The Property is located just twenty-five miles outside Washington, DC and within a 25-minute drive to Amazon's new HQ2 located in Crystal City, VA. Woodbridge has a median household income of $122,426 within a five miles radius of the Property. The Property has easy access to Interstate I-95 and 1.6 million SF of retail within a seven-mile drive from the Property.
The Property is being acquired at a 5.10% cap rate on in-place revenue with the expectation of increasing NOI by approximately 16.5% in the first three years of ownership. This Property has a history of operating efficiently with high occupancy at 90% or better. Georgetown Partners intends to continue to operate the Property at high occupancy levels while creating value by completing the unit renovation plan on the remaining 75% of the Property.
The Property has been well maintained and recently improved by the seller. The seller has injected approximately $1.6 million of capital into the Property with enhancements.
Georgetown Partners
Georgetown Partners is a private real estate investment company focused on real estate in the Washington, DC Metro area. Georgetown targets both stabilized and value-add opportunities, which will diversify the investment portfolios for investors. With over twenty years of commercial real estate experience, Georgetown Partners has worked with institutional clients delivering results. Georgetown Partners is a fully integrated company. Georgetown Partners was founded in late 2017 and has a portfolio of multiple assets valued at $40 million with projected stabilized values of $50 million. In addition, to the existing assets under management, Georgetown Partners is acquiring $60 million of multifamily deals under contract in the Washington DC Metro that are set to close in the first two quarters of 2021. As a company, Georgetown Partners is focused on recession-resistant asset classes including medical office and affordable/workforce housing. The principals of Georgetown Partners have depth of experience nationwide across all asset classes.
https://www.gtownpartners.com/-
Mario LevineManaging Director -
Corban TomlinsonManaging Director
Mario Levine is a Managing Director and Co-Founder of Georgetown Partners. Prior to forming Georgetown Partners, Mr. Levine was the Director of Real Estate for Maplewood and Allegiance Realty Corporation (joint venture partners), where he worked on the development and asset management of a conventional and medical office portfolio. At Allegiance, Mr. Levine was responsible for the asset management of 3 million square feet portfolio of CBD office across the nation. Allegiance is a private real estate investment company providing compelling alternatives to conventional investment vehicles for family offices, RIAs and high net worth individuals. Headquartered in Charlotte, North Carolina, the Company has acquired over 7 million square feet of commercial real estate, investing over $150 million of self-raised equity. The Company’s current portfolio is valued in excess of $400 million and consists of 3.5 million square feet of commercial real estate.
Prior to that experience, Mr. Levine was Director of Real Estate for Triglid, Inc. He was the portfolio manager for Trigild’s Mid Atlantic, Southeast, and Northeast portfolio of performing and non-performing assets valued at $500 million, which consisted of 1,400 units of multifamily and 3.5 million SF of commercial real estate. He worked with CMBS special servicers (CW Capital, LNR, C 3 Torchlight/ING), balance sheet lenders (GE Capital, Wells Fargo, Bank of America, Keybank, Varde), and FDIC in the re-positioning and disposition of assets through various loan workout strategies. He has experience across all asset classes including office, retail, industrial, multifamily, single family, and fractured condo developments. While at Trigild, Mr. Levine managed 1,696 units nationwide and over 1.5 million square feet of various types of commercial real estate (retail, office, industrial). He was successful in triage, stabilization, and turnaround of previously non-performing assets in some state of distress and/or mortgage default. Throughout his tenure, Mr. Levine was involved in the acquisition and disposition of over 45 assets totaling $400 million.
Before co-founding Georgetown Partners in late 2017, Corban Tomlinson was Director of Acquisitions for Maplewood and Allegiance Realty Corporation (joint venture partners). There, he sourced, underwrote, and structured the acquisition and development of conventional and medical office opportunities. His experience included opportunistic, value add and core-plus/stabilized opportunities. Deals were sourced both on and off market and were creatively structured and financed to best suit the needs of each deal. Mr. Tomlinson was also responsible for the project and portfolio level financial analysis, budgeting, and business strategy at the firm. At Allegiance, Mr. Tomlinson led efforts in the acquisition of over $250 million of conventional office and other real estate assets. In addition, Mr. Tomlinson was involved in the acquisition and development of $110 million of medical office assets for Maplewood Healthcare including the ground up development of over 250,000 square feet.
Prior to his time at Maplewood and Allegiance, Mr. Tomlinson worked at Sabal Financial (a wholly owned subsidiary of Oaktree Capital) as an asset manager, acquisitions associate, and underwriter. His asset management portfolio consisted of owned real estate assets and non-performing loans located nationwide that were collateralized by commercial real estate, multifamily apartment complexes, single family homes, land (in various stages of development), swap agreements, personal guarantees, and commercial and industrial assets. His acquisition duties included the underwriting of asset pools ranging from $20-200 million in value and was involved in the acquisition of over $3 billion of distressed assets. Mr. Tomlinson also served as an underwriter on Sabal’s bridge lending platform which included the underwriting and structuring of a $55 million bridge loan which was originated to provide capital to a regional investor developer for an eight-phased renovation and improvement of a 150,000 square foot waterfront mixed use development in Newport Beach, CA.
| Property | Location | Asset Type | Acquisition Date | Units/SF | Purchase Price | Recent Valuation | |||
|---|---|---|---|---|---|---|---|---|---|
| Lansdowne Medical Office Pavilion | Leesburg, VA | Medical | Nov 2017 | 70,000 SF | $7,950,000 | $19,350,000 | |||
| Commonwealth Medical Office | Richmond, VA | Medical | Apr 2018 | 40,000 SF | $4,650,000 | $7,240,000 | |||
| Ames Street Apartments | Washington, D.C. | Multifamily | Sep 2019 | 73 units | $5,950,000 | $7,350,000 | |||
| Foote Street Apartments | Washington, D.C. | Multifamily | Jan 2020 | 15 units | $2,000,000 | $2,000,000 | |||
| Skyland Apartments(1) | Washington, D.C. | Multifamily | Q1 2021 | 224 units | $25,727,000 | - | |||
| 618 12th(1) | Washington, D.C. | Multifamily | Q1 2021 | 12 units | $3,375,000 | - | |||
| Total | $49,652,000 | ||||||||
| Select Previous Multifamily Experience | |||||||||
| Riverwinds | 86 Pelican Place | Multifamily | 199 units | ||||||
| Single Family Home Portfolio | Detroit, MI | LIHTC SFR | 303 units | ||||||
| Veranda Village (West Point) | Pasadena, TX | Multifamily | 382 units | ||||||
| Watersong Villas | Dallas, TX | Multifamily | 250 units | ||||||
| St. John's VI Portfolio | Saint John, US VI | Multifamily | 36 units | ||||||
| The Ocean Club at Seven Seas | Fajardo, PR | Multifamily | 300 units | ||||||
| Victory Trail Apartments | Norcross, GA | Multifamily | 98 units | ||||||
| Bella Sol | Apollo Beach, FL | Multifamily | 72 units | ||||||
(1) Reflects anticipated closing dates.
The above bios and track record were provided by Georgetown Partners and has not been independently verified by RealtyMogul.
Georgetown Partners is seeking a portion of the equity capital required to acquire a 138-unit multifamily apartment building located in Woodbridge, VA (the "Property"). Realty Mogul Investors will invest in RM VA WB, LLC (‘The Company”), which will subsequently invest in VA WB, LLC, a limited liability company that will hold title to the Property.
The Property is located just 25 miles outside Washington, DC and within a 25-minute drive to Amazon's new HQ2 located in Crystal City, VA. Woodbridge has a median household income of $122,426 within a five miles radius of the Property. The Property has easy access to Interstate I-95 and 1.6 million SF of retail within a seven-mile drive from the Property. Additionally, the Property is adjacent to an elementary school and middle school, which provides a built-in demand driver for families with children.
Georgetown Partners has the Property under contract for $28,475,000 or $206,340/unit. This class and quality of the product is very attractive and is well below replacement cost. The total capitalization at acquisition is $32,167,399. The Property is being acquired at a 5.1% cap rate on in-place revenue with the expectation of increasing the Net Operating Income by ~16.5% in the first 3 years of ownership. This Property has a history of operating efficiently with high occupancy at 90% or better. Georgetown Partners intends to continue operating the Property in the same way while creating value by completing the unit renovation plan on the remaining 75% of the Property over a 24-36 month period. In addition to the unit renovation plan, Georgetown Partners will replace the roofs, improve the parking lot, and paint the exterior stairwells across the ten buildings at the Property.
Immediate Value-Add Opportunity: There is a clear path to growth and remaining with value-add potential. Georgetown Partners intends to renovate 103 units or 75% of Property. The projected renovation period is 24-36 months. The scope of the renovation has been budgeted at $7,453 per unit and is projected to generate an average premium of $134/unit per month. For context, recently renovated competitive rents in the submarket are achieving spreads up to $343/unit per month above Haven Woodbridge. An example is a nearby property named Kensington Place, which has an average rent of $1,822/unit per month.
Ideal Commuter Location: The Property has easy access to I-95 and Route 1 and direct walkability to Elizabeth Vaughan Elementary and Woodbridge Middle Schools. Washington, DC, is located 25 miles from the Property, and Crystal City, VA (Amazon HQ2) is 22 miles from the Property. The VRE Station, which connects to the DC Metro, is located 8 minutes from the Property.
Georgetown Partners has retained Noah Living to manage the Property. They are a “best-in-class” institutional-quality property management company. The business plan focuses on completing the renovation of the remaining units at the Property to create long-term value appreciation and additional cash flow.
Below is a summary of the capital improvements budget. Please note that the itemized budget below excludes the anticipated cost inflation that is included in the pro forma at 2.0% annually. For this reason, there is an appearance of a discrepancy between the capital improvements budget outlined below and the Sources & Uses table.
| Total $ Amount | Per Unit (103 units) | |||||||
| Interior Renovations | ||||||||
| Wood Plank | $230,720 | $2,240 | ||||||
| Appliances | $185,400 | $1,800 | ||||||
| Reface Kitchen Cabinets | $115,875 | $1,125 | ||||||
| Granite Tops | $61,800 | $600 | ||||||
| Reface Bathroom Cabinets | $46,350 | $450 | ||||||
| Reglaze Tubs | $30,900 | $300 | ||||||
| Light Fixtures | $26,780 | $260 | ||||||
| Contingency (10%) | $69,783 | $678 | ||||||
| Total Interior Renovation Costs | $767,608 | $7,453 | ||||||
| Exterior Renovations | ||||||||
| Roof replacement | $190,000 | $1,377 | ||||||
| Painting | $35,000 | $254 | ||||||
| Contingency (10%) | $22,500 | $163 | ||||||
| Total Exterior Renovation Costs | $247,500 | $1,793 | ||||||
| Grand Total | $1,015,108 | $9,246 | ||||||
These amounts are subject to change at the discretion of the Real Estate Company.
The Property, located at 13940 Longwood Manor Ct, Woodbridge, VA 22191, is a 138-unit apartment building located just 25 miles Southeast of Washington, DC. The Property comprises a unit mix of 42 one-bedroom and 96 two-bedroom units, across ten buildings totaling 120,630 SF, which sits on nine acres. The Property is currently 96% occupied and has historically touted 95% rent collections that have continued to date. Each unit is separately metered for electricity, and the resident pays for all the utilities.
In-Place/Stabilized Unit Mix:
| Unit Type | # of Units | Average SF/Unit | Avg Rent (In-Place) | Avg Rent (Post-Reno) | Post-Reno Rent per SF |
| Classic | |||||
| 1x1 | 25 | 687 | $1,294 | $1,435 | $2.09 |
| 2x2 | 78 | 956 | $1,496 | $1,636 | $1.71 |
| Renovated | |||||
| 1x1 | 17 | 687 | $1,385 | $1,435 | $2.09 |
| 2x2 | 18 | 956 | $1,553 | $1,636 | $1.71 |
| Total/Averages | 138 | 874 | $1,453 | $1,575 | $1.83 |
| Dominion Middle Ridge | Dominion Lake Ridge | Windsor Park | Averages | Subject (Post-Reno Rents) | |
|---|---|---|---|---|---|
| Year Built | 1990 | 1987 | 1987 | 1988 | 1987 |
| # of Units | 280 | 192 | 220 | 231 | 138 |
| Class | C | C | B | B | |
| Levels | 2 | 2 | 3 | 3 | |
| Occupancy | 92.0% | 99.0% | 99.0% | 96.0% | |
| Distance from subject | 5.9 mi | 6.1 mi | 6.8 mi | ||
| $/Unit (1x1) | $1,448 | $1,440 | $1,425 | $1,438 | $1,435 |
| SF (1x1) | 691 SF | 718 SF | 796 SF | 735 SF | 687 SF |
| $/SF (1x1) | $2.10 | $2.01 | $1.79 | $1.96 | $2.09 |
| $/Unit (2x2) | $1,606 | $1,661 | $1,659 | $1,642 | $1,636 |
| SF (2x2) | 893 SF | 898 SF | 931 SF | 907 SF | 956 SF |
| $/SF (2x2) | $1.80 | $1.85 | $1.78 | $1.81 | $1.71 |
| The Preserve at Catons Crossing | The Glen at White Pines | Abbotts Run | Assembly Manassas | Averages | Subject | |
|---|---|---|---|---|---|---|
| Date Sold | Sep 2020 | Aug 2020 | Sep 2019 | Apr 2019 | ||
| Year Built | 2010 | 1974 | 1988 | 1986 | 1987 | |
| # of Units | 200 | 166 | 248 | 408 | 138 | |
| Class | B | B | B | B | B | |
| Average Unit Size | 922 SF | 1,059 SF | 1,022 SF | 1,100 SF | 1,026 SF | 874 SF |
| Sale Price | $57,000,000 | $34,500,000 | $66,000,000 | $84,396,000 | $60,474,000 | $28,475,000 |
| $/Unit | $285,000 | $207,831 | $266,129 | $206,853 | $241,453 | $206,341 |
| $/SF | $309 | $179 | $262 | $215 | $241 | $236 |
| Cap Rate | 4.50% | - | 4.75% | 5.07% | 4.77% | 5.00% |
| Building Size | 184,418 SF | 192,600 SF | 252,108 SF | 391,916 SF | ||
| Distance from subject | 3.1 mi | 17.0 mi | 11.7 mi | 20.4 mi |
Sale and lease comps were obtained from Georgetown Partners.
Market Overview
During previous recessions, Washington DC proved to be one of the most resilient metros in the country due to its diversified economy, strong market drivers and the presence of the nation’s largest employer—the federal government. The stability of the region’s economy underpins its resilient multifamily real estate market.
Minimal Vacancy Change: DC ranked third in the nation in terms of least amount of change in vacancy during the 2008 recession at an average increase of only 150 bps.
Most Stable Rents in the Nation: DC ranked second in the nation for least impacted rent growth. The metro recovered in just five quarters, compared to a national average of 12 quarters. The metro’s peak-to-trough rent change was a mere 2% during the previous recession—lower than the nearly 6% national average.
Prolific Investment Market: Since recovery in 2010, DC’s price per unit values increased by an average of 6% as investors remain bullish on the metro as a powerhouse center of the East Coast.
Durability of Employment Base: DC currently has the second lowest unemployment rate (9.9%) across the largest 40 metros in the country. It ranked sixth in terms of least YoY impacted for unemployment rate. DC has historically lower unemployment rates compared to the U.S. The strong and prominent labor markets of tech, “Eds and Meds,” biotech, and government are some of the most resilient industries. Tech, in particular, has proven to be a pillar of the economy, with significant future growth centered around the establishment of Amazon’s new HQ2. Washington is ranked #1 for lowest percentage of at-risk employment segments in the current downturn. These strong economic drivers will bolster the multifamily market, drive demand, and lead the region towards future growth. The Washington DC metro has many fundamental characteristics that position it to recover from the current recession in a similar fashion to the way it recovered in previous recessions.
Submarket Overview
The Property is located in Woodbridge, VA, a bedroom community of Washington, DC. It is less than 1 mile to the Prince William County Parkway exit for easy access to interstate I-95. The proximity to Washington, DC, Crystal City, VA, Alexandria, VA, Arlington, VA, and Fairfax County makes the Property an attractive area for commuters of the DC DMV.
The I-395 Corridor stretches from The Pentagon to I-495 and south of I-95 and runs through Arlington, Alexandria, and Springfield. The I-395 Corridor offers tens of thousands of jobs with numerous amenities and retail centers. Major employers include Fort Belvoir/ Quantico (50,000+ jobs), The Pentagon (23,000+ jobs), U.S. Patent & Trademark Office (10,000+ jobs), Department of Defense’s Mark Center Campus (6,000+ jobs), and Inova Alexandria Hospital (1,000+ jobs). In addition, Ronald Reagan Washington National Airport is located in the I-395 Corridor, the closest commercial airport to Washington, DC, handling more than 24 million passengers in 2019 (Federal Aviation Administration, 2020). Haven Woodbridge has a prime inside-the-beltway location with immediate access to I-395 with the multitude of employers surrounding the Property and minutes to Washington, DC’s CBD.
The Fort Belvoir North Area, located 12 miles from Haven Woodbridge, has experienced rapid growth over the last ten years due to BRAC. Fort Belvoir now employs over twice the workforce of The Pentagon. Increased military and defense spending by the new administration is expected to create thousands of additional jobs at Fort Belvoir and the Marine Corps Base Quantico. As these large employment hubs continue to grow, Haven Woodbridge is perfectly positioned to fulfill the increasing rental demand.
Sources: CBRE Washington D.C., Axiometrics, CoStar
| Sources of Funds | Amount |
|---|---|
| Debt | $21,360,000 |
| Equity | $10,807,399 |
| Total Sources of Funds | $32,167,399 |
| Uses of Funds | Amount |
| Purchase Price | $28,475,000 |
| Acquisition Fee | $284,750 |
| Loan Costs | $339,880 |
| CapEx | $1,027,683 |
| Closing Costs(1) | $398,837 |
| Loan Reserves | $1,641,249 |
| Total Uses of Funds | $32,167,399 |
Please note that the Georgetown Partners' equity contribution may consist of friends and family equity and equity from funds controlled by Georgetown Partners. Additionally, the numbers represented above can change prior to closing depending on final loan proceeds, property condition assessments, appraisals, final closing costs, and other lender-mandated expenses.
(1) RM Technologies operates the RealtyMogul platform. RM Technologies charges a fixed, non-percentage-based fee for real estate companies to use the marketplace. An estimate of this fee is included in the Closing Costs and is intended to be capitalized into the transaction at the discretion of the Manager.
The expected terms of the debt financing are as follows:
- Estimated Proceeds: $21,360,000
- Estimated Annual Interest Rate (Fixed): 3.27%
- Term: 10 years
- Interest Only: 5 years
Supplemental loan:
- Origination Month: Month 36
- Estimated Proceeds: $2,520,000
- Estimated Annual Interest Rate (Fixed): 3.77%
- Interest Only: 2 years
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.
Georgetown Partners intends to make distributions from VA WB, LLC to RM VA WB LLC as follows:
- To the Members, pari passu, all excess operating cash flows to an 8.0% IRR to the Members;
- 90% / 10% (90% to Members / 10% to Promote) of excess cash flow to a 10.0% IRR;
- 80% / 20% (80% to Members / 20% to Promote) of excess cash flow to a 12.0% IRR;
- 70% / 30% (70% to Members / 30% to Promote) of excess cash flow and appreciation thereafter.
VA WB, LLC intends to make distributions to investors. Note that all distributions will occur after the payment of both company's liabilities (loan payments, operating expenses, and other fees as set forth in the LLC agreements, in addition to any member loans or returns due on member loan).
Distributions are expected to start in August 2021 and are projected to continue on a quarterly basis thereafter. These distributions are at the discretion of Georgetown Partners, who may decide to delay distributions for any reason, including maintenance or capital reserves.
| Year 1 | Year 2 | Year 3 | Year 4 | Year 5 | |
|---|---|---|---|---|---|
| Effective Gross Revenue | $2,428,602 | $2,574,837 | $2,700,326 | $2,789,796 | $2,863,441 |
| Total Operating Expenses | $932,456 | $962,221 | $991,794 | $1,013,968 | $1,034,444 |
| Net Operating Income | $1,461,646 | $1,577,426 | $1,672,638 | $1,739,216 | $1,791,653 |
| Year 0 | Year 1 | Year 2 | Year 3 | Year 4 | Year 5 | |
|---|---|---|---|---|---|---|
| Investor-Level Cash Flows | ($4,000,000) | $376,253 | $392,428 | $1,349,751 | $415,556 | $4,693,463 |
| Net Earnings to Investor - Hypothetical $50,000 Investment | ($50,000) | $4,703 | $4,905 | $16,872 | $5,194 | $58,668 |
Certain fees and compensation will be paid over the life of the transaction; please refer to Georgetown Partners' materials for details. The following fees and compensation will be paid(1)(2)(3):
| Type of Fee | Amount of Fee | Received By | Paid From | Notes |
|---|---|---|---|---|
| Acquisition Fee | $284,750 | Georgetown Partners | Capitalized Equity Contribution | 1.0% of purchase price |
| Financing Fee | 0.75% of loan amount | Georgetown Partners | Capitalized Equity Contribution |
| Type of Fee | Amount of Fee | Received By | Paid From |
|---|---|---|---|
| Administrative Services Fee | 1.0% of amount invested into RM VA WB LLC | RM Admin(3) | Distributable Cash |
| Asset Management Fee | 2.0% of Effective Gross Income | Georgetown Partners | Distributable Cash |
(1) Fees may be deferred to reduce impact to investor distributions
(2) RM Technologies operates the RealtyMogul platform. RM Technologies charges a fixed, non-percentage-based fee for real estate companies to use the marketplace. An estimate of this fee is included in the Closing Costs and is intended to be capitalized into the transaction at the discretion of the Manager.
(3) RM Admin will be providing the following services:(a) responding to inbound investor inquiries regarding how to subscribe to the Project, (b) distribution of all annual tax forms (after receipt of same from Project Sponsor), (c) processing distributions that are payable from RM VA WB LLC to Investors, however, RM Admin will not be deemed to have custody of client funds, (d) distribution of all quarterly reports (after receipt of same from Project Sponsor) and (e) summarizing sponsor information on property performance, responding to investor inquiries regarding sponsor performance information as well as the real estate market generally.
The content on this detail page was provided by the Sponsor or an affiliate thereof. The Sponsor is under no obligation to update this detail page. None of the opinions expressed on this detail page are the opinions of RealtyMogul and they are not endorsed by RealtyMogul. Assumptions and projections included in this detail page are not reflective of the position of RealtyMogul or any other person or entity other than the Sponsor’s investment vehicle (“Investment Entity”) or its affiliates.
The preceding summary of principal terms of the offering is qualified in its entirety by reference to the more complete information about the offering contained in the offering documents, including, without limitation, the Private Placement Memorandum, Operating Agreement, Subscription Agreement and all exhibits and other documents attached thereto or referenced therein (collectively, the "Investment Documents"). This summary is not complete, and each prospective investor should carefully read all of the Investment Documents and any supplements thereto, copies of which are available by clicking the links above or upon request, before deciding whether to make an investment. In the event of an inconsistency between the preceding summary and the Investment Documents, investors should rely on the content of the Investment Documents.
There can be no assurance that the methodology used for calculating targeted IRR is appropriate or adequate. Target IRR is presented solely for the purpose of providing insight into the Investment Entity’s investment objectives, detailing its anticipated risk and reward characteristics and for establishing a benchmark for future evaluation of the Investment Entity’s performance. Targeted IRR is not a predictor, projection or guarantee of future performance. There can be no assurance that the Investment Entity’s targets will be met or that the Investment Entity will be successful in identifying and investing in investment opportunities that would allow the Investment Entity to meet these return parameters. Target returns should not be used as a primary basis for an investor’s decision to invest in the Investment Entity. Please see the applicable Investment Documents for disclosure relating to forward-looking statements.
All forward–looking statements attributable to the Sponsor or persons acting on its behalf apply only as of the date of the offering and are expressly qualified in their entirety by the cautionary statements included elsewhere in this summary and the Investment Documents. Any financial projections are preliminary and subject to change; the Sponsor undertakes no obligation to update or revise these forward–looking statements to reflect events or circumstances that arise after the date made or to reflect the occurrence of unanticipated events. Inevitably, some assumptions will not materialize, and unanticipated events and circumstances may affect the ultimate financial results. Projections are inherently subject to substantial and numerous uncertainties and to a wide variety of significant business, economic and competitive risks, and the assumptions underlying the projections may be inaccurate in any material respect. Therefore, the actual results achieved may vary significantly from the forecasts, and the variations may be material.
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