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Office
1600 Corporate Center
Rolling Meadows, IL
Completed Equity
100% funded
...
1600 Corporate Center
Rolling Meadows, IL
All Investments > 1600 Corporate Center
...
Overview
1600 Corporate Center
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Details
For more information, view the Sponsor's Investment Memorandum.
Estimated Hold Period 2 - 5 years
Investment Strategy Core Plus
Investment Type Equity
Sponsor Documents
The offering documents above have been prepared and are being delivered by the Sponsor of this investment opportunity, and not by RM Securities, LLC. RM Securities, LLC and its associated persons did not assist in preparing, do not explicitly or implicitly adopt or endorse, and are not otherwise responsible for, the Sponsors offering documents posted below or any content therein.
Deal Highlights
Investment Highlights
Class A Property with Credit Tenants
12% Expected Current Pay to the Investor
Well Located Chicago Office Building, 91% Occupied with Limited Near-Term Rollover
Class A Property with Credit Tenants
12% Expected Current Pay to the Investor
Well Located Chicago Office Building, 91% Occupied with Limited Near-Term Rollover
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Management
For more information, view the Sponsor's Investment Memorandum.
Helios Property Management Company

Helios Property Management Company, ("Helios" or the "Sponsor"), is growing their distressed real estate portfolio, with a focus on diversified commercial real estate investments in the Chicago area. The principals' experience includes real estate investment, development, brokerage, leasing, management, maintenance and construction. Helios, and its affiliated companies acquire, lease, manage, value engineer, and sell selected properties. The focus of their team is to increase income (typically through increasing occupancy), strategic building management though extending leases, appropriate financing, and cutting costs through knowledge of the building, mechanical systems and construction.

Helios will undertake the management for the property and institute aggressive operations initiatives in order to right size the expenses at all properties they manage. Vendor contracts from previous ownership will typically be canceled at closing and resigned once competitive analysis is performed. Helios is confident that expenses can be reduced and maintained throughout the ownership of each property. Expense and tax reductions are critical for the economic success of most properties we manage. The end goal, is to maximize income (through occupancy) and decrease expenses - that will result in a higher net operating income and a higher valued property.

Assets Under Management*

*While Helios Property Management Company does not own any of these assets, Chet Balder, the owner and President, owns 100% of Helios Property Management Company and owns an interest in each of the properties through various limited liability companies. 

Sponsor Principal Credit History: 

One of the principals of the Sponsor, within the last three years, entered into a loan workout with two lenders on his personal residence, and while foreclosure did not occur, each lender did initial a foreclosure action on the property. Both actions were dismissed when the loan workout was completed (including a substantial paydown of the loan principal balance)  and the reinstated loan has been paid as agreed. RealtyMogul.com's due diligence included lender reference checks with lenders the Principal has borrowed from over the last several years with RealtyMogul.com receiving what it believes was favorable lender responses on the Sponsor’s payment history as well as his management performance.

Management Team
Management
Chet Balder - Owner and President

Mr. Balder is the owner and President of Helios Property Management Company, which was founded by Mr. Balder in 2010. From 2004 to 2010, Mr. Balder previously served as Vice President at Ardmin Properties where his role focused on company acquisitions and raising money for syndicated commercial real estate. His responsibilities included raising private equity, leasing to tenants, property management, managing the broker network and daily management of company.

Many of the properties owned and managed by Helios are marketed and co-brokered by Jack Reardon and Brandon Berger, two of the suburban office brokers in the Northwest Chicago market.

Property
For more information, view the Sponsor's Investment Memorandum.
Address: 1600 Golf Road
Rolling Meadows, IL 60008
Year Built: 1986
Current Occupancy: 91%
Net Rentable Area: 255,440 square feet
Land Area: 10.43 +/- acres
Stories: 12
Parking: 1,022 spaces available, 4.0 per 1,000 square feet of rentable area
Construction Type: Steel

1600 Corporate Center is a high-rise office property totaling 255,440 square feet of net rentable area on a 10.43-acre site at 1600 Golf Road in Rolling Meadows, Illinois.  The Property, built in 1986, is currently 91% occupied by nine tenants with Bank of America (36.3%, Fleetmatics (16.7%), Alliant Credit Union (16.6%), and HQ Global Workplace/Regus (8.5%) representing the Property's largest tenants. The exterior improvements were constructed with steel and concrete masonry.  The roof is single-ply EPDM membrane with rock gravel ballast on rigid insulation over a concrete panel deck.  The interior is finished with painted drywall walls and ceilings, with fixed double-glazed windows in aluminum framing.  The flooring is a mix of standard commercial carpet, vinyl composition tile, and ceramic tile. Amenities at the Project include a deli and on‐site management. The Subject features 1,022 surface parking spaces (parking ratio of 4.0 per 1,000 SF). 

Note that the Stacking Plan above does not include the recently executed lease to Webtrans for 1,534 SF. The tenant is expected to commence occupancy January 2016 and has a term of 65 months. Per their recently executed third amendment, Bank of America has extended their lease expiration date for all occupied space through December 2023. 

Financials
For more information, view the Sponsor's Investment Memorandum.
Disclosures
RM Securities, LLC and its Affiliates Compensation

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, LLC

Sponsor 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 Documents

The 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 Investment

This 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 Assumptions

Sponsor 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 Performance

Any 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 Debt

A 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 Registered

Sponsor’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 Advice

Nothing 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 Risk

Internal 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.

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