We run extensive background checks, criminal checks, bad actor checks, and reference checks on sponsors. In addition to never allowing a sponsor with a criminal history / any securities related issue to use the platform, we may also turn down sponsors due to poor reference checks even if background and criminal checks come back clear.
We require unaffiliated sponsors to use an unaffiliated third-party escrow agent. When an investor makes an investment with unaffiliated sponsors using the RealtyMogul platform, the investor’s money is transferred directly into a third-party escrow account. All closing conditions in connection with a sponsor’s offering need to be met before the third-party escrow agent will approve releasing investor funds to the issuer or general partner. For example, if an issuer or general partner plans to use funds for a real estate acquisition that does not ultimately transact, the third-party escrow agent will not transfer investor funds to the issuer or general partner, and funds will be returned to investors.
Our controls include visiting every property (or a subset of properties if it’s a fund) to confirm the real estate is what and where the real estate is supposed to be.
We have robust quality controls with detailed checklists and a review of third-party reports.
Cooper Street Capital remains steadfast in presenting projects where the value is not dependent on the low cost of borrowing and believes that Amber Hill fits this profile. Recent trades in the San Antonio market would support a valuation at Amber Hill closer to $100,000/door, but CSC is able to restructure the project at $85,000/door.
As of February 2021, CSC, in coordination with its property management company CSC Management, has completed unit renovation turns to 120 of the asset's 244 units, representing 49% of the total. The average unit turn cost in 2020 was $5,500, notably below CSC’s budgeted unit turn cost of $8,185. Despite the headwinds of the COVID-19 pandemic, CSC was able to achieve an average rent premium of $77 on renovated units, or a premium of 9.61%, thereby representing a return on cost of 17%. The scope of work on renovated units will remain the same going forward.
San Antonio's multifamily market has demonstrated resilience through the COVID-19 pandemic with positive market indicators heading into 2021. Much of the apartment market’s resilience recently can be traced to the city's population growth, which has averaged 28,500 net new residents per year over the last five years.
Cooper Street Capital
Cooper Street Capital (the "Real Estate Company" or "CSC") is a private equity real estate company that applies targeted acquisition strategies and active asset management to provide consistent risk-adjusted returns for investors. By structuring each investment as an individual partnership, Cooper Street Capital allows partners to invest directly. The company is headquartered in Aspen, Colorado and also has an office in San Francisco, California.
CSC’s team is committed to sourcing commercial real estate investment opportunities from across the western United States that have demonstrated strong ﬁnancial performance in the past or that exhibit the potential for gains in the future. In either case, potential acquisitions must be supported by strong market fundamentals. CSC currently oversees $665 million in assets under management throughout Texas, New Mexico, Colorado, and Oregon.https://www.cooperstreetcapital.com/
Brandon Cooper has spearheaded the acquisition of over $450 million worth of real estate assets in the last five years, which includes more than 4,000 multifamily units across the United States. Prior to founding Cooper Street Capital, he was the co-founder of two other real estate investment firms, Maroon Peak Partners and I-95 Ventures. Before his ventures in real estate, Brandon worked for Merrill Lynch and previous to that, The Center for Middle East Peace in Washington, D.C. He graduated Magna Cum Laude from Bates College and was on the cross-country skiing team.
Prior to joining Cooper Street Capital, Matt Cooper worked with the US Delegation to the World Trade Organization (WTO) in Geneva, Switzerland and the Organisation for Economic Co-operation and Development (OECD) in Paris, France. As an economist, Matt executed several large research projects related to the international trade system and the economics of corporate governance frameworks. Matt holds a Bachelor of Arts in Political Science and French Language from the University of Virginia and a Masters of Science in the International Political Economy from the London School of Economics.
Cooper Street Capital currently oversees $426 million in assets under management throughout Texas, New Mexico, Colorado, and Oregon and has sold $289 million in assets since inception.
Currently Under Management:
|Property||Location||Asset Type||Date Acquired||Units||Purchase Price||Current Value / Sale Price|
|Cedar 31||Austin, TX||Multifamily||Apr-17||14||$2,310,000||$3,100,000|
|1515 Clermont||Denver, CO||Multifamily||Jul-17||36||$5,500,000||$7,435,000|
|Gallery Park/Westfal||Portland, OR||Multifamily||Jan-19||93||$18,200,000||$22,730,000|
|Mueller Rose||Austin, TX||Multifamily||Mar-19||181||$18,825,000||$22,000,000|
|CSC Spanish Trails||Austin, TX||Multifamily||Mar-19||40||$6,238,000||$6,450,000|
|CSC Ravens Portfolio||Houston, TX||Multifamily||Apr-19||75||$13,000,000||$14,000,000|
|Barton Ridge||Austin, TX||Multifamily||May-19||37||$6,025,000||$6,850,000|
|Pyramid Portfolio||Albuquerque, NM||Multifamily||Jun-19||34||$1,905,000||$2,300,000|
|Bannister Place||Austin, TX||Multifamily||Jul-19||20||$3,300,000||$3,435,000|
|The French Quarter||Albuquerque, NM||Multifamily||Jul-19||84||$3,400,000||$4,730,000|
|The Zeno Apartments||Portland, OR||Multifamily||Aug-19||22||$4,250,000||$5,000,000|
|305 Flats||Austin, TX||Multifamily||Aug-19||32||$4,200,000||$4,500,000|
|Cascade Apartments||Austin, TX||Multifamily||Sep-19||198||$31,500,000||$32,000,000|
|Villas Esperanza||Albuquerque, NM||Multifamily||Sep-19||188||$12,250,000||$12,250,000|
|Miller Square||Austin, TX||Multifamily||Sep-19||51||$8,640,000||$8,640,000|
|305 Flats||Austin, TX||Multifamily||Nov-19||32||$4,200,000||$4,200,000|
|Chestnut Park||San Antonio, TX||Multifamily||Dec-19||145||$12,000,000||$12,000,000|
|Arbors and Courtyards||Albuquerque, NM||Multifamily||Dec-19||529||$38,000,000||$41,000,000|
|Barberry Village||Portland, OR||Multifamily||Jan-20||180||$21,500,000||$28,000,000|
|Longhorns Portfolio||Austin, TX||Multifamily||Mar-20||84||$11,000,000||$11,000,000|
|Amber Hill||San Antonio, TX||Multifamily||Mar-20||244||$16,750,000||$20,700,000|
|Blue Vine Apartments||San Antonio, TX||Multifamily||Apr-20||111||$10,050,000||$10,050,000|
|The Lexington Place||Albuquerque, NM||Multifamily||Aug-20||156||$11,750,000||$11,750,000|
|River Park Apartments||New Braunfels, TX||Multifamily||Sep-20||100||$7,800,000||$10,000,000|
|Mesa/Mountain||El Paso, TX||Multifamily||Sep-20||541||$29,000,000||$29,000,000|
|Vista Grande||Albuquerque, NM||Multifamily||Oct-20||168||$11,000,000||$11,000,000|
|Mountaindale||El Paso, TX||Multifamily||Nov-20||88||$5,100,000||$5,100,000|
|Creeks Edge Apartments||Austin, TX||Multifamily||Jan-21||200||$23,000,000||$23,000,000|
|Netherwood Village||Albuquerque, NM||Multifamily||Jan-21||220||$18,500,000||$18,500,000|
|Raintree Village||El Paso, TX||Multifamily||Mar-21||275||$15,750,000||$15,750,000|
|Evergreen Apartments||Santa Fe, NM||Multifamily||Under contract||70||$6,300,000||$6,300,000|
|Alexis Apartments||Las Cruces, NM||Multifamily||Under contract||170||$13,235,000||$13,235,000|
Previously Owned Assets:
|Property||Location||Asset Type||Date Acquired||Units||Purchase Price||Current Value / Sale Price||Sale Date|
|Highland Park||Albuquerque, NM||Multifamily||Feb-13||80||$5,125,000||$6,400,000||Feb-16|
|MP Netherwood||Albuquerque, NM||Multifamily||Aug-13||220||$13,975,000||$18,500,000||Jan-21|
|Citadel Apartments||Albuquerque, NM||Multifamily||Mar-14||233||$9,719,000||$14,792,000||Nov-17|
|I-95 Portfolio||Portland, ME||Multifamily||Jul-14||54||$6,550,000||$9,500,000||Oct-17|
|Bowdoin Realty||Portland, ME||Multifamily||Dec-14||41||$5,630,000||$9,900,000||Oct-17|
|94-96 Winter||Portland, ME||Multifamily||Feb-15||10||$900,000||$1,400,000||Oct-17|
|Bricklight Capital||Portland, ME||Multifamily||Jul-15||45||$4,900,000||$7,100,000||Oct-17|
|East End||Portland, ME||Multifamily||Sep-15||37||$4,300,000||$5,800,000||Oct-17|
|Bricklight, II||Portland, ME||Multifamily||Sep-15||24||$2,730,000||$3,250,000||Jul-16|
|773 Congress||Portland, ME||Multifamily||Sep-15||5||$390,000||$420,000||Aug-16|
|59 Bramhall||Portland, ME||Multifamily||Aug-15||9||$625,000||$750,000||Jul-16|
|CSC Bear Creek||Albuquerque, NM||Multifamily||Jun-16||84||$2,820,000||$3,400,000||Jul-19|
|Bannister Apartments||Austin, TX||Multifamily||May-17||34||$2,485,000||$3,300,000||Jul-19|
|The Goose Nest||Portland, OR||Multifamily||Aug-17||22||$3,075,000||$4,260,000||Aug-19|
|Villas De La Luz||Austin, TX||Multifamily||Jan-18||240||$20,500,000||$25,225,000||Jan-19|
|Courtyards and Arbors||Albuquerque, NM||Multifamily||Feb-18||529||$31,100,000||$38,000,000||Dec-19|
|English Aire/Lafayette||Austin, TX||Multifamily||Aug-18||397||$38,750,000||$45,000,000||Mar-20|
|Sage Canyon||Albuquerque, NM||Multifamily||Aug-18||105||$8,790,000||$10,260,000||Jan-20|
|CSC North Austin||Austin, TX||Multifamily||Jan-19||523||$56,000,000||$62,350,000||Jan-21|
|Rock Creek||Albuquerque, NM||Multifamily||Jun-19||121||$6,875,000||$8,000,000||Sep-20|
|Lexington Realty Capital||Albuquerque, NM||Multifamily||Aug-19||156||$7,400,000||$11,750,000||Aug-20|
The above bios and track record were provided by Cooper Street Capital and have not been independently verified by RealtyMogul.
CSC has owned and operated Amber Hill since March 2020 and is recapitalizing the project alongside a refinance of the in-place loan. By refinancing and recapitalizing the project, CSC can provide an exit to its existing partnership, in line with their initial short-term investing horizon, while also taking advantage of the operating and physical upside still remaining. Given CSC’s experience with the asset, CSC also believes the acquisition, operation, and construction risk associated with the project will be notably lower than a new acquisition.
At the heart of Cooper Street Capital’s investment strategy are two keys items, which have already been set into motion: (1) first, a unit-by-unit upgrade package, inclusive of private patio fences, designed to bring the living experience at the asset in-line with the wider market and to capture an average estimated 7% rent upside, and (2) second, an asset wide installation of individual utility meters, to reduce utility expenses, coupled with a gradual introduction of a utility bill back program to efficiently recapture those costs. As of February 2021, 120 of the 244 units have been renovated, representing 49% of the units. These upgraded units are earning a 9.61% average premium relative to the classic units, and CSC will continue renovating units as they become available when residents organically vacate.
In addition to physical upgrades, the previous owner had utilized an “all bills paid” approach instead of implementing a market standard bill back (RUBS) program. CSC continues to believe that this strategy does not fully capture all the asset’s potential income while also resulting in above-average yearly utility costs to the asset. CSC will continue rolling out its RUBS program on new leases while focusing on reducing the property’s overall utility consumption and cost. San Antonio, and Texas more generally, continue to benefit from low-tax and business-friendly policies that have attracted unprecedented business relocations and demographic movement. Within this broader macroeconomic backdrop, the multifamily market has seen an uptick in investing interest and demand. CSC believes Amber Hill allows partners to participate in a growing market without having to overpay just to participate.
|Total $ Amount||Per Unit (60 units)|
|Paint & Drywall Rehabilitation||$16,500||$275|
|Kitchen Cabinet Paint/Hardware||$136,320||$2,272|
|Kitchen/Bath Sink Replacement||$17,160||$286|
|Total Interior Renovation Costs||$491,100||$8,185|
|Total Exterior Renovation Costs||$170,000|
|Construction Management Fee (5%)||$33,055|
These amounts are subject to change at the discretion of the Real Estate Company.
Cooper Street Capital is pleased to present a value-add investment opportunity for the Amber Hill Apartments in one of the fastest-growing US markets, San Antonio, TX. CSC has owned and operated the asset since March 2020 and is recapitalizing the project alongside a refinance of the in-place loan. Since the takeover, CSC has made fast work of its initial investment strategy to push up the asset's income through interior renovations and the implementation of a utility bill back program. By continuing the strategy going forward, CSC believes over a three-year investment horizon that it can capture an additional 7% rental upside and drive up the NOI by nearly $400,000.
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|
|The Connally||Diamond Ridge||Pearl Park||Latitude||Barcelo Apartments||Averages||Subject (Pro Forma)|
|# of Units||152||304||188||268||288||244|
|Distance from subject||0.3 mi||0.5 mi||0.6 mi||0.7 mi||3.2 mi|
|The Connally||Vista del Rey||Diamond Ridge||Valencia on Four10||Latitude||Averages||Subject (Going-in)|
|# of Units||152||453||304||346||268||244|
|Average Unit Size||1,098 SF||835 SF||825 SF||908 SF||1,010 SF||935 SF||788 SF|
|Building Size||173,035 SF||340,651 SF||141,451 SF||302,825 SF||229,904 SF||237,573 SF||240,926 SF|
|Distance from subject||0.3 mi||0.4 mi||0.5 mi||0.6 mi||0.7 mi|
Market Overview: Military City, USA
Federal spending and medical facilities represent stable long-term economic drivers, while corporate relocations help propel new growth. San Antonio is home to one of the largest concentrations of military personnel as well as the Department of Defense’s largest medical center. Large national corporations, including USAA, H-E-B, and Valero, are already headquartered in the metro and several have made large recent investments. H-E-B’s new technology center, for example, is estimated to create over 500 jobs by 2022. In 2020, Navistar broke ground on a $250 million manufacturing facility with the intention of starting vehicle production in 2022. The completed facility is expected to generate 600 jobs in the market. Several larger national firms announced company expansions that are estimated to bring more jobs to the area. Toyota, a more traditional employer in the market, will invest $391 million into their facilities in the coming year while Boeing landed a $164 million contract with the US Navy to upgrade hundreds of jets at its San Antonio facility.
Despite the headwinds of COVID-19 and an above-average supply of new construction deliveries in 2020, San Antonio’s economic and demographic growth are expected to bolster a healthy rebound. Average effective rents in the market decreased by only 1.1% over the year while 43% of the jobs lost between January and May 2020 were recovered by December. With a progressing and improving unemployment rate and lower apartment deliveries in 2021, monthly effective rents are expected to pick up.
Multifamily Market: San Antonio
San Antonio’s multifamily market has demonstrated resilience through 2020 with positive indicators heading into 2021. Population growth has been high paced and net absorption of multifamily product has been steady. Over the past five years, migration to San Antonio has averaged 28,500 residents per year and the influx of people has begun to put a strain on the existing stock. For the second year in a row, the MSA had positive absorption, which continued to compress the overall vacancy rate to 5.4%, and increased average rents by 5.1%, year-over-year. The Medical Center, the neighborhood where Amber Hill sits, saw an average occupancy rate of 94.6% and an average rent of $938 in 2019.
Like many American cities, the economic and population growth in the last decade have exacerbated the relationship between homeownership and rental costs, and the dynamic only accelerated with the pandemic. The average single-family home price in 2020 was $272,000, representing a 15% increase from 2019. As home prices rise, the jump from renter to homeowner only grows more difficult. According to Moody’s Analytics, Austin, Houston, and Dallas’ costs of living are all higher than San Antonio’s. Taken together, the lower cost of living as well as the relatively high quality of life are seen as advantageous to its growing renter population going forward. CSC’s target rents of $885 at Amber Hill will target the middle of the rental spectrum at approximately $44 below the average apartment rate in San Antonio.
|Sources of Funds||Amount|
|Total Sources of Funds||$22,455,267|
|Uses of Funds||Amount|
|Other Closing Costs(1)||$495,382|
|Total Uses of Funds||$22,455,267|
Please note that Cooper Street Capital's equity contribution may consist of friends and family equity and equity from funds controlled by Cooper Street Capital. 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:
- Lender: Greystone Servicing Company LLC
- Base Term: 2 Years
- Extension: Two six-month extensions available in each instance with payment of a 0.25% fee
- Loan-to-Value: 83.6%
- Estimated Proceeds: $17,300,000
- Interest Type: Floating
- Spread: LIBOR + 350 bps with LIBOR floor of 0.25%
- Interest-Only Period: Full-term
- Prepayment Terms: Loan is open to prepayment, subject to any applicable exit fee, after the sixth month of the loan term
- Exit Fee: 1.0% exit fee, waived upon Greystone permanent loan refinance
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.
Cooper Street Capital intends to make distributions from CSC-RM Amber Hill Realty Capital, LLC as follows:
- To the Investors, pari passu, all operating cash flows to a 10.0% preferred return;
- 70% / 30% (70% to Investors / 30% to Promote) following return of capital.
Cooper Street Capital intends to make distributions to investors after the payment of both company's liabilities (loan payments, operating expenses, and other fees as more specifically 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. Distributions are at the discretion of Cooper Street Capital, who may decide to delay distributions for any reason, including maintenance or capital reserves.
|Year 1||Year 2||Year 3|
|Effective Gross Revenue||$2,688,683||$2,911,839||$2,980,924|
|Total Operating Expenses||$1,579,220||$1,619,386||$1,655,705|
|Net Operating Income||$1,109,462||$1,292,453||$1,325,220|
|Year 0||Year 1||Year 2||Year 3|
|Investor-Level Cash Flows||($4,380,000)||$362,175||$507,714||$5,781,804|
|Net Earnings to Investor - Hypothetical $50,000 Investment||($50,000)||$4,134||$5,796||$66,002|
Certain fees and compensation will be paid over the life of the transaction; please refer to Cooper Street Capital's materials for details. The following fees and compensation will be paid(1)(2)(3):
|Type of Fee||Amount of Fee||Received By||Paid From|
|Acquisition Fee||1.0% of Purchase Price||Cooper Street Capital||Capitalized Equity Contribution|
|Construction Management Fee||5.0% of Construction Costs||Cooper Street Capital||Capitalized Equity Contribution|
|Type of Fee||Amount of Fee||Received By||Paid From|
|Administrative Services Fee||1.0% of Equity Invested*||RM Admin(3)||Distributable Cash|
|Property Management Fee||3.0% of EGI||CSC Management||Distributable Cash|
*Only applies to equity raised through the RealtyMogul Platform
(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 CSC-RM Amber Hill Realty Capital, 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.
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.
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