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Funded
Multifamily
Veridian Castleton
Indianapolis, IN
INVESTMENT STRATEGY
Value-Add
INVESTMENT TYPE
Equity
Add to Watchlist
100% funded
Offered By The GSH Group
15.9%* TARGET IRR 14.9%-16.9%
10.5%* TARGET AVG CASH ON CASH
2.21X* TARGET EQUITY MULTIPLE
Estimated Hold Period 7 Years
Estimated First Distribution 4/2021
Minimum Investment 25000
*Please carefully review the Disclaimers section below, including regarding Sponsor’s assumptions and target returns
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Project Summary
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Explore this Project
Overview
Veridian Castleton is a 398-unit multifamily community with value-add potential.
Location

The Property is located in Castleton, IN, an inner ring suburb of Indianapolis adjacent to the Ivy Hills subdivision where median home value is around $400,000. 

Value-Add

High quality renovations should allow the Property to compete with newer product in the rental market while offering larger floor plans at a lower price than the competitive set. 

Market

The Property’s current asking rents are lower than most of the competing properties in this local rental market and comparable properties are achieving higher rents with smaller units. This indicates room for rent premiums once renovations are completed. 

Property At A Glance
Year Built 1969 (Partial Renovation in 2017)
# of Units 398
# of Buildings 40 Residential, Clubhouse, Fitness Center, Maintenance Shop
Current Occupancy 94.0%
Parking Ratio 3.42 per unit
Acquisition Price

$44,500,000

Investment Highlights
The GSH Group is under contract to purchase the Property for $111,809 per unit, representing an acquisition cap rate of 4.70%.
The Property will be managed by Birge & Held, an experienced owner and operator in the Indianapolis market.
The exit strategy is to sell the Property after a 7 year hold at a 5.25% cap rate.
The Property sits one mile away from Castleton Square Mall, the largest regional mall in the state of Indiana.
The Property has larger unit sizes relative to comparable properties in this submarket. Proforma rents for these larger units remain at a discount to average lease comparables.
Management
Cumulative Distributions

The GSH Group

The GSH Group (“The Real Estate Company") is a real estate investment company focused on class B/workforce housing across the United States. The leadership team has over 40 years of combined experience and the company has over $1 billion assets under management(1), made up of 8,333 multifamily units(2), inclusive of partner legacy assets.

With demonstrated experience as advisors, managers, and resolving problem loans, The Real Estate Company is attuned to the needs and processing of Special Servicers for the quick disposition of assets. The Real Estate Company employs a tactical strategy for value creation. Value enhancement is approached from multiple angles and scenarios. These include, but are not limited to, organic rental growth due to market inefficiencies, rent premiums generated through unit upgrades, and decreasing expenses through management efficiencies.

The Real Estate Company uses applicable, real-time software to help manage all assets on a minute-by-minute basis. Using real-time data, they can effectively keep all projects on track to ensure the business plan's proper implementation. Additionally, The Real Estate Company is vertically integrated, employing an affiliated general contractor and construction team to ensure projects stay on budget and on time.

(1) Portfolio value includes an assumed value based on current T1/T12 financials and a capitalization rate of 5.00%. This includes certain legacy properties owned and managed by partners.

(2) Units include legacy units owned by the partners as well as units sold.

https://gshrealestate.com/
  • Gideon Pfeffer
    Managing Partner
  • Shmuel Cohen
    Partner
  • Hannan Lis
    Partner
Gideon Pfeffer
Managing Partner

Gideon is responsible for strategic partnership initiatives and ventures, financing and debt opportunities, overseeing investment performance, strategic partner’s performance, and approving decisions on investments and acquisitions. He also oversees daily operations. Prior to GSH, Gideon operated a highly successful aggregation and renovation firm focused on single-family homes in the Midwest and Southeast.

Shmuel Cohen
Partner

Shmuel is responsible for asset management and Israeli Investor relations. An Israeli citizen, Shmuel also owns a separate  portfolio of over 1,300 units in multifamily properties in Michigan and North Carolina. His experience as an owner and operator is an invaluable resource and he is responsible for the continued success of raising private capital in Israel for The GSH Group.

Hannan Lis
Partner

Hannan is responsible for banking, investor relations, and branding. He is an experienced real estate investor, owns several businesses, and is an active member of a prominent family office in Michigan. Hannan is president of WW Group, which holds Weight Watchers franchises for Michigan and Ontario, Canada. The company was formerly the largest franchisee in the Americas.

Track Record

GSH Group Track Record

Property City, State Asset Type Acq Date Units Purchase Price Sale Price
Cadieux Detroit, MI  Multifamily 2012 131 $900,000 $1,900,000
Greenfield Detroit, MI  Multifamily 2016 99 $1,750,000 $2,424,500
Cornerstone Apartments Detroit, MI  Multifamily 2016 476 $8,900,000 $12,025,000
Chapel Oaks Apartments Fort Wayne, IN Multifamily 2017 320 $7,500,000 $10,500,000
Holcomb, Chicago, Collage, & Jefferson Detroit, MI  Multifamily 2012 210 $2,450,000 $3,645,000 (1)
Whittier & Morang Detroit, MI  Multifamily 2012 44 $460,000 Under Management
Chapel Court Detroit, MI  Multifamily 2013 184 $2,090,000 Under Management
Pallister Detroit, MI  Multifamily 2016 187 $7,400,000 Under Management
Marina Bay Gibraltar, MI Multifamily 2016 137 $4,900,000 Under Management
Wakefield Apartments Southfield, MI Multifamily 2017 67 $7,200,000 Under Management
Ridge Pointe Apartments Conover, NC Multifamily 2017 160 $11,000,000 Under Management
Holiday Garden Apartments Mount Clemens, MI Multifamily 2017 64 $2,575,000 Under Management
Eastland Village Harper Woods, MI Multifamily 2017 408 $21,750,000 Under Management
Utica Square Apartments Roseville, MI Multifamily 2018 266 $11,000,000 Under Management
Barwin Place Mount Clemens, MI Multifamily 2018 48 $2,100,000 Under Management
Birch Hill Apartments Westland, MI Multifamily 2018 173 $10,650,000 Under Management
Hoover Square Warren, MI Multifamily 2018 342 $18,950,000 Under Management
Colony Club Bedford, OH Multifamily 2019 588 $35,515,200 Under Management
Louis Apartments Detroit, MI  Multifamily 2019 28 $962,000 Under Management
Pickford Apartments Detroit, MI  Multifamily 2019 35 $1,122,500 Under Management
Stacey Ann Apartments Detroit, MI  Multifamily 2019 49 $1,565,500 Under Management
Polo Club Marshall, MI Multifamily 2019 80 $3,400,000 Under Management
The Loop On Greenfield Oak Park, MI Multifamily 2019 717 $59,700,000 Under Management
Glengarry Park Waterford, MI Multifamily 2020 300 $22,650,000 Under Management
Foote Hills Grand Rapids, MI Multifamily 2020 182 $24,950,000 Under Management
BLVD West Apartments(2) Lansing, MI Multifamily 2021 144 $23,000,000 Under Management
The Landings on East Hill(2) Grand Blanc, MI Multifamily 2021 148 $14,800,000 Under Management
Veridian Castleton(2) Indianapolis, IN Multifamily 2021 398 $44,500,000 Under Management
Laurel Pines(2) Laurel, MD Multifamily 2021 235 $38,250,000 Under Management
The Orion Lake Orion, MI Multifamily 2021 200 $27,375,000 JV-Under Management
The Preserve at Spring Lake(2) Altamonte Springs, FL Multifamily 2021 320 $62,800,000 Under Management
The Meadows at Capitol Heights Capitol Heights, MD Multifamily 2021 272 $49,100,000 Under Management
Sherwood Oaks Riverview, FL Multifamily 2021 199 $35,000,000 JV-Under Management
The Meadows at Canton(2) Canton, MI Multifamily 2021 736 $125,715,000 Under Management
The Meadows at Farmington Hills(2) Farmington Hills, MI Multifamily 2021 424 $81,350,000 Under Management
Total       8,333 $773,580,200  

(1) Holcomb, Chicago, Collage, and Jefferson were a portfolio acquisition totaling 210 units in 2012. Holcomb, which makes up 90 of the 210 total units, was sold for $3,645,000. All of the other properties are still under management.

(2) JV Equity raised through RealtyMogul Platform.

The above bios and track record were provided by GSH Group and have not been independently verified by RealtyMogul.

Business Plan

Veridian Castleton (the "Property") is an apartment community located in Castleton, IN, an infill submarket of the Indianapolis metro area. It is close to robust retail including Castleton Square Mall, a hospital campus and employment districts. The Real Estate Company believes the Property can capture rent premiums ranging from $125-$250 through their interior and exterior renovation plan. High quality renovations should allow the Property to compete with newer product in the rental market by offering a lower price while boasting larger floor plans than the competitive set. The Real Estate Company will also enhance the amenities onsite to help draw in more potential tenants. 

The Property was acquired by its current owners with an aggressive plan to upgrade the Property and realize the benefits of its location, large units, spacious grounds and great schools. They completed some interior improvements but did not put the finishing touches on the exterior improvements or add the necessary amenities for the Property to realize its full potential. The Real Estate Company sees an opportunity to complete the improvements and realize the benefits left by the current ownership.

Capex Breakdown
  $ Amount Per Unit/SF
Interior Renovations    
Paint $322,300 $810
Cabinets $783,800 $1,969
Flooring $500,200 $1,257
Hardware $144,400 $363
Doors $108,300 $272
Countertops (4 units) $3,200 $8
Misc $463,580 $1,165
Total Interior Renovation Costs $2,325,780 $5,844
     
Exterior Renovations    
Roofs $337,779 $849
Paint Exterior $266,667 $670
Landscaping $44,444 $112
Clubhouse $222,222 $558
Windows $177,778 $447
Parking Lot Resurface $84,444 $212
Dog Parks (2) $44,444 $112
Entry Doors $40,000 $101
Hallway Reno. $177,778 $447
Playgrounds $44,444 $112
Gym Equipment $26,667 $67
Plumbing/HVAC/Misc $133,333 $335
Total Exterior Renovation Costs $1,600,000 $4,020
     
Total Renovation Contingency $458,220* $1,151
     
Grand Total $4,384,000* $11,015

*Budgets for Capital and CapEx work are subject to change. Sponsor reserves the right to utilize cash flow from operations, contingency reserves, and/or supplemental loan proceeds to complete the business plan if needed.

 

Property
Property Details

The Property is an apartment community located in Castleton, IN, an infill submarket of the Indianapolis metro area. It is close to robust retail including Castleton Square Mall, a hospital campus and employment districts. The Real Estate Company believes that by updating the interior and exterior, the Property can capture rent premiums ranging from $125-$250. High quality renovations should allow the Property to compete with newer product in the rental market by offering a lower price while boasting larger floor plans than the competitive set.

Current Unit Mix

Unit Type # of Units Avg SF/Unit Avg Rent
(In-Place)
Rent/SF
(In-Place)
Avg Rent (Proforma) Rent/SF (Proforma)
1x1 49 890 $827 $0.93 $893 $1.00
2x1.5 (Townhome) 52 1,300 $995 $0.77 $1,230 $0.95
2x2 279 1,176 $868 $0.74 $1,088 $0.93
3x1.5 18 1,416 $1,176 $0.83 $1,209 $0.85
Total/Averages 398 1,168 $893 $0.77 $1,088 $0.93
Comparables

Lease Comparables

  Riverbend Apartments Waterside at Castleton Woods of Castleton Brockton Apartments Comp Averages Veridian Castleton
Year Built 1983 1983 1982 1979 1982 1969
Units 528 400 260 173 340 398
Distance to Subject 2.0 Miles 1.7 Miles 1.5 Miles 3.4 Miles 2.2 Miles  
Average Rental Rate $1,250 $976 $933 $1,217 $1,105 $1,088
Average SF 1,060 830 961 1,260 1,028 1,168
Average $/SF   $1.18   $1.18   $0.97   $0.97 $1.08 $0.93
             
$/Unit (1x1) $1,053 $875 $844 $874 $892 $893
SF (1x1) 845 700 830 812 770 890
$/SF (1x1) $1.25 $1.25 $1.02 $1.08 $1.16 $1.00
             
$/Unit (2x1.5) Townhome     $969 $1,154 $1,028 $1,230
SF (2x1.5) Townhome     1,000 1,156 1,050 1,300
$/SF (2x1.5) Townhome     $0.97 $1.00 $0.98 $0.95
             
$/Unit (2x2) $1,275 $1,070   $1,014 $1,195 $1,088
SF (2x2) 1,087 950   1,130 1,052 1,176
$/SF (2x2) $1.17 $1.13   $0.90 $1.14 $0.93
             
$/Unit (3x1.5)     $1,139 $1,224 $1,183 $1,209
SF (3x1.5)     1,325 1,340 1,333 1,416
$/SF (3x1.5)     $0.86 $0.91 $0.89 $0.85

Sales Comparables

  Waterside at Castleton Grande Reserve at Geist Carmel Woods Northlake Village Apartments Total/Averages Subject: Veridian Castleton
Date Dec '19 Feb '19 Dec '18 Jul '20    
Submarket Fall Creek Lawrence Carmel Noblesville   Castleton
Year Built 1983 1996 1986 1983 1987 1969
SF 483,872 160,704 302,872 419,408 341,714 464,664
Units 400 146 314 348 302 398
Average SF 1,210 1,101 965 1,205 1,132 1,168
Sale Price $45,625,000 $20,650,000 $33,900,000 $44,300,000 $36,118,750 $44,500,000
$/Unit $114,063 $141,438 $107,962 $127,299 $119,599 $111,809
$/SF $94.29 $128.50 $111.93 $105.63 $105.70 $95.77
Distance from Subject (mi.) 1.7 Miles 5.1 Miles 7.7 Miles 12.0 Miles 6.6 Miles  

 

 

Location

Market Overview

Indianapolis is the most populous city in the state of Indiana. Almost 2.1 million residents call Indianapolis and its suburbs home. According to CBRE Research and RealPage, the Indianapolis market is outperforming all but four major US markets. The overall market vacancy rate for Metro-Indianapolis rental is currently 5.9%. Average rent has consistently increased over the past twenty-five years and is currently at $940/month. The Indianapolis MSA and CBD have had the highest household income growth rates in the Midwest over the past decade. This is a direct correlation with the diversified economy of Indianapolis which is anchored by a strong technology, finance, health care, government and education sectors.

Submarket Overview

Castleton was a separate town that was annexed to Indianapolis in 1992 when the city and Marion County governments merged. This merger created a very strong municipal government that propelled the growth and stability of the Indianapolis metropolitan area. Today, Castleton is one of the best neighborhoods in the metro area, served by the highly rated Lawrence and Washington township schools. Castleton is also home to a regional retail cluster anchored by Castleton Square Mall, one of the largest malls in Indiana. The Castleton neighborhood is a desirable location for professionals and families that desire the lower population density found in the suburbs, while staying within a half hour commute of downtown Indianapolis. Niche.com ranks Castleton as the second-best neighborhood in Indianapolis.

Photos
Financials
Sources & Uses

Sources of Funds $ Amount $/Unit
Debt $34,265,000 $86,093
Real Estate Company Equity $2,192,000 $5,508
LP Investor Equity $18,500,000 $46,482
Total Sources of Funds $54,957,000 $138,083
     
Uses of Funds   $/Unit
Purchase Price $44,500,000 $111,809
Transactional Costs(1) $1,571,291 $3,948
Acquisition Fee $890,000 $2,236
Closing & Due Diligence $387,300 $973
Tax, Insurance, Covid Reserve $2,374,409 $5,966
Initial CapEx Plan Funds $3,925,780 $9,864
Initial CapEx Plan Funds - Contingency $458,220 $1,151
Working Capital & Reserves $850,000 $2,136
Total Uses of Funds $54,957,000 $138,083

 

Please note that the GSH Group's equity contribution may consist of friends and family equity and equity from funds controlled by GSH Group. 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 Transactional 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:

  • Lender: Capital One
  • Term: 15 years
  • LTV: 77.00%
  • Total Estimated Proceeds: $34,265,000
  • Estimated Rate (Fixed): 3.64%
  • Interest Only: 7 years
  • Amortization: 30 years
  • Loan Origination Fee: 1.00% of Loan Proceeds

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.

A substantial portion of the total acquisition for the Property will be paid with borrowed funds. The use of borrowed money to acquire real estate is referred to as leveraging. Leveraging increases the funds available for investment or development purposes, on the one hand, but also increases the risk of loss on the other. If the Company were unable to pay the payments on the borrowed funds (called a "default"), the lender might foreclose, and the Company could lose its investment in its property.

Distributions

GSH Group intends to make distributions from Veridian Domestic Investors, LLC as follows:

1. To the Investors, pari passu, all operating cash flows to a 9.5% preferred return 

2. 65% / 35% (65% to Investors / 35% to Promote) of excess operating cash flows

Note: 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).

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 GSH Group, who may decide to delay distributions for any reason, including maintenance or capital reserves.

Cash Flow Summary

    Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7
Effective Gross Revenue   $4,885,655 $5,351,591 $5,841,995 $6,114,000 $6,273,564 $6,437,914 $6,607,195
Total Operating Expenses   $2,224,848 $2,280,391 $2,482,359 $2,536,661 $2,588,512 $2,641,449 $2,695,494
Net Operating Income   $2,660,807 $3,071,199 $3,359,636 $3,577,340 $3,685,051 $3,796,465 $3,911,701

Project-Level Cash Flows

  Year 0 Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7
Net Cash Flow -$20,692,000 $1,646,448 $1,847,521 $1,876,150 $11,747,231 $1,599,724 $1,707,851 $35,027,150

Investor-Level Cash Flows*

  Year 0 Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7
Cash Flow -$7,000,000 $486,985 $555,007 $564,692 $3,904,029 $471,179 $507,757 $8,982,197

Investor-Level Cash Flows - Hypothetical $50,000 Investment*

  Year 0 Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7
Net Cash Flow -$50,000 $3,478 $3,964 $4,034 $27,886 $3,366 $3,627 $64,159

*Returns are net of all fees including RM Admin's 1.0% administrative services fee. 

NO ASSURANCE OF RETURN: The Company's pro-forma projections are based on assumptions regarding future events, such as the timing and extent of the recovery of the residential market and the stabilization of the debt markets. While the Manager believes that these assumptions are reasonable and achievable, the likelihood of its occurrence is subject to many factors that are not within the control of the Company or its Manager and that could impair the ability of the Company to meet its projections.

Fees

Certain fees and compensation will be paid over the life of the transaction; please refer to GSH Group'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 2.00% of purchase price GSH Group LLC Capitalization  
Buyer Broker Fee 2.25% of purchase price Momentum Realty Capitalization Affiliate to GSH
Refinancing Fee 1.00% of refinance proceeds GSH Group Loan Proceeds Subordinated to Return of Capital

 

Recurring Fees:
Type of Fee Amount of Fee Received By Paid From Notes
Administrative Services Fee 1.00% of amount invested RM Admin(3) Distributable Cash  
Asset Management Fee 2.00% of EGI GSH Group, LLC Distributable Cash  


(1) Fees may be deferred to reduce impact to investor distributions. The above table is a summary and there may be additional fees and expenses associated with this offering. Please refer to the Private Placement Memorandum for further details.

(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 Investors 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.

Disclaimers/FAQs
Disclaimers

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.

The interests in the Investment Entity will not be registered under the Securities Act of 1933, as amended (the “Securities Act”) in reliance upon exemptions contained in Rule 506(b) or 506(c) of Regulation D as promulgated under the Securities Act. In addition, the interests will not be registered under any state securities laws in reliance on exemptions from registration. Such 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 investing activities risk the loss of capital. There can be no assurance that investors will not suffer significant losses. No guarantee or representation is made that investment objectives of the Investment Entity will be achieved. You should not subscribe to purchase interests in the Investment Entity unless you can readily bear the consequences of such loss.

Interests in the Investment Entity are listed on the RealtyMogul Platform. RealtyMogul receives fees from the Sponsor or the Investment Entity partially based on the number of investors investing in such Investment Entity through the RealtyMogul Platform. This arrangement could create a conflict of interest between RealtyMogul and investors.

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