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Funded
Multifamily
Amber Hill Apartments
San Antonio, TX
INVESTMENT STRATEGY
Value-Add
INVESTMENT TYPE
Equity
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100% funded
Offered By Cooper Street Capital
16.1%* TARGET IRR 15.1%-17.1%
11.0%* TARGET AVG CASH ON CASH
1.52x* TARGET EQUITY MULTIPLE
Estimated Hold Period 3 Years
Estimated First Distribution 3/2021
Minimum Investment 35000
*Please carefully review the Disclaimers section below, including regarding Sponsor’s assumptions and target returns
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Explore this Project
Overview
Value-add opportunity with proven execution, located five minutes from San Antonio's Medical District and USAA headquarters.
Basis

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.

Value-Add

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.

Location

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. 

Property At A Glance
Year Built 1969
Number of Units 244
Parking Ratio 1.44 per unit
Number of Buildings 19
Current Occupancy 92.0%
Acquisition Price

$20,700,000

Investment Highlights
Cooper Street Capital plans to recapitalize the Property for $84,836 per unit, which translates to a 15% discount to recent comparable trades in the submarket.
The Property is situated less than five minutes from San Antonio's Medical Center with easy access to some of the city's major employers, including USAA and several popular entertainment options including the Pearl District and the Alamo Quarry Market.
Cooper Street Capital has budgeted $491,100 ($8,185 per unit) for interior unit renovations and $170,000 for exterior improvements.
The exit strategy is to sell the Property in three years at an expected cap rate of 5.45%.
Management
Cumulative Distributions

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
    Managing Partner
  • Matt Cooper
    Director of Acquisitions
Brandon Cooper
Managing Partner

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. 

Matt Cooper
Director of Acquisitions

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. 

Track Record

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
Totals       4,418 $394,478,000 $426,005,000

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
Totals       2,969 $232,639,000 $289,357,000  

The above bios and track record were provided by Cooper Street Capital and have not been independently verified by RealtyMogul.

Business Plan

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.

 

Capital Improvements Budget Summary: 
      Total $ Amount Per Unit (60 units)
Interior Renovations        
Paint & Drywall Rehabilitation   $16,500 $275
Bathtub Resurface   $15,000 $250
Refrigerators     $32,100 $535
Rand Hoods       $3,000 $50
Electric Ranges       $25,800 $430
Dishwashers       $18,000 $300
Appliance Parts       $2,400 $40
Hardware/GFCI/Switch Plates       $18,000 $300
Kitchen/Bathroom Faucets       $10,800 $180
Lighting       $35,100 $585
Blinds       $9,000 $150
Floors       $66,000 $1,100
Kitchen Cabinet Paint/Hardware       $136,320 $2,272
Countertops       $29,820 $497
Toilet/Vanity       $10,200 $170
HVAC Parts       $3,900 $65
Kitchen/Bath Sink Replacement       $17,160 $286
Construction Labor       $42,000 $700
Total Interior Renovation Costs   $491,100 $8,185
             
Exterior Renovations            
Patio Enclosures         $50,000  
Landscaping         $20,000  
Fencing/Gates         $100,000  
Total Exterior Renovation Costs   $170,000  
       
Construction Management Fee (5%)   $33,055  
       
Reserve (10%)   $66,110  
             
Grand Total       $760,000  

These amounts are subject to change at the discretion of the Real Estate Company.

 

Property
Property Details

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
1x1 Small 55 560 $681 $700 $1.25
1x1 Large 66 672 $696 $800 $1.19
2x1 57 864 $869 $920 $1.06
2x2 40 952 $976 $960 $1.01
2x1.5 10 1,088 $1,104 $1,120 $1.03
3x2 16 1,180 $1,249 $1,420 $1.20
Total/Averages 244 788 $832 $885 $1.14

 

Comparables

Lease Comparables:

  The Connally Diamond Ridge Pearl Park Latitude Barcelo Apartments Averages Subject (Pro Forma)
Year Built 1973 1978 1974 1978 1972   1969
# of Units 152 304 188 268 288   244
Levels 2 3 2 2 2   2
Distance from subject 0.3 mi 0.5 mi 0.6 mi 0.7 mi 3.2 mi    
               
$/Unit (1x1) $940 $764 $972 $725 $745 $829 $755
SF (1x1) 737 616 737 647 663 680 621
$/SF (1x1) $1.28 $1.24 $1.32 $1.12 $1.12 $1.22 $1.21
               
$/Unit (2x1) $950 $984 $924 $909 $915 $936 $920
SF (2x1) 949 864 949 838 866 893 864
$/SF (2x1) $1.00 $1.14 $0.97 $1.08 $1.06 $1.05 $1.06
               
$/Unit (2x2) $975 $1,108 $1,028 $999 $965 $1,015 $960
SF (2x2) 1,036 945 1,076 1,016 1,009 1,016 952
$/SF (2x2) $0.94 $1.17 $0.96 $0.98 $0.96 $1.00 $1.01
               
$/Unit (3x2) $1,240 $1,144 $1,401 $1,359 $1,155 $1,260 $1,420
SF (3x2) 1,267 1,180 1,267 1,418 1,202 1,267 1,180
$/SF (3x2) $0.98 $0.97 $1.11 $0.96 $0.96 $0.99 $1.20


Sales Comparables:

  The Connally Vista del Rey Diamond Ridge Valencia on Four10 Latitude Averages Subject (Going-in)
Date Sold Oct-20 Oct-19 Dec-20 Nov-19 May-20    
Year Built 1973 1978 1978 1982 1978   1969
# 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
Sale Price $15,000,000 $38,333,333 $27,000,000 $31,000,000 $23,659,362 $26,998,539 $20,700,000
$/Unit $98,684 $84,621 $88,816 $89,595 $88,281 $90,000 $84,836
$/SF $87 $113 $191 $102 $103 $119 $86
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    
Location

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.

Photos
Financials
Sources & Uses

Total Capitalization

Sources of Funds Amount
Debt $17,300,000
Equity $5,155,267
Total Sources of Funds $22,455,267
Uses of Funds Amount
Purchase Price $20,700,000
Acquisition Fee $207,000
Loan Fee $173,000
CapEx $760,000
Tax Escrow $74,885
Insurance Premium $45,000
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.

Debt Assumptions

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.

Distributions

Cooper Street Capital intends to make distributions from CSC-RM Amber Hill Realty Capital, LLC as follows:

  1. To the Investors, pari passu, all operating cash flows to a 10.0% preferred return;
  2. 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.

CASH FLOW SUMMARY
  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
CSC-RM Amber Hill Realty Capital, LLC​ (ASSUMING A $4.38 MILLION TOTAL INVESTMENT)
  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

 

Fees

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):

One-Time Fees:
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
Recurring Fees:
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.

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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