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Funded
Multifamily
Haven at Charlotte
Nashville, TN
INVESTMENT STRATEGY
Development
INVESTMENT TYPE
Equity
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100% funded
Offered By Guefen Development
26.1%* TARGET IRR 25.1%-27.1%
2.46X* TARGET EQUITY MULTIPLE
Estimated Hold Period 4 Years
Estimated First Distribution 8/2024
Minimum Investment 35000
*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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Overview
Guefen Development is developing a 369 unit Class A luxury multifamily high-rise apartment community next to the vibrant OneC1ty development in Nashville, TN.
Location

Haven at Charlotte is located in Nashville, Tennessee. According to Forbes.com, Nashville ranks as the 6th best city in the United States for job growth, and the Urban Land Institute lists Nashville as the 7th most attractive real estate investment and development market in the country. Nashville MSA's domestic product has grown an average of 4.9% over the past five years, far outpacing state and national averages. Its diverse economic base has become a regional economic growth engine with an average employment growth of 3.7% annually from 2015 to 2020 and has added 165,000+ jobs in the same time period. 

Low Leverage

Due to the creative financing with the ground lease, Haven at Charlotte is lowly levered with only its +/- 51% loan-to-cost construction loan requiring repayment at refinance or sale. The 99-year ground lease does not require prepayment at refinance or sale, further reducing future sale or refinance risk.  

Basis

Haven at Charlotte’s basis is significantly lower than recent trades in Nashville and similar markets, affording equity investors significant downside protection on their investment. Additionally, the projected sale number in four years is in line with the comp set of today.

Property At A Glance
# of Units 369
Construction Completion 2024
Parking Ratio 1.42 Per Unit
# of Buildings 1
Target Return on Cost 5.1%
Acquisition Price

$10,000,000

Investment Highlights
The Project is shovel ready and expected to break ground this year.
Sponsor is causing the contribution of $24MM of net ground lease proceeds to the Project as an additional benefit to investors.
The Project is anticipated to be sold in month 48 for gross sales proceeds of $117MM or $319,000 per unit, which is comfortably in line with today's sale comps.
Inclusive of the ground lease, the deal is being financed with a low leverage construction loan of 51% loan-to-cost.
369 unit Best-in-Class, Class A building at full market rate rents.
Management
Cumulative Distributions

Guefen Development

Headquartered in Houston, Texas, Guefen Development specializes in multifamily development of Class A multifamily communities (conventional and student housing) in the Sun Belt States.

Guefen Development is one of Houston's most prominent, vertically integrated real estate development and construction companies. With a focus in multi‐family ownership, development, and construction, Guefen Development has extensive experience in both urban and suburban projects. Since 2005, Guefen and its principals have been involved in a wide variety of projects—garden, mid‐rise, and highrise—totaling in excess of 7,000 Class A multi‐family units and more than $1 billion in total investment.

https://guefen.com/
  • Guillermo Guefen
    Principal
  • David Kulkarni
    Principal
Guillermo Guefen
Principal

Guillermo is the founder of Guefen and has over 30 years of experience in all phases of residential and commercial development, acquisition, project management, and construction. His diverse expertise in the industry includes residential and commercial development and construction and property management throughout Texas, Nevada, Florida, Arkansas, Arizona, California, Illinois, Colorado, and New Mexico. Guillermo is a member of the Board of Trustees for the Houston Holocaust Museum and has served on the advisory board of the Houstonian, Bank of Texas, and the Houston JCC. Guillermo graduated from the Universidad Autonoma del Estado de Mexico with a Bachelor’s Degree in Business Administration.

David Kulkarni
Principal

David is a principal of Guefen. He was previously a Managing Director at Stout Risius Ross Advisors, LLC where he specialized in real estate investment banking and provided a broad range of financing, advisory, and investment services to real estate operating and development companies. This experience means David is well-versed in providing access to equity, debt, mezzanine, and mortgage financing, restructurings, and recapitalizations. Prior to joining SRR, Mr. Kulkarni was a Senior Managing Director of HFBE Capital, LP. where he raised more than $400 million in institutional equity capital, which financed more than $1 billion in real estate property acquisitions and new developments. He also closed over $1 billion in merger and acquisition transactions. He received his Bachelor’s in Business Administration in Accounting and Master’s of Business Administration in Finance from the University of Houston.

Track Record

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

Business Plan

The business plan is to develop a Class A multifamily project for $297,000 per unit in a highly amenitized, mixed-use district, home to the rapidly growing healthcare and technology sectors in Nashville. The Site is under contract for purchase from the current landowner for $10.0MM or $67/SF at a discount compared to recent comparable land trades of $250/SF. To monetize this material discount, the Sponsor will sell the land to Safehold Inc. for $34.0MM and lease it back for a customary 99-year ground lease term at 0.95% over the 30-year treasury (approximately 3.4% fixed), which will be set at closing. Investors will benefit from the $24MM of profit generated from the sale of the ground lease. The 99-year ground lease is Freddie and Fannie compliant and does not require repayment. Deal capitalization includes a $55.4MM construction loan (50.5% LTC), $34.0MM in ground lease funds, $10.0MM in preferred equity, $12.7MM in LP equity, and $7.6MM in sponsor equity. Construction is anticipated to complete in 24 months and will stabilize 12 months later in month 36. The Project is anticipated to be sold in month 48 for gross sales proceeds of $117MM or $319,000 per unit representing a 4.75% cap rate on tax-adjusted NOI.

Development Budget

Acquisition Cost $ Amount Per Unit Per SF
Purchase Price $10,000,000 $27,100 $35.47
Closing Costs $338,889 $918 $1.20
Total Acquisition Costs $10,338,889 $28,019 $36.67
       
Hard Costs $ Amount Per Unit Per SF
Base hard costs $73,301,800 $198,650 $260.00
GC hard cost contingency $1,832,545 $4,966 $6.50
Owners hard cost contingency (% of hard costs) $1,832,545 $4,966 $6.50
GC Fee $3,848,345 $10,429 $13.65
Total Hard Costs $80,815,235 $219,011 $286.65
       
Soft Costs $ Amount Per Unit Per SF
Architecture & Engineering $1,514,000 $4,103 $5.37
Materials Testing $300,000 $813 $1.06
Permits fees $250,000 $678 $0.89
Impact fees $1,100,000 $2,981 $3.90
FF&E (i.e. club, pool, a/v, etc.) $350,000 $949 $1.24
Cable & internet build out $950,000 $2,575 $3.37
Start up expenses $200,000 $542 $0.71
Marketing    $200,000 $542 $0.71
Insurance $350,000 $949 $1.24
Project team incentive bonus $100,000 $271 $0.35
Working capital and consultants $200,000 $542 $0.71
Property taxes (during construction) $400,000 $1,084 $1.42
Overhead reimbursement fee $350,000 $949 $1.24
Soft cost contingency $313,200 $849 $1.11
Development fees (% of Costs) $4,201,731 $11,387 $14.90
Total Soft Costs $10,778,931 $29,211 $38.23
       
Financing Costs $ Amount Per Unit Per SF
Bank origination fee $415,500 $1,126 $1.47
Interest and Operating reserve $3,000,000 $8,130 $10.64
Title & closing $400,000 $1,084 $1.42
Legal $350,000 $949 $1.24
Capital Placement costs and fees $256,462 $695 $0.91
Ground Lease construction reserve $2,890,000 $7,832 $10.25
Total Financing Costs $7,311,962 $19,816 $25.94
       
Grand Total $109,245,016 $296,057 $387.49
Property
Property Details

The Site is situated just west of midtown Nashville next to the trendy OneC1ty mixed-use development district, a vibrant, active, and walkable neighborhood with public parks, plazas, courtyards, and gathering areas in addition to the green building design. The Site is currently under contract, and the resulting project will be 7 stories of residential over a 3 story podium garage. 

Unit Mix

Unit Type # of Units Avg SF/Unit Avg Rent  Rent per SF
1x1 S1 28 516 $1,575 $3.05
1x1 A1 160 666 $1,785 $2.68
1x1 A2 63 722 $1,925 $2.67
1x1 A3 56 777 $2,050 $2.64
2x2 B1 9 1,171 $2,750 $2.35
2x2 B2 5 1,195 $2,775 $2.32
2x2 B4 14 1,123 $2,600 $2.32
2x2 B5 28 1,102 $2,550 $2.31
2x2 B6 6 1,472 $3,500 $2.38
Total/Averages 369 764 $1,987 $2.60
Comparables

Lease Comparables

  Aertson Midtown The Morris The Shay Crossroads Comp Averages Haven at Charlotte
Address 905 20th Ave S, Nashville 818 19th Ave, Nashville 9 City Pl, Nashville 803 Division St, Nashville   3025 Charlotte Ave
Year Built 2017 2017 2018 2019 2018 2023
Units 308 271 239 222 260 369
Average Rental Rate $2,656 $2,821 $2,110 $2,680 $2,578 $1,987
Average SF 870 835 884 887 869 764
Average $/SF $3.05   $3.38   $2.39   $3.02 $2.97 $2.60
             
# Units (1x1) 207 193 189 160 187 307
$ (1x1) $2,413 $2,515 $2,011 $1,942 $2,237 $1,843
SF (1x1) 738 730 788 687 738 684
$/SF (1x1) $3.27 $3.45 $2.55 $2.83 $3.03 $2.69
             
# Units (2x2) 101 78 50 62 73 62
$ (2x2) $3,153 $3,577 $2,486 $4,583 $3,457 $2,700
SF (2x2) 1,141 1,095 1,249 1,404 1,203 1,160
$/SF (2x2) $2.76 $3.27 $1.99 $3.26 $2.87 $2.33
             
Distance to Subject 1.7 miles 1.9 miles 0.3 miles 2.7 miles 1.7 Miles N/A

Sales Comparables

Address   Submarket Vintage Units Sale Date Sale Price $/unit Cap Rate Notes
3025 Charlotte Ave Midtown 2024 369 Jul-25 $109,245,016 $296,057 5.15% Subject Property (Basis)
3025 Charlotte Ave Midtown 2024 369 Jul-25 $117,707,927 $318,992 4.75% Subject Property (Exit)
1515 Demonbreun Midtown 2016 430 Jun-21 $157,940,000 $367,302 N/A Buyer - Camden Property Trust
803 Division St S The Gulch 2018 238 Dec-19 $80,750,000 $339,286 4.00% Seller - Alliance Residential
Buyer - Security Properties
222 Stockyard St Germantown 2020 342 Nov-20 $105,000,000 $307,018 N/A Seller - Alliance Residential
Buyer - LivCor LLC
9 City Blvd Midtown 2018 276 Oct-19 $80,600,000 $292,029 N/A Seller - Cambridge Holdings
Buyer - Carter-Haston 
Total/Average         $106,072,500 $326,409    
Location

Market Overview

Nashville has experienced extreme economic and cultural growth in recent years, building off an existing diverse employment base. Healthcare, state government, higher education, music, tourism, publishing, and automotive industries have grown and expanded, propelling Nashville to become one of the highest-ranking cities for job growth. According to Forbes.com, Nashville ranks as the #6 best US city for job growth with employment growing annually by 3.4% over the last 5 years. This ranking puts Nashville ahead of larger cities such as Tampa and Houston, as well as regional competitors such as Louisville, Charleston, and Savannah. Furthermore, Nashville has become a destination for fortune 500 companies and real estate development with a low cost to do business and an attractive tax structure. Companies such as Amazon and Oracle have announced expansions and the addition of 13,500 jobs over the next few years.

Submarket Overview

The Haven at Charlotte development is located in the downtown Nashville submarket of ONEC1TY, a vibrant, active, and walkable neighborhood with public parks, plazas, courtyards, and gathering areas. It serves as a center of technology-enabled commercial, residential, research, and retail corridor catering to the idea that mindful healthy living can be made easy. ONEC1TY has access to nationally recognized teaching hospitals, medical schools, healthcare institutions, and universities conveniently located near the center of Nashville’s urban core. This area anchors the West Side’s innovation district catalyzing the established “Eds and Meds” and evolving technology sector of Nashville.

Photos
Financials
Sources & Uses

Total Capitalization

Sources of Funds $ Amount $/Unit
Debt $55,400,000 $150,136
GP Investor Equity $1,984,502 $5,378
LP Investor Equity $17,860,515 $48,402
Ground Lease Sale Proceeds $34,000,000 $92,141
Total Sources of Funds $109,245,016 $296,057
     
Uses of Funds $ Amount $/Unit
Purchase Price $10,000,000 $27,100
Closing Costs(1) $338,889 $918
Hard Costs $80,815,235 $219,011
Soft Costs $10,778,931 $29,211
Financing Costs $7,311,962 $19,816
Total Uses of Funds $109,245,016 $296,057

The Sponsor’s equity contribution may consist of friends and family equity and equity from funds controlled by the Sponsor.

(1) RM Technologies, LLC, an affiliate of RealtyMogul, operates the RealtyMogul Platform. RM Technologies, LLC charges a fixed, non-percentage-based fee for real estate companies and their sponsors to use the Platform and for Platform-related services.  Please see the Fees and Disclaimers sections below for additional information concerning fees paid to RM Technologies, LLC.  

Debt Assumptions

The expected terms of the debt financing are as follows:

  • Lender: Citizens Bank
  • Term: 4 Years
  • Loan-to-Value(1)50.5%
  • Estimated Proceeds: $55,400,000
  • Interest Type: Floating
  • Spread Above One-Month LIBOR: 2.75%
  • Interest-Only Period: 4 Years
  • Amortization: 30 Years

(1) LTV includes the ground lease as equity. Please see page 27 in the project summary for additional information on the ground lease. 

There can be no assurance that the Sponsor will secure debt on the rates and terms noted above, or at all.  All of the Sponsor’s estimated 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 risk of loss.  If the Sponsor were unable to pay the payments on the borrowed funds (called a "default"), the lender might foreclose, and the Sponsor could lose its investment in its property.

Distributions

Guefen Development intends to make distributions from Haven at Charlotte Holdco, LLC as follows:

  1. To the Investors, pari passu, all operating cash flows to an 8.0% preferred return;
  2. 65% / 35% (65% to Investors / 35% to Promote) of excess cash flow to an 18% IRR; 
  3. 50% / 50% (50% to Investors / 50% to Promote) of excess cash flow thereafter. 

Guefen Development 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 August 2024 and are projected to continue on a quarterly basis thereafter. Distributions are at the discretion of Guefen Development, who may decide to delay distributions for any reason, including maintenance or capital reserves. Guefen Development will receive a promote as indicated above, and a portion of this promote may be received by RM Admin, LLC for administrative services.

Cash Flow Summary
    Year 1 Year 2 Year 3 Year 4
Effective Gross Revenue   $0 $0 $4,029,262 $10,439,529
Total Operating Expenses   $0 $0 $3,604,071 $4,878,734
Net Operating Income   $0 $0 $425,191 $5,560,795
               
Project-Level Cash Flows
  Year 0 Year 1 Year 2 Year 3 Year 4
Net Cash Flow ($19,845,016) $0 $0 $475,517 $65,891,230
               
Investor-Level Cash Flows(1)
  Year 0 Year 1 Year 2 Year 3 Year 4
Net Cash Flow ($5,000,000) $0 $0 $113,158 $12,165,927
               
Investor-Level Cash Flows - Hypothetical $50,000 Investment(1)
  Year 0 Year 1 Year 2 Year 3 Year 4
Net Cash Flow ($50,000) $0 $0 $1,132 $121,659

Unlike debt, the ground lease does not require repayment and thus will be assumed by the next buyer. Accordingly, underwriting assumes that the sale proceeds pay off the construction loan with all remaining proceeds distributed to equity. ​

(1) Returns are net of all fees.  Such Fees include fees paid to RM Admin, an affiliate of RealtyMogul, who charges an annual fixed administrative fee for providing certain ongoing administrative services to the Sponsor.  Please see the Fees and Disclaimers sections and Disclaimers sections below for additional information concerning fees paid to RM Admin. 

RM Technologies, LLC and its affiliates does not provide any assurance of returns.  The content on this Page, including Sponsor’s pro forma projections, was provided by the Sponsor or an affiliate thereof.  Although RM Technologies, LLC believes the Sponsor reliably produced this content, RM Technologies, LLC makes no representations or warranties as to the accuracy of such information and accepts no liability therefor.  The assumptions and projections included in the content on this Page, including the Sponsor’s pro forma projections, are not reflective of the position of RM Technologies, LLC or any other person or entity other than the Sponsor or its affiliates.  There can be no assurances that all or any of the Sponsor’s assumptions will be true, that actual performance will bear any relation to these hypothetical illustrations, or that the Sponsor’s investment objectives will be achieved.  For additional information concerning the Sponsor’s assumptions and projections, and the significant risks involved in investing in real estate, please see the Disclaimers section below. 

Fees

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

One-Time Fees:
Type of Fee Amount of Fee Received By Paid From
Development Fee 4.0% of Total Costs Guefen Development JV
General Contractor Fee 5.0% of Total Hard Costs General Contractor JV
Overhead Reimbursement Fee $350,000 Guefen Development JV
Recurring Fees:
Type of Fee Amount of Fee Received By Paid From
Asset Management Fee 2.0% of EGI Guefen Development Cash Flow
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, LLC, an affiliate of RealtyMogul, operates the RealtyMogul Platform.  RM Technologies, LLC charges a fixed, non-percentage-based fee for real estate companies and their sponsors to use the RM Technologies, LLC’s proprietary Platform and receive Platform-related services.  An estimate of this fee is included in the Closing Costs above and is intended to be capitalized into the transaction at the discretion of the Sponsor.  The Platform fees received by RM Technologies, LLC are disclosed in the relevant operating agreement(s).  RM Technologies LLC’s receipt of Platform fees creates a conflict of interest between RealtyMogul and its affiliates, and investors or prospective investors.

(3) RM Admin, an affiliate of RealtyMogul, charges an annual fixed administrative fee for providing certain ongoing administrative services to the Sponsor.  RM Admin’s administrative services and fees are disclosed in the relevant operating agreement(s). RM Admin’s receipt of administrative fees creates a conflict of interest between RealtyMogul and its affiliates, and investors or prospective investors.

Disclaimers/FAQs
Disclaimers

The content on this Page was provided by the Sponsor or an affiliate thereof.  Although RM Technologies, LLC believes the Sponsor reliably produced this content, RM Technologies, LLC makes no representations or warranties as to the accuracy of such information and accepts no liability therefor.  No part of the content and information on this Page is intended to be binding on RM Technologies, LLC or its affiliates, or to supersede any of the Sponsor’s offering materials.  None of the opinions expressed on this Page are the opinions of, nor are they endorsed by, RM Technologies, LLC or its affiliates.

The content on this Page, including of the principal terms of the Sponsor’s offering, is qualified in its entirety by reference to the more complete information about the offering contained in the Sponsor’s 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").  The content on this Page 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.  The content on this page should not be used as a primary basis for an investor’s decision to invest.  In the event of an inconsistency between the content on this Page and the Investment Documents, investors should rely on the information contained in the Investment Documents.  The content on this Page and the information in the Investment Documents are subject to last minute changes up to the closing date at the discretion of the Sponsor. 

Assumptions and projections included in the content on this Page are not reflective of the position of RM Technologies, LLC or its affiliates, or any other person or entity other than the Sponsor or its affiliates.  There can be no assurance that the Sponsor’s methodology used for calculating any projections, including Target IRR, Target Annualized Cash-on-Cash Return, and Target Equity Multiple (“Targets”), are appropriate or adequate.  The Sponsor’s Targets are hypothetical, are not based on actual investment results, and are presented solely for the purpose of providing insight into the Sponsor’s investment objectives, detailing its anticipated risk and reward characteristics, and for establishing a benchmark for future evaluation of the Sponsor’s performance. The Sponsor’s Targets are not a predictor, projection, or guarantee of future performance.  There can be no assurance that the Sponsor’s Targets will be met or that the Sponsor will be successful in meeting these Targets.  Target returns should not be used as a primary basis for an investor’s decision to invest.

This real estate investment is speculative and involves substantial risk.  There can be no assurances that all or any of the assumptions will be true or that actual performance will bear any relation to the hypothetical illustrations herein, and no guarantee or representation is made that investment objectives of the Sponsor will be achieved.  In the event that actual performance is below the Sponsor’s Targets, your investment could be materially and adversely affected, and there can be no assurance that investors will not suffer significant losses.  A loss of part or all of the principal value of your investment may occur.  You should not invest unless you can readily bear the consequences of such loss.  Please see the Sponsor’s Investment Documents for additional information, including the Sponsor’s discussion concerning risk factors.

Please see the applicable Investment Documents for disclosure relating to forward-looking statements.  All forward-looking statements attributable to the Sponsor or its affiliates apply only as of the date of the offering and are expressly qualified in their entirety by the cautionary statements included elsewhere in 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 offered by the Sponsor will not be registered under the Securities Act of 1933, as amended (the “Securities Act”) in reliance upon the exemptions from registration pursuant to Rule 506(c) of Regulation D as promulgated under the Securities Act (“Private Placement.”).  In addition, the 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 Private Placements on the RealtyMogul Platform are intended solely for “Accredited Investors,” as that term is defined Rule 501(a) of the Securities Act.  Prospective investors must certify that they are Accredited Investors and provide either certain supporting documents or third party verification, and must acknowledge that they have received and read all investment materials.

RM Technologies, LLC, an affiliate of RealtyMogul, operates the RealtyMogul Platform.  RM Technologies, LLC charges a fixed, non-percentage-based fee for real estate companies and their sponsors to use the RM Technologies LLC’s proprietary Platform and receive Platform-related services.  An estimate of this fee is included in the Closing Costs above and is intended to be capitalized into the transaction at the discretion of the Sponsor.  The Platform fees received by RM Technologies, LLC are disclosed in the relevant operating agreement(s). RM Technologies LLC’s receipt of Platform fees creates a conflict of interest between RealtyMogul and its affiliates, and investors or prospective investors.

RM Admin, an affiliate of RealtyMogul, charges an annual fixed administrative fee for providing certain ongoing administrative services to the Sponsor.  RM Admin’s administrative services and fees are disclosed in the relevant operating agreement(s). RM Admin’s receipt of administrative fees creates a conflict of interest between RealtyMogul and its affiliates, and investors or prospective investors.

RealtyMogul is not a registered broker-dealer, investment adviser or crowdfunding portal.  Nothing on this Page should not be regarded as investment advice, either on behalf of a particular security or regarding an overall investment strategy, a recommendation, an offer to sell, or a solicitation of or an offer to buy any security.  Advice from a securities professional is strongly advised, and we recommend that you consult with a financial advisor, attorney, accountant, and any other professional that can help you to understand and assess the risks associated with any real estate investment.

For additional information on risks and disclosures visit https://www.realtymogul.com/investment-disclosure.

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