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Flex
Everett Mill
Lawrence, MA
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Everett Mill
Lawrence, MA
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Overview
Everett Mill
Value-add acquisition of a 508,200 SF historic industrial and office mill in the Boston MSA alongside a locally experienced Real Estate Company.
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Details
For more information, view the Sponsor's Investment Memorandum.
Estimated First Distribution 11/2021
Minimum Investment 25000
Estimated Hold Period 5 years
Investment Strategy Value-Add
Investment Type Equity
Year Built 1909
Rentable SF 430,051
Number of Tenants 67
Current Occupancy 80.3% as of January 2021
Parking Ratio 1.55 per 1,000 SF
Acquisition Price $7,050,000
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
Manzo Freeman Development is under contract to purchase the Property for $16/SF at a going-in cap rate of 11.4%.
The Property is located in Lawrence, MA and is part of the Boston MSA. The submarket has enjoyed recent economic revitalization which has translated into a healthy and growing commercial real estate market.
Manzo Freeman Development has budgeted $3,250,000 ($7.62/SF) for capital improvements, including a 10% contingency.
The exit strategy is to sell the Property in five years at an exit cap rate of 8.75%.
Manzo Freeman Development is under contract to purchase the Property for $16/SF at a going-in cap rate of 11.4%.
The Property is located in Lawrence, MA and is part of the Boston MSA. The submarket has enjoyed recent economic revitalization which has translated into a healthy and growing commercial real estate market.
Manzo Freeman Development has budgeted $3,250,000 ($7.62/SF) for capital improvements, including a 10% contingency.
The exit strategy is to sell the Property in five years at an exit cap rate of 8.75%.
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Management
For more information, view the Sponsor's Investment Memorandum.
Manzo Freeman Development

Manzo Freeman Development (the "Real Estate Company” or "MFD") is a privately owned real estate development firm with offices in Burlington and Hudson, MA. The Real Estate Company is a vertically integrated real estate acquisition development and management company with a full suite of services. The MFD team is highly experienced in acquisitions, due diligence, permitting, redevelopment, construction management, property management, asset management, accounting, and leasing. The Real Estate Company leverages 40+ years of direct real estate acquisition and development experience, in depth local market knowledge, strong reputation, and track record of success. MFD believes in the true power of community building. It is the heart and soul of everything they do.

Sponsor Track Record

Michael A. Manzo Track Record

Transaction Location Year Property Type
177 Milk Street Boston, MA 1978 Office
Southern New Hampshire Executive Park Manchester, NH 1980 Industrial, Office & Land
Life Science Square East Cambridge, MA 1981 Life Science & Light Manufacturing
89 Broad Street Boston, MA 1983 Office
Park Square Building Boston, MA 1984 Office & Retail
200 Q. Parkway Wakefield, MA 1984 Office
Ferrofludics Nashua, NH 1985 Industrial, Office & Manufacturing
Sahara Corp. Weymouth, MA 1985 Office & Manufacturing
1 Ledgemont Center Lexington, MA 1985 Office & Life Science
2 Ledgemont Center Lexington, MA 1985 Office & Land
52,40 & 10 Second Ave. Waltham, MA 1986 Light Industrial & R&D
Portland Street Boston, MA 1986 Office & Life Science
Boatman’s Bank Center St. Louis, MO 1987 Office & Retail
Green Springs Shopping Center Baltimore, MD 1987 Retail
East Stream Portfolio Billerica, MA 1988 Industrial, Office & R&D
Redeveloped Amer. Mutual Wakefield, MA 1989 Office
100 Q. Parkway Wakefield, MA 1989 Office
133 State Street Boston, MA 1990 Office & Retail
Custom House Hotel Boston, MA 1992 Hospitality
Waltham Corporate Center Waltham, MA 2000 Office & Retail
300 Third Street East Cambridge, MA 2002 Office, R&D, Life Science, Retail & Parking
50 Comm. Ave Boston, MA 2003 Condo
128 Beacon Street Boston, MA 2005 Condo
One Kendall Square Complex East Cambridge, MA 2006 Office, Life Science, Retail & Parking
Seaport Center Boston, MA 2006 Office, Life Science & Retail
800 Huntington Ave. Redevelop. Boston, MA 2006 Health care
The Clarendon Boston, MA 2006 Multifamily, Condo & Retail
800 Huntington Boston, MA 2010 Life Science

Post-Beal Companies Track Record

Property City, State Asset Type Acq Date SF Total Capitalization Company Name
Walpole Station Business Center Walpole, MA Commercial mill flex property 2011 315,000 $8,500,000 Manzo Company
656 Joseph Warner Blvd Taunton, MA Industrial property acquisition 2011 242,000 $8,000,000 Manzo Company
761 Joseph Warner Blvd Taunton, MA Industrial property acquisition 2011 128,000 $4,500,000 Manzo Company
15 Dix Street Condos Winchester, MA 12 unit luxury condo development 2014 33,000 $14,000,000 Manzo Company
Landing at Hudson Mills Hudson, MA Commercial mill flex property 2018 212,000 $9,500,000 Manzo Freeman Development
Landing at One Chestnut Nashua, NH Commercial mill flex property 2019 432,000 $10,500,000 Manzo Freeman Development
Total       1,362,000 $55,000,000  

The above bios and track records were provided by Manzo Freeman Development and have not been independently verified by RealtyMogul or its affiliates.

Website
Management Team
Management
Michael A. Manzo
Chairman and Director of Acquisitions

Michael A. Manzo is the Chairman and Director of Acquisitions for Manzo Freeman Development. Mr. Manzo was formerly a Partner, Senior Vice President and member of the Senior Executive Team at The Beal Companies, a Boston-based real estate investment company (now Related Beal).

In his role as Partner, he directed the firm’s investment and development activities, focusing on commercial, industrial, life science, healthcare, multi-family real estate development and investment opportunities. As a senior executive and Partner, Mr. Manzo played an integral part in directing the strategic direction of the Company as well as sourcing deals, reviewing development and investment opportunities, and managing projects. He retains an ownership position in a number of Beal projects.

In his career, Mr. Manzo has originated, arranged, and managed real estate investments, including, discretionary investment funds, and joint ventures with a broad range of institutional partners. Through his various partnerships, Mr. Manzo has directed more than $250 million of equity, with an aggregate property value in excess of $1.75 billion. 

​Mr. Manzo is a former President of the Greater Boston Real Estate Board and a Director and past Secretary of the National Association of Industrial and Office Parks (New England Chapter). He is also a Member of the invitation-only American Society of Real Estate Counselors. Mr. Manzo received his M.B.A. and B.S. from The Pennsylvania State University.

Management
Joseph Freeman
CEO and Director of Business Development

Joe Freeman is the CEO and Director of Business Development for Manzo Freeman Development. Prior to founding Manzo Freeman Development, Mr. Freeman was General Counsel and member of the senior executive team at Saracen Properties. As a senior executive and General Counsel, Mr. Freeman played an integral role in directing the strategic direction of the Company as well as sourcing deals, reviewing development and investment opportunities, and managing projects. During his time at Saracen Properties, the company developed over 2M SF of class A office and hotel space along the 128 corridor from Westwood, MA to Waltham, MA. 

​Prior to his role at Saracen Properties, Mr. Freeman founded The Freeman Firm, P.C. in 1992, where he represented a variety of commercial real estate clients including South Shore Hospital, Cresset Partners, NAI Hunneman and Saracen Properties. Mr. Freeman has investments in a number of operating businesses and real estate partnerships. He is passionate about real estate conservation and owns significant land holdings in Georgia timber property. Mr. Freeman received his JD from Boston College Law School and also attended University of Notre Dame Law School. Mr. Freeman received a BS in finance from University of Colorado Business School.

Management
Michael K. Manzo
Managing Partner and President

Michael K. Manzo is the Managing Partner and President of Manzo Freeman Development. Mr. Manzo's responsibilities include assessing new acquisition and development projects, sourcing deals and capital and overseeing underwriting, asset management and leasing activities.

Mr. Manzo spent the first 10+ years of his professional career in commercial banking, real estate finance and land development. Mr. Manzo formerly co-founded Entegra Development & Investment, based in Andover, MA, a green building consulting and LEED Certification firm servicing a wide range of commercial and residential clients. Mr. Manzo also worked as a Portfolio Manager and commercial lending Analyst for FleetBoston Financial (now Bank of America) in downtown Boston, where he worked with a wide range of clients in the commercial transportation industries, including railroads, marine freight shippers and affiliated freight container manufacturers and leasing companies. 

Additionally, as a Financial Analyst for the A.D. Makepeace Company based in Wareham, MA, the world’s largest cranberry grower and largest private landowner in eastern Massachusetts, Mr. Manzo worked primarily on the launch of several new residential developments on company owned land. His experience there includes working on a 12-year master planned development of over 1,000 acres of land in Plymouth, MA that incorporated residential, retail, office and public services uses plus the permanent protection of hundreds of acres of pristine conservation land. 

Mr. Manzo holds an MBA from Babson College and a BA from Brown University.

Management
Alexandra Freeman
Managing Partner and Director of Leasing

Alexandra (Alex) Freeman is the Managing Partner and Director of Leasing for Manzo Freeman Development. Prior to joining MFD in 2019, Ms. Freeman spent four years consulting for Pricewaterhouse Coopers (“PwC”) within their Advisory practice. Ms. Freeman consulted for large financial services clients including US global banks, professional services firms, private market clients specializing in real estate investment, and global paper and water chemical companies. She focused on developing strategies to enhance current business processes to improve clients’ overall performance which she now leverages in her work as a real estate developer at MFD.

During her time at PwC, Ms. Freeman supported the carve out and merger of a $1B paper and water chemicals business playing a key role in the deal’s management office managing nine workstreams including VP and C-suite level personnel. Ms. Freeman primarily specializes in tenant relations, leasing and property management, using the skills, expertise, and network she acquired during her time at PwC. Ms. Freeman also has venture capital, portfolio management and customer experience while working at General Catalyst Partners, Warby Parker and Rough Draft Ventures. Ms. Freeman holds a BS in Business from Babson College.

Management
Ali Freeman
Chief Financial Officer

Ali Freeman is the Chief Financial Officer for Manzo Freeman Development. Prior to joining the Manzo Freeman Development team, Ms. Freeman worked as an accountant for Laventhol & Horwath in Portland, OR and Donald Engleman, CPA in Framingham, MA. For the past 20 years, she has maintained her own accounting and bookkeeping practice for various lawyers, doctors, restaurants, and real estate investment and development companies across the country. Ms. Freeman currently does the accounting and bookkeeping for MFD's properties at The Landing at Hudson Mills and The Landing at One Chestnut. Ms. Freeman received her BS at Northeastern University.

Property
For more information, view the Sponsor's Investment Memorandum.

Everett Mill (the "Property") is a 508,200 gross square feet, seven-story historical mill building comprised of flex office, industrial, and ground floor retail spaces. The Property has history dating back to the early 1900s with the first known true labor strike in America starting at its front steps; the strike set off positive changes in labor laws and wages across the United States. 

The Property features a diverse tenant mix with 67 tenants ranging in size from 500 square feet to over 34,000 square feet. The Property features high ceilings, large windows, original refinished wood floors, natural brick, and exposed beams. The Property is located within a 0.5 mile walk to the Lawrence MBTA, with one-hour commute to Downtown Boston. The Property's main entrance is the gateway to the main street in downtown Lawrence that features a wide variety of restaurants, bars, and retail amenities. The Everett Mill enjoys proximity to major employers such as Lawrence General Hospital, New Balance, Amazon and Mass Hire, as well as major educational institutions such as Cambridge College, Suffolk University, Regis College, and Lawrence Public Schools. The Property is one of the last commercial and industrial mills of scale available in the Market, as most have been re-developed into multifamily apartments. The historic appeal of the Property within the developing neighborhood location allows it to be an unique asset in the market.

Per the Real Estate Company, the Property's functional versatility is highly appealing to a variety of tenants affording the Property multiple options to maximize operating income and value. The rent roll is durable with the largest tenants showing an average lease tenure of 10 years, some of which have been at the Property for 20-25 years.

Rent Roll Summary as of January 1, 2021:

Tenant Square Feet % of Total Rent ($/SF) Lease Start Lease Expiration
National Fiber Technology 34,280 8.0% $4.12 9/1/2012 8/31/2024
Phoenix Charter Academy Lawrence 28,000 6.5% $13.12 8/1/2013 7/31/2023
Vineyard Vines 20,000 4.7% $2.77 1/1/2016 12/31/2023
Affordable Computer Tech 17,658 4.1% $4.00 1/1/1995 12/31/2021
Valentine & Kebartas 17,000 4.0% $10.00 7/1/2001 8/31/2021
Inventory Management 16,800 3.9% $5.30 5/1/2005 11/30/2023
Canal Street Antiques 16,684 3.9% $6.50 5/1/2016 4/30/2022
Southwick Social Ventures 12,000 2.8% $8.50 9/1/2020 8/31/2023
Youth Development Org 11,070 2.6% $5.79 7/1/2013 6/30/2021
Onyx Spectrum 10,140 2.4% $6.50 12/1/2015 11/30/2021
New Balance Warehouse 10,000 2.3% $4.30 1/1/2013 12/31/2022
Mid Size Tenants (2k-10k SF) 121,089 28.2% $7.90 Varies Varies
Small Tenants (<2k SF) 30,592 7.1% $7.42 Varies Varies
Vacant 84,738 19.7% N/A N/A N/A
Total/Averages 430,051 100% $7.13    

The rent roll was provided by Manzo Freeman Development and has not been independently audited by RealtyMogul or its affiliates. Please refer to Manzo Freeman Development's materials to see the full rent roll details.

Comparables
For more information, view the Sponsor's Investment Memorandum.

Lease Comparables

  250 Merrimack St. 360 Merrimack St. 60 Island St. One Canal St. 290 Merrimack St. 599 Canal St. Averages Subject (Post-Reno Rents)
Rentable Sq. Ft. 400,000 478,250 147,000 112,000 55,540 89,000 213,632 430,051
Comp Type Office Office Office Office Retail Industrial   Flex
Market Rent ($/SF) $20 $17-18 $20 $15 $16 (NNN) $8.40-$8.76   $12-14 Office, $7.25 Industrial, $15 Retail
Occupancy 100% 99% 97% 92% 93% 87% 94.7% 80.3% (89.5% stabilized)
Location Lawrence, MA Lawrence, MA Lawrence, MA Lawrence, MA Lawrence, MA Lawrence, MA   Lawrence, MA

Mill Building Sale Comparables

  55 S Commercial St. 200 Homer Ave. 970 Fellsway 480 Pleasant St. 86 Joy St. Averages Subject
Date Sold 12/2017 Pending 03/2019 10/2018 06/2020    
Sale Price $8 million $14 million $25 million $63.8 million $25.5 million $27.3 million $7,050,000
Building Size (SF) 190,772 292,400 287,570 201,417 81,000 210,632 430,051
$/SF $42 $47 $87 $317 $315 $162 $16
Occupancy 100% 86.5% 79.8% 99% 100% 93.1% 80.3%
Location Manchester, NH Ashland, MA Medford, MA Watertown, MA Somerville, MA   Lawrence, MA

Sale and lease comps were obtained from Manzo Freeman Development.

Financials
For more information, view the Sponsor's Investment Memorandum.
Sources & Uses
Total Capitalization
Sources of Funds Amount
Debt $10,447,730
Equity $4,876,900
Total Sources of Funds $15,324,630
Uses of Funds Amount
Purchase Price $7,050,000
Acquisition Fee $180,000
Loan Costs $230,000
CapEx (Including Contingency) $3,275,000
Brokerage and Disposition Fees $145,000
Legal and Closing Costs(1) $674,400
Working Capital and Pre-Paid Expenses $200,000
Tenant Improvement and Leasing Commission Reserves $3,570,230
Total Uses of Funds $15,324,630

Please note that Manzo Freeman Development's equity contribution may consist of friends and family equity and equity from funds controlled by Manzo Freeman Development. 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.

Debt Assumptions

The expected terms of the debt financing are as follows:

  • Initial Loan Amount: $3,877,500
  • Future Funded Loan Amount: $6,570,230
  • Total Estimated Proceeds: $10,447,730
  • Estimated Annual Interest Rate (Fixed): 4.05%
  • Term: 5 years
  • 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.

Distributions

Manzo Freeman Development intends to make distributions from EM Union Realty, LLC to EM Union Member, LLC as follows:

Operating Cash Flows:

  1. To the Members, pari passu, all operating cash flows to a 10.0% preferred return;
  2. 75% / 25% (75% to Members / 25% to Promote) of excess operating cash flows. 

Capital Events:

  1. To the Members, pari passu, to a return of capital and a 10.0% IRR;
  2. 75% / 25% (75% to Members / 25% to Promote) of excess cash flows to a 16.0% IRR; 
  3. 55% / 45% (55% to Members / 45% to Promote) of excess cash flows and appreciation thereafter.  

EM Union Realty, 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 November 2021 and are projected to continue on a quarterly basis thereafter. These distributions are at the discretion of Manzo Freeman Development, who may decide to delay distributions for any reason, including maintenance or capital reserves. Manzo Freeman Development will receive a promote as indicated above, and a portion of this promote may be received by RM Admin, LLC for administrative services.

CASH FLOW SUMMARY
  Year 1 Year 2 Year 3 Year 4 Year 5
Effective Gross Revenue $2,563,638 $2,497,844 $3,178,241 $3,467,588 $3,487,549
Total Operating Expenses $1,760,796 $1,836,014 $1,915,472 $1,979,967 $2,034,381
Net Operating Income $802,842 $661,830 $1,262,769 $1,487,621 $1,453,168

EM Union Member, LLC (ASSUMING A $4,375,000 TOTAL INVESTMENT)

  Year 0 Year 1 Year 2 Year 3 Year 4 Year 5
Investor-Level Cash Flows ($4,375,000) $455,044 $334,487 $444,981 $608,171 $7,037,808
Net Earnings to Investor - Hypothetical $50,000 Investment ($50,000) $5,201 $3,823 $5,085 $6,951 $80,432
Fees

Certain fees and compensation will be paid over the life of the transaction; please refer to Manzo Freeman Development's materials for details. The following fees and compensation will be paid(1)(2)(3):

One-Time Fees
Type of Fee Amount of Fee Received By Paid From Notes
Acquisition Fee $180,000 Manzo Freeman Development Capitalized Equity Contribution 2.05% of the purchase price of Everett + Stone Mills
Disposition Fee (Sale Brokerage Fee) $70,000 Manzo Freeman Development Capitalized Equity Contribution 4.0% of sale price of Stone Mill
Construction Management Fee $142,857 Manzo Freeman Development Total Capitalized Contribution 5.0% of capital improvements budget
Leasing Commissions $0.75 to $1.25/SF leased Manzo Freeman Development Total Capitalized Contribution and Distributable Cash Earned as new leases are signed and future funded by debt
  Recurring Fees
Type of Fee Amount of Fee Received By Paid From
Administrative Services Fee 1.0% of amount invested into EM Union Member, LLC RM Admin(3) Distributable Cash
Asset Management Fee 1.0% of amount invested into EM Union Member, LLC Manzo Freeman Development Distributable Cash
Property Management Fee 4.0% of Effective Gross Income Manzo Freeman Development 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 EM Union Member, 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.

Sources & Uses
Total Capitalization
Sources of Funds Amount
Debt $10,447,730
Equity $4,876,900
Total Sources of Funds $15,324,630
Uses of Funds Amount
Purchase Price $7,050,000
Acquisition Fee $180,000
Loan Costs $230,000
CapEx (Including Contingency) $3,275,000
Brokerage and Disposition Fees $145,000
Legal and Closing Costs(1) $674,400
Working Capital and Pre-Paid Expenses $200,000
Tenant Improvement and Leasing Commission Reserves $3,570,230
Total Uses of Funds $15,324,630

Please note that Manzo Freeman Development's equity contribution may consist of friends and family equity and equity from funds controlled by Manzo Freeman Development. 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.

Debt Assumptions

The expected terms of the debt financing are as follows:

  • Initial Loan Amount: $3,877,500
  • Future Funded Loan Amount: $6,570,230
  • Total Estimated Proceeds: $10,447,730
  • Estimated Annual Interest Rate (Fixed): 4.05%
  • Term: 5 years
  • 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.

Distributions

Manzo Freeman Development intends to make distributions from EM Union Realty, LLC to EM Union Member, LLC as follows:

Operating Cash Flows:

  1. To the Members, pari passu, all operating cash flows to a 10.0% preferred return;
  2. 75% / 25% (75% to Members / 25% to Promote) of excess operating cash flows. 

Capital Events:

  1. To the Members, pari passu, to a return of capital and a 10.0% IRR;
  2. 75% / 25% (75% to Members / 25% to Promote) of excess cash flows to a 16.0% IRR; 
  3. 55% / 45% (55% to Members / 45% to Promote) of excess cash flows and appreciation thereafter.  

EM Union Realty, 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 November 2021 and are projected to continue on a quarterly basis thereafter. These distributions are at the discretion of Manzo Freeman Development, who may decide to delay distributions for any reason, including maintenance or capital reserves. Manzo Freeman Development will receive a promote as indicated above, and a portion of this promote may be received by RM Admin, LLC for administrative services.

CASH FLOW SUMMARY
  Year 1 Year 2 Year 3 Year 4 Year 5
Effective Gross Revenue $2,563,638 $2,497,844 $3,178,241 $3,467,588 $3,487,549
Total Operating Expenses $1,760,796 $1,836,014 $1,915,472 $1,979,967 $2,034,381
Net Operating Income $802,842 $661,830 $1,262,769 $1,487,621 $1,453,168

EM Union Member, LLC (ASSUMING A $4,375,000 TOTAL INVESTMENT)

  Year 0 Year 1 Year 2 Year 3 Year 4 Year 5
Investor-Level Cash Flows ($4,375,000) $455,044 $334,487 $444,981 $608,171 $7,037,808
Net Earnings to Investor - Hypothetical $50,000 Investment ($50,000) $5,201 $3,823 $5,085 $6,951 $80,432
Fees

Certain fees and compensation will be paid over the life of the transaction; please refer to Manzo Freeman Development's materials for details. The following fees and compensation will be paid(1)(2)(3):

One-Time Fees
Type of Fee Amount of Fee Received By Paid From Notes
Acquisition Fee $180,000 Manzo Freeman Development Capitalized Equity Contribution 2.05% of the purchase price of Everett + Stone Mills
Disposition Fee (Sale Brokerage Fee) $70,000 Manzo Freeman Development Capitalized Equity Contribution 4.0% of sale price of Stone Mill
Construction Management Fee $142,857 Manzo Freeman Development Total Capitalized Contribution 5.0% of capital improvements budget
Leasing Commissions $0.75 to $1.25/SF leased Manzo Freeman Development Total Capitalized Contribution and Distributable Cash Earned as new leases are signed and future funded by debt
  Recurring Fees
Type of Fee Amount of Fee Received By Paid From
Administrative Services Fee 1.0% of amount invested into EM Union Member, LLC RM Admin(3) Distributable Cash
Asset Management Fee 1.0% of amount invested into EM Union Member, LLC Manzo Freeman Development Distributable Cash
Property Management Fee 4.0% of Effective Gross Income Manzo Freeman Development 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 EM Union Member, 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.

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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