Property is currently 55% occupied with in place rents of $488 per unit, significantly below submarket and comparable rates.
Unit Type (In-Place) | # of Units | Unit (Square Feet) | In-Place Rent | Post-Reno Rent |
---|---|---|---|---|
1 Bed, 1 Bath | 210 | 500 | $482 | $585 |
2 Bed, 1 Bath | 12 | 700 | $586 | $675 |
Totals/Averages | 222 | 511 | $488 | $590 |
Western Oaks | Twin Creek | The Enclave | The Remington | Stonehill | Heights at 701 | Bay Colony | Grandon Manor | Century Plaza | Total/Averages | Subject | |
---|---|---|---|---|---|---|---|---|---|---|---|
Submarket | Killeen/Fort Hood | Killeen/Fort Hood | Killeen/Fort Hood | Killeen/Fort Hood | Killeen/Fort Hood | Killeen/Fort Hood | Killeen/Fort Hood | Killeen/Fort Hood | Killeen/Fort Hood | Killeen/Fort Hood | |
Occupancy | 100% | 95% | 96% | 100% | 98% | 91% | 100% | 97% | 96% | 55% | |
Units | 102 | 160 | 112 | 200 | 340 | 208 | 182 | 144 | 254 | 189 | 222 |
Year Built | 1969 | 1984 | 1972 | 1985 | 1986 | 1985 | 1978 | 1976 | 1972 | 1979 | 1976-1983 |
# of Units (1x1) | 30 | 36 | 55 | 96 | 72 | 100 | 122 | 32 | 52 | 66 | 210 |
Rent (1x1) | $719 | $754 | $572 | $759 | $660 | $685 | $615 | $660 | $645 | $674 | $585 |
SF (1x1) | 660 | 637 | 591 | 600 | 596 | 600 | 684 | 644 | 525 | 615 | 500 |
Rent/SF (1x1) | $1.09 | $1.06 | $0.97 | $1.27 | $1.11 | $1.14 | $0.90 | $1.02 | $1.23 | $1.09 | $1.17 |
# of Units (2x1) | 72 | 104 | 28 | 88 | 112 | 60 | 32 | 56 | 69 | 12 | |
Rent (2x1) | $869 | $785 | $665 | $889 | $726 | $750 | $750 | $740 | $772 | $675 | |
SF (2x1) | 860 | 850 | 829 | 870 | 830 | 848 | 797 | 735 | 827 | 700 | |
Rent/SF (2x1) | $1.01 | $0.89 | $0.80 | $1.02 | $0.87 | $0.88 | $0.94 | $1.01 | $0.93 | $0.96 | |
Distance from Subject (mi.) | .3 miles | 1.6 miles | 1.2 miles | 1.1 miles | 2.8 miles | 6.3 miles | 1.1 miles | 2.4 miles | .6 miles | 1.0 miles | N/A |
Commanders Palace | Indian Creek Apts | Ashton Park | Century Plaza | Total/Averages | Subject | |
---|---|---|---|---|---|---|
Date | Jul '17 | May '19 | Nov '17 | Oct '17 | Oct '19 | |
Submarket | Killeen/Fort Hood | Killeen/Fort Hood | Killeen/Fort Hood | Killeen/Fort Hood | Killeen/Fort Hood | |
Occupancy | 100% | 93% | N/A | 96% | 96% | 55% |
Units | 117 | 60 | 148 | 256 | 145 | 220 |
Year Built | 1965 | 1964 | 1974 | 1966 | 1967 | 1976-1983 |
Average SF | 734 | 656 | 730 | 633 | 688 | 511 |
Purchase Price | $3,900,000 | $2,400,000 | $7,200,000 | $10,600,000 | $6,025,000 | $4,500,000 |
$/Unit | $33,333 | $40,000 | $48,649 | $41,406 | $40,847 | $20,455 |
Cap Rate | N/A | N/A | N/A | N/A | N/A | 8.00% (exit cap rate) |
Distance from Subject (mi.) | 1.6 miles | 2.1 miles | 4.6 miles | .8 miles | 2.3 miles | N/A |
(1) Cap rate data in Texas is largely unavailable.
Market Overview
Per CoStar, population growth in Killeen has been drastically increasing and is up over 60% since 2000. This growth is expected to continue and is fed by Fort Hood, which employs roughly 40,000 people. Therefore, fundamentals should continue to strengthen. An uptick in supply and even more demand has produced healthy rent growth as of late. Despite several institutional assets trading in 2014, sales volume remains close to historical averages with trades typically occurring between local players. Population growth has translated into an increase in jobs as of late. Overall job growth was slow early on in the cycle but has been relatively strong since 2015. Year-over-year employment growth was close to 2% as of July, well ahead of the national average. After losing jobs from 2012 to 2014, the government sector is finally showing signs of growth up about 5% from the prerecession peak.
Furthermore, the education and health services industries, which make up nearly 20% of the job market here, have also demonstrated strong expansion. Killeen has a low cost of living, compared with nearby metros such as Austin and Dallas, and average rents here only take up about 16% of the median household income. The Killeen metro also includes the nearby city of Temple, which is where most of the metro’s private sector employment is located. The largest employers here include Baylor Scott and White Healthcare (8,290 employees), McLane Company Inc. (1,600 employees), and Wilsonart International (895 employees).
Demographic Information
1 Mile | 3 Miles | 5 Miles | |
---|---|---|---|
Population (2019) | 13,279 | 65,333 | 141,657 |
Population (2024) | 14,121 | 70,602 | 151,913 |
Average Age | 31.0 | 31.4 | 31.4 |
Median Household Income | $41,881 | $38,307 | $47,269 |
Average Household Size | 2.5 | 2.4 | 2.6 |
Median Home Value | $69,818 | $77,440 | $125,262 |
Population Growth 2019-2024 | 6.34% | 8.06% | 7.24% |
Demographic information above was obtained from CoStar.
Sources of Funds | Amount |
---|---|
Debt | $4,147,000 |
Equity | $2,383,742 |
Total Sources of Funds | $6,530,742 |
Uses of Funds | Amount |
Purchase Price | $4,500,000 |
Real Estate Company Acquisition Fee | $90,000 |
Broker Dealer Fee | $87,400 |
Loan Fee | $82,940 |
CapEx Budget | $1,330,274 |
Working Capital | $30,000 |
Interest Reserve | $275,000 |
Tax/Insurance Reserve | $85,128 |
Closing Costs | $50,000 |
Total Uses of Funds | $6,530,742 |
Please note that the Real Estate Company's equity contribution may consist of friends and family equity and equity from funds controlled by the Real Estate Company
The expected terms of the debt financing are as follows:
- Estimated Proceeds: $4,147,000
- Estimated Rate (Floating): 30-Day LIBOR + 350 basis points
- Term: 3 years
- Interest Only: 3 years
- Amortization: None
- Extension Options: One (1) six-month extension (0.50% fee)
- Exit Fee: 2.0% of loan amount
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;
- 70.0% / 30.0% (70.0% to Members / 30.0% to Promote) of excess cash flow to a 12.0% 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 June 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 | Year 3 | Year 4 | |
---|---|---|---|---|
Effective Gross Revenue | $798,082 | $1,270,973 | $1,594,665 | $1,661,570 |
Total Operating Expenses | $831,228 | $863,845 | $958,162 | $977,218 |
Net Operating Income | -$33,146 | $407,128 | $636,504 | $684,352 |
Year 0 | 2019 | 2020 | 2021 | 2022 | |
---|---|---|---|---|---|
Distributions to RealtyMogul 140, LLC Investors | ($2,240,000) | $0 | $826 | $213,851 | $3,412,890 |
Net Earnings to Investor - Hypothetical $50,000 Investment |
($50,000) | $0 | $18 | $4,773 | $76,181 |
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 | $90,000 | Real Estate Company | Capitalized Equity Contribution | 2.0% of the Property purchase price |
Broker-Dealer Fee | $87,400 | North Capital (1) | Capitalized Equity Contribution | Greater of $50,000 or 4.0% of the equity raised by RealtyMogul 140, LLC |
Type of Fee | Amount of Fee | Received By | Paid From | Notes |
---|---|---|---|---|
Management and Administrative Fee | 1.0% of amount invested in RealtyMogul 140, LLC | RM Manager, LLC | Distributable Cash | RM Manager, LLC is the Manager of RealtyMogul 140, LLC and a wholly-owned subsidiary of Realty Mogul, Co. (2) |
Asset Management Fee | 1.5% of Effective Gross Income | Real Estate Company | Distributable Cash |
(1) North Capital Private Securities Corporation (“NCPS”), a registered broker-dealer who will act as placement agent for interests in the Company will be paid a fee as outlined above. NCPS will pay a referral fee to Mogul Securities, LLC (“MS”), an affiliate of the Manager and RealtyMogul, Co., for referring the transaction pursuant to a referral agreement between NCPS and MS. Certain employees of Realty Mogul, Co., an affiliate of Manager are registered representatives of, and are paid commissions by, NCPS.
(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.
No Investment AdviceNothing on this Page should be regarded as investment advice (either with respect to a particular security or regarding an overall investment strategy), a recommendation, an offer to sell, or a solicitation of or an offer to buy any security. Advice from a securities professional is strongly advised to understand and assess the risks associated with real estate or private placement investments. For additional information on RM Securities’ involvement in this offering, please carefully review the Sponsor’s Investment Documents, and RM Securities’ Form CRS, Regulation Best Interest Disclosures, and Limited Brokerage Services Agreement.
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.