The Property is located west of I-4 on Wymore Road and North of the Maitland Center Business Park with 6 million SF of regional office space. To the north, a major retail cluster is located on SR 436 anchored by the 1.2 million SF Brookfield Altamonte Mall. The I-4 freeway connects the Property to all of the major employment centers and retailers in Orange and Seminole Counties, the CBD, Maitland, Altamonte Springs, and Lake Mary.
Renovations, market rental adjustments, and management efficiencies should allow the Property to achieve rent premiums in a robust Orlando suburban submarket.
The Orlando-Kissimmee-Sanford, FL Metro Area is home to 2,608,000 people and, per WalletHub, is ranked among the top 50 fastest-growing cities in America. It is also projected to boast a net migration of 31,000 people in 2021, which outpaces the migration rate from the last 12 months per Moody's Analytics. Although it is one of the world's most visited tourist destinations, Orlando maintains a high quality of life and has consistently been ranked as one of America's most popular cities to live in.
$62,800,000
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 PfefferManaging Partner -
Shmuel CohenPartner -
Hannan LisPartner
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 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 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.
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.
The Real Estate Company plans to complete an interior and exterior renovation to realize the full potential of the Property. The Orlando market has a diverse economy aside from being a major international hospitality and tourism destination. This diverse economy and healthy population growth should allow for robust rental income growth at the Property. The location offers proximity to all major employment centers in the CBD and the far north side of the Orlando area. Access is further enhanced by the $2.3 billion road improvements to the adjacent I-4 that are nearly complete. I-4 carries upwards of 172,000 vehicles per day just south of the Property.
The proposed value-add program consists of unit renovations, exterior improvements, and amenity upgrades. The Real Estate Company will invest over $3.8 million in capital improvements. The interior renovations consist of upgrading floors, installing granite countertops, kitchen backsplashes, new paint, and in-unit stackable laundry. Exterior amenity improvements will include two new fitness centers, a resident lounge, exterior paint in Phase I units, exterior lighting, electrical, and mechanical updates. These improvements should assist with resident acquisition and retention while further differentiating the Property from area comps.
The Real Estate Company believes current rents are below market and plans to raise NOI over $500k by year 3. This will be achieved by executing the value-add plan in order to achieve market premium rents, adjusting underpriced units to market value, and enjoying organic rental growth from the Orlando market. Once stabilized, the Real Estate Company plans on exploring a refinance of the outstanding debt on the Property and a potential return of capital to investors.
Capex Breakdown:
| $ Amount | $/Unit | |
| Interior Renovations | ||
| Phase I Flooring | $91,000 | $284 |
| Phase II Flooring | $120,900 | $378 |
| Backsplash Phase I | $42,700 | $133 |
| Backsplash Phase II | $43,050 | $135 |
| Microwave Phase II | $26,775 | $84 |
| Nest Phase II | $19,200 | $60 |
| Classic Unit Renovations | $60,000 | $188 |
| W/D Connections Phase I | $15,000 | $47 |
| W/D Connections Phase II | $141,000 | $441 |
| Stackable W/D | $91,971 | $287 |
| Miscellaneous | $150,000 | $469 |
| Total Interior Renovation Costs | $801,596 | $2,505 |
| Exterior Renovations | $ Amount | $/Unit |
| Roofs | $840,000 | $2,625 |
| Stablock Breakers | $372,000 | $1,163 |
| Exterior Lighting Phase I | $77,600 | $243 |
| Misc | $300,000 | $938 |
| Landscaping Phase I | $75,000 | $234 |
| HVAC/Condensers | $100,000 | $313 |
| Paint Phase I | $250,000 | $781 |
| Gym Equipment | $45,000 | $141 |
| Clubhouse Community Room | $40,000 | $125 |
| Gym Building 1 | $160,000 | $500 |
| Gym Building 2 | $180,000 | $563 |
| Paint Phase II Hallways | $130,000 | $406 |
| Pigtail | $22,000 | $69 |
| Parking Lot Resurface | $82,000 | $256 |
| Total Exterior Renovation Costs | $2,673,600 | $8,355 |
| Total Renovation Contingency | $347,520 | $1,086 |
| Grand Total | $3,822,716 | $11,946 |
The Preserve at Spring Lake (the "Property") is a 320-unit multifamily community located in a suburb of Orlando. The Property provides access to major regional employers and retailers as well as convenient linkages to public transportation. The Orlando market is one of the fastest-growing cities in the United States and supports a diverse economy outside of the tourism and hospitality industries. The Property offers resort-style living for tenants with five onsite swimming pools and a low-density site plan. The business plan should capture rental premiums through market rent adjustments, execution of an interior and exterior renovation plan, and organic rental growth in the Orlando market.
Unit Mix
| Unit Type | # of Units | Avg SF/Unit | Avg Rent (In-Place)* | Avg Rent (Stabilized) | Rent/SF (In-Place) |
| 1x1 | 48 | 775 | $1,099 | $1,239 | $1.60 |
| 2x1 | 72 | 950 | $1,300 | $1,349 | $1.42 |
| 2x1.5 | 49 | 1,000 | $1,264 | $1,384 | $1.38 |
| 2x1.5 Townhome | 32 | 1,050 | $1,422 | $1,451 | $1.38 |
| 2x2 | 44 | 1,100 | $1,271 | $1,475 | $1.34 |
| 3x2 | 60 | 1,246 | $1,469 | $1,681 | $1.35 |
| 3x2 Townhome | 1 | 1,700 | $1,810 | $2,201 | $1.29 |
| 4x2.5 Townhome | 14 | 1,858 | $1,809 | $2,230 | $1.20 |
| Total/Averages | 320 | 1,060 | $1,328 | $1,469 | $1.40 |
*Avg Rent (In-Place) is based on current rent roll.
Lease Comparables
| The Lexington at Winter Park | Springs Colony Apartments | Lakeshore at Altamonte | Altamonte at Spring Valley | Preserve at Spring Lake (Pre-Renovation) | |
| Year Built | 1971 | 1986 | 1986 | 1974 | 1972/1974 |
| Units | 228 | 188 | 224 | 250 | 320 |
| Average SF | 802 | 889 | 996 | 915 | 1,059 |
| Average $/SF | $1.80 | $1.49 | $1.32 | $1.24 | $1.30 |
| 1 Bedroom | $1,375 | $1,200 | $1,187 | $1,052 | $1,158 |
| 2 Bedroom | $1,639 | $1,456 | $1,397 | $1,194 | $1,351 |
| 3 Bedroom | $1,730 | $1,459 | $1,527 |
*Lease comps are based on current asking rents
Sales Comparables
| Property | Brickstone Maitland | Highpoint Club | Indigo West | Signal Pointe | The Crest at Altamonte | Preserve at Spring Lake: Purchase |
| Date | Dec '19 | Oct '20 | Mar '20 | Jan '20 | Dec '19 | Jun '21 |
| Submarket | North Orlando | North Orlando | North Orlando | North Orlando | North Orlando | North Orlando |
| Year Built | 1998 | 1994 | 1998 | 1969 | 1986 | 1972/1974 |
| Units | 272 | 348 | 456 | 368 | 340 | 320 |
| Sale Price | $55,200,000 | $69,000,000 | $90,500,000 | $69,888,889 | $62,000,000 | $62,800,000 |
| $/Unit | $202,941 | $198,276 | $198,465 | $189,915 | $182,353 | $196,250 |
| Cap Rate | 4.70% | 5.27% |
*Please see Marketing Booklet for full details on rent & sales comparables
Market Overview
The Orlando-Kissimmee-Sanford, FL Metro Area is home to 2,608,000 people with an average household income of over $61,000. Although it's one of the world's most visited tourist destinations, Orlando maintains a high quality of life and has consistently ranked as one of America's most popular cities to live in. The region is home to a diverse economy including top employers in the hospitality, healthcare, defense, and food service industries. Some of the region's top employers include Walt Disney, Advent Health, Orlando Health, Publix, Lockheed Martin, and Darden Restaurants.
Submarket Overview
Altamonte Springs is a suburb on the north side of Orlando located in Seminole County. The location of the property, just West of I-4, offers proximity to all of the major employers, retailers, universities, and hospitals from the CBD to the far north side of Orlando. Access is further enhanced from the $2.3 billion dollar road improvements to I-4 that are nearly complete. I-4 carries upwards of 172,000 vehicles per day just south of the subject property.
Total Capitalization
| Sources of Funds | $ Amount | $/Unit |
| Senior Loan | $53,650,000 | $167,656 |
| GP Investor Equity | $2,756,000 | $8,613 |
| LP Investor Equity | $15,579,000 | $48,684 |
| Total Sources of Funds | $71,985,000 | $224,953 |
| Uses of Funds | $ Amount | $/Unit |
| Purchase Price | $62,800,000 | $196,250 |
| Transactional Costs(1) | $1,163,000 | $3,634 |
| Acquisition Fee | $1,256,000 | $3,925 |
| Closing & Due Diligence | $1,135,000 | $3,547 |
| Tax and Insurance Reserve | $858,000 | $2,681 |
| Initial CapEx Plan Funds | $3,475,000 | $10,859 |
| CapEx Contingency (10%) | $348,000 | $1,088 |
| Working Capital & CapEx Reserves | $950,000 | $2,969 |
| Total Uses of Funds | $71,985,000 | $224,953 |
Please note that The GSH Group's equity contribution may consist of friends and family equity and equity from funds controlled by The 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.
The expected terms of the debt financing are as follows:
- Lender: MF1 Capital, LLC
- Term: 3 Years
- Loan-to-Cost: 75%
- Estimated Proceeds: $53,650,000
- Interest Type: Floating
- Spread Above One-Month LIBOR: 3.35%
- Interest-Only Period: Term of the Loan
- Amortization: N/A
- Loan Fees: 1.0% to Lender, 0.5% to Broker
- Extension Requirements: Two 12-month extension terms available if:
1) Borrower gives 30-day advance notice
2) Payment of an extension fee equal to 0.25% of Principal amount
3) Minimum debt yield of 7% for first extension and 7.5% for second extension.
4) Borrower must have completed renovation plan substantially in accordance with renovated schedule
5) Purchase of an acceptable rate cap for the extension term at a strike rate that results in a DSCR of not less than 1.0.
Modeled Refinance:
- Refinance Date: 7/1/2024
- Lender: Fannie Mae
- Term: 10 Years
- Estimated Proceeds: $59,340,359
- Interest Type: Fixed
- Annual Interest Rate: 4.25%
- Interest-Only Period: 5 Years
- Amortization: 30 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.
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.
The GSH Group intends to make distributions from Preserve Domestic Investors, LLC as follows:
- To the Investors, pari passu, all operating cash flows to a 9.5% preferred return;
- 65% / 35% (65% to Investors / 35% to Promote) of excess cash flow thereafter.
The GSH Group 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 December 2021 and are projected to continue on a quarterly basis thereafter. Distributions are at the discretion of The 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 | $5,441,569 | $5,893,655 | $6,265,532 | $6,524,630 | $6,795,529 | $7,016,309 | $7,244,219 | |
| Total Operating Expenses | $2,281,928 | $2,381,865 | $2,437,122 | $2,489,878 | $2,543,888 | $2,597,312 | $2,651,885 | |
| Net Operating Income | $3,159,641 | $3,511,790 | $3,828,410 | $4,034,752 | $4,251,641 | $4,418,997 | $4,592,334 | |
| Project-Level Cash Flows | ||||||||
| Year 0 | Year 1 | Year 2 | Year 3 | Year 4 | Year 5 | Year 6 | Year 7 | |
| Net Cash Flow | -$18,335,000 | $1,335,404 | $1,524,946 | $6,337,569 | $1,452,294 | $1,513,765 | $1,676,705 | $35,456,494 |
| Investor-Level Cash Flows* | ||||||||
| Year 0 | Year 1 | Year 2 | Year 3 | Year 4 | Year 5 | Year 6 | Year 7 | |
| Net Cash Flow | -$9,000,000 | $565,502 | $658,542 | $3,020,887 | $622,880 | $653,053 | $733,035 | $14,964,954 |
| 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 | $3,142 | $3,659 | $16,783 | $3,460 | $3,628 | $4,072 | $83,139 |
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.*Returns are net of all fees including RM Admin's 1.0% administrative services fee.
Certain fees and compensation will be paid over the life of the transaction; please refer to The 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 |
| Acquisition Fee | 2.0% of Purchase Price | GSH Group, LLC | Capitalization |
| Refinance Fee | 1.0% of Loan Proceeds | GSH Group, LLC | Capitalization |
| Sales Broker Fee(4) | 2.0% of Acquisition Cost | GSH Group, LLC or an Affiliate | Sales Proceeds |
| Recurring Fees: | |||
| Type of Fee | Amount of Fee | Received By | Paid From |
| Asset Management Fee | 2.0% of EGI | GSH Group, LLC | Operations |
| Administrative Services Fee | 1.0% of Equity* | RM Admin(3) | Cash Flow |
*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 Preserve Domestic Investors, 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.
(4) If the Manager or an Affiliate is acting as a sales broker in connection with any Purchase Transaction or Sale Transaction with a bonafide third-party seller or purchaser that is not an Affiliate of the Manager, brokerage fees equal to two percent (2%) of the gross acquisition cost of the Investment Asset, payable upon consummation of the Purchase Transaction or Sale Transaction. For avoidance of doubt, a disposition fee will not be a Permitted Fee, and will not be paid to the Manager or any of its Affiliate
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