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Funded
Multifamily
Minnehaha Meadows
Vancouver, WA
INVESTMENT STRATEGY
Value-Add
INVESTMENT TYPE
Equity
Add to Watchlist
100% funded
Offered By RM Communities
14.4%* TARGET IRR 13.4%-15.4%
9.7%* TARGET AVG CASH ON CASH
2.59X* TARGET EQUITY MULTIPLE
Estimated Hold Period 10 Years
Estimated First Distribution 2/2022
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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Explore this Project
Overview
Minnehaha Meadows is a brand new, 2020 built property comprised of 49 townhome style units located in Vancouver, Washington with near term rental upside.
Desirable Product Type

Minnehaha Meadows is a brand new, 2020 built property comprised of 49 townhome style units. Interior finishes include stainless steel appliance packages, luxury vinyl plank flooring, and modern flat panel cabinetry amongst various other design touches which allow the property to outperform the market. The property also features central air which is a unique feature for apartments in the Pacific Northwest. Each unit is 1,288 square feet and is ideally suited to a growing work from home tenant base.

Cash Flow

The property has experienced exceptional leasing velocity since construction was completed in June 2020.  Within six months, the property reached 100% occupancy and between March and May of 2021 was averaging ten new leases per month.

Market

Minnehaha Meadows is in Vancouver, a city just north of Portland, Oregon on the Washington State side of the metro. Since Vancouver is located in the Washington State and not Oregon, there is no income tax in Vancouver. With over thirty-one thousand multifamily units, it is the largest submarket in the region. Vancouver's rent growth has outperformed the overall Portland metro for the past six years, and year-over-year submarket gains are significantly stronger than Portland's performance.

Property At A Glance
# of Units 49
Year Built 2021
Class A
Property Type Townhomes
Current Occupancy 100%
Acquisition Price

$16,450,000

Investment Highlights
RM Communities is acquiring the Property for $16.45 million, which represents a going-in cap rate of 4.82% on expected year one net operating income.
Minnehaha Meadows brings a highly desirable new construction 3-bedroom townhome style product to a supply constrained market. Within the Portland-Vancouver-Hillsboro market, three-plus bedroom units account for only 8.6% of all existing inventory. Paired with Vancouver’s submarket vacancy rate of 1.8% in 2Q21, the Property is poised to grow rents throughout the hold period.
RM Communities believes there is an opportunity to grow revenue by capturing significant loss to lease associated with the most seasoned leases at the property. When the Property first began leasing in December of 2020, they were charging $1,715. The most recent leases were signed for $1955. The Sponsor anticipates bringing units up to a market rent of $2,050. The large 3-bedroom floor plans are very attractive to families, and the single-family home feeling of the units offers a competitive advantage over nearby apartment complexes.
RM Communities will retain FPI Management, a nationally recognized property management company. RM Communities has historical experience with FPI as their property manager. With a strong regional base in the Pacific Northwest, they are confident in partnering with FPI to achieve the Property’s projected performance.
The exit strategy is to sell the Property in 10 years at an anticipated cap rate of 5.0%.
Management
Cumulative Distributions

RM Communities

RM Communities is the direct acquisition arm of RealtyMogul, which, through its subsidiary, operates an online technology platform which has been utilized by its members to invest in affiliated and unaffiliated real estate companies that have acquired approximately $5.5 billion of real estate assets, including historical investments in over 26,000 apartment units. 

  • Jilliene Helman
    Chief Executive Officer
  • Todd Hanson
    Managing Director
  • Derek Jensen
    Director of Acquisitions, West
  • Zach Karr
    Director of Acquisitions, Mountain Region and Texas
Jilliene Helman
Chief Executive Officer

Jilliene Helman is Chief Executive Officer of RealtyMogul and its wholly owned subsidiaries, RM Manager, RealtyMogul Commercial Capital, RM Adviser, RM Technologies, RM Admin and RM Communities. She has been involved in investments with property values over $5 billion, including over 26,000 apartment and single-family units, and is a pioneer in real estate crowdfunding.

Todd Hanson
Managing Director

Todd Hanson is the Managing Director for RM Communities across the US and has responsibility for planning and execution of overall strategy and directing the investment and financing activities of the company. He is actively involved in maintaining existing client relationships and developing new capital and partnership opportunities for the company.  Mr. Hanson was previously EVP and Head of Investments at The ConAm Group, a private equity multifamily investment firm.  

Derek Jensen
Director of Acquisitions, West

Derek Jensen is a Director of Acquisitions for RM Communities, the direct acquisition arm of RealtyMogul, and has responsibility for overseeing direct acquisitions of multifamily opportunities in the western half of the United States. Mr. Jensen has over 20 years of real estate experience, concentrated in the acquisition, management and disposition of over 10,000 multifamily units including market rate, value-add, affordable housing and fractured condominiums. Mr. Jensen has held positions at several private and institutional firms including Pacifica Companies and GFI Partners.

Zach Karr
Director of Acquisitions, Mountain Region and Texas

Zach Karr is a Director of Acquisitions for RM Communities, and has responsibility for sourcing and acquiring multifamily assets in the Mountain West region of the United States and Texas. Mr. Karr has nearly a decade's worth of experience in real estate, primarily in the acquisition, financing, development, and investment management of multifamily properties valued at over $2 billion. Mr. Karr has held positions at several private and institutional firms including GCM Grosvenor, Geringer Capital, and Continental Partners.  

Track Record

Property Name Location Multifamily Class No. of Units Year Built Purchase Price CapEx Budget Status
Terrace Hill El Paso, TX B 310 1983 $18,700,000 $4,095,000 Full Cycle. 22% deal-level IRR, 18% LP-level IRR*
La Privada El Paso, TX B 240 1982 $11,700,000 $1,867,000 Closed
The Hamptons Virginia Beach, VA B 212 1973 $19,051,000 $3,792,000 Closed
Pohlig Box Factory & Superior Warehouse Richmond, VA A- 93 & 7,700 Retail SF 2004 $15,900,000 $1,348,000 Closed
Lubbock Medical Office Building Lubbock, TX B 20,880 SF 1966 $8,350,000 $0 Closed
Turtle Creek Fenton, MO A- 128 2018 $24,875,000 $596,000 Closed
The Orion Orion Township, MI B+ 200 1995 $27,375,000 $2,308,000 Closed
Kings Landing Creve Coeur, MO A- 152 & 9,229 Retail SF 2005 $40,100,000 $3,885,850 Closed
Minnehaha Meadows Vancouver, WA A 49 2021 $16,450,000 $83,950 Closed
Roosevelt Commons Vancouver, WA A 36 2020 $12,550,000 $78,200 Closed
Bentley Apartments Grove City, OH A- 138 2020 $30,200,000 $650,000 Closed
Sherwood Oaks Riverview, FL B 199 1984 $35,000,000 $1,266,725 Closed
Haverford Place Georgetown, KY A- 160 2001 $31,050,000 $2,836,734 Closed
Edison Apartments Gresham, OR A 64 2020 $19,500,000 $203,390 Closed
Total     1,981   $310,801,000 $23,010,849  

The acquisitions of the Terrace Hill Apartments, La Privada, The Hamptons, and Pohlig Box Factory & Superior Warehouse properties preceded the formation of the RM Communities, LLC.  Consequently, these real estate assets are managed by an affiliate of RM Communities, LLC.  They are included as part of the RM Communities, LLC portfolio because these real estate assets were acquired and are managed under the same executive leadership in Jilliene Helman and according to the same investment strategy employed by RM Communities, LLC.

Note: Totals include Terrace Hill (sold).

*Past performance is not indicative of future performance.

Business Plan

Minnehaha is a recently stabilized, cash-flowing asset. In addition to organic rent growth, there is an opportunity to grow revenue by capturing significant loss to lease associated with the most seasoned leases at the Property. When the Property first began leasing in December of 2020, the developer was charging $1,715. The most recent leases were signed for $1,955. The Sponsor anticipates bringing units up to a market rent of $2,050. The large 3-bedroom floor plans are very attractive to families, and the single-family home feeling of the units offers a competitive advantage over nearby apartment complexes.

RM Communities has set aside $76,650 for property amenity upgrades which include: Amazon Lockers, covered BBQ area, pet waste station, exterior signage, and extending the fences on 15 units to increase privacy and desirability of those units.

The Property will be financed with highly attractive debt from Freddie Mac taking advantage of record low interest rates. The Sponsor anticipates a 10-year loan with a 5-year interest-only period. In addition, they are modeling a supplemental loan to be added to the Property in month 24 of the hold.

They plan to exit in ten years at a 5.00% cap rate.

CapEx Breakdown

Exterior, Common Area Upgrades, and Repairs Total Per Unit
Amenity/BBQ Area $25,000 $510
Extended Fence on 15 Patios $8,000 $163
Amazon Lockers $20,000 $408
Pet Station & Signage $500 $10
Property Signage $10,000 $204
Misc. Repairs $3,650 $74
Future CapEx/Exterior Paint $9,500 $194
Subtotal $76,650 $1,564
     
Summary Total Per Unit
Exterior and Common Area $76,650 $1,564
Contingency (10%) $7,665 $156
Total $84,315 $1,721
Property
Property Details

Minnehaha Meadows is a brand new, 2021 built property comprised of 49 townhome style units. Interior features include stainless steel appliance packages, luxury vinyl plank flooring, and modern flat panel cabinetry amongst various other design touches which allows the Property to outperform the market. The Property also features central air which is a unique feature for apartments in the Pacific Northwest. Each unit is 1,288 square feet and is ideally suited to a growing work from home tenant base.

Featuring large 3-bedroom floor plans, Minnehaha Meadows is just a 20-minute drive from downtown Portland. The Property is currently 100% occupied.

Unit Mix

Units* Type Unit SF Total SF In-Place Rent* Stabilized Rent Rent/SF
49 3 Bed / 3 Bath 1,288 63,112 $1,852 $2,050 $1.59

*Occupancy and in-place rent are as of 7/7/2021

Comparables

Lease Comparables

Property SF Stabilized Rent Per SQFT YOC Notes
Minnehaha Meadows 1,288 $2,050 $1.59 2021  
Roosevelt Commons 1,393 $2,009 $1.44 2020 Sister Property
Stonebridge  1,450 $2,070 $1.42 2017 Full Amenities
Lakespur Place 1,507 $2,156 $1.43 1995 Minor Updates
Creekside Village 1,452 $2,051 $1.41 1991 Recent Reno
Carriage House 1,315 $1,871 $1.42 1993 Dated Design
Comp Average 1,423 $2,031 $1.43    

*Comps are 3 Bed/2 Bath, 3 Bed/3 Bath, and 4 Bed/3 Bath

Sales Comparables

Property Name Submarket Property Address City, State Sale Date Sale Price # of Units Building SQFT Price Per Unit Price Per SQFT Actual Cap Rate* Year Built Building Class
Minnehaha (Subject) Bagley 6000 NE 63rd St  Vancouver, WA Pending $16,450,000 49 63,112 $335,714 $261 4.82% 2021 A
Bethany's Bethany 15420 NW Marianna St  Portland, OR 8/1/2019 $19,200,000 67 64,614 $286,567 $297 5.15% 2019 A
Midtown Downtown 513 E 16th St Vancouver, WA 1/14/2019 $10,830,000 48 30,368 $225,625 $357 5.34% 2019 A
Latitude 45 Landover 11202 NE 20th St Vancouver, WA 9/17/2020 $20,500,000 90 90,000 $227,778 $228 4.77%
 
2020 A

*Based on Year 1 Proforma Cap Rate

 

Location

Market Overview: Portland

Portland's multifamily sector is weathering the lingering effects of COVID-19 relatively well. Record-high job losses ate away at apartment demand in the early months of the pandemic, but leasing intensified in the first and second quarters of 2021 as the local economy found its footing. In contrast to many Western U.S. metros, vacancies declined slightly in Portland in 2020, and rent levels have fully recovered to eclipse pre-pandemic levels. As vaccines to combat the virus become more widely distributed, people will be able to return to a more normal daily routine, which should help bring more business and demand to the heavily battered urban cores.

Portland is coming off a massive construction wave that boosted apartment inventory by about 30% over the past decade, including a 3.5% increase over the past year. The region's affordability and high quality of life are driving robust in-migration, which underpins apartment demand. Some newly remote workers are leaving pricey coastal cities for less dense, less expensive options, and Portland seems to be reaping the benefits of that trend.

Portland is home to the headquarters of Fortune 500 companies Nike and Lithia Motors. Fortune 1000 companies headquartered in Portland include Columbia Sportswear, Greenbrier Cos. and Portland General Electric. Additionally, Fortune 500 companies based outside Oregon with major operations in Portland are Precision Castparts and Intel. Companies that have opened major branches in Portland include: Airbnb, Google, Squarespace, Mozilla, SurveyMonkey, Salesforce, and New Relic

Submarket Overview: Vancouver

As the largest suburb in the Portland metro, Vancouver is known for strong employment, great schools, no income taxes, and an abundance of retail, recreation, and transportation options. Vancouver has seen significant investment in many of the city’s business and infostructure, attracting a host of premier technology, healthcare, and financial services.

Vancouver is the 4th most populous city in Washington, and one of its most significant draws is a purely practical one. The housing is relatively affordable when compared to the major Pacific Northwest cities.  In addition, there are ample outdoor recreational activities within a car drive away which include Mount Adams, Mount St. Helens, the Olympic Peninsula, and the Gifford Pinchot National Forest.

The Vancouver waterfront is undergoing a $1.5 billion redevelopment project and will deliver 250,000 sf of new retail and restaurants, and 1.25M sf of new class A office. A 138-key Hotel Indigo is also part of the plans and a public market space.

With no state income tax, proximity to outstanding outdoor recreation, an active downtown area, a revitalized waterfront, and various historical attractions, Vancouver has much to offer. Vancouver residents enjoy Portland’s metro area’s urban and cultural amenities, a low crime rate, lower cost of living, and easy access to the Columbia River. One of the city’s most popular outdoor events is its farmer’s market, held in downtown’s Esther Short Park. Vancouver has two school districts—Vancouver and Evergreen. Split between East and West Vancouver, the two districts encompass 43 elementary schools, 12 middle schools, and 14 high schools. Vancouver has been hard at work revitalizing its Columbia River waterfront area. This phenomenal development represents a giant step toward modernizing the city’s image and bringing new life downtown.

Photos
Financials
Sources & Uses

Total Capitalization

Sources Amount $/Unit %
Senior Loan $11,730,000 $239,388 67.5%
Equity $5,658,603 $115,482 32.5%
Total $17,388,603 $354,869 100%
       
Uses Amount $/Unit %
Purchase Price $16,450,000 $335,714 94.6%
Loan Fee $117,300 $2,394 0.7%
Closing, Legal Fees $215,000 $4,388 1.2%
Capex Budget $84,315 $1,721 0.5%
Acquisition Fee $329,000 $6,714 1.9%
Taxes and Insurance  $92,988 $1,898 0.5%
Working Capital $100,000 $2,041 0.6%
Total $17,388,603 $354,869 100%
Debt Assumptions

The expected terms of the debt financing are as follows:

  • Loan Type: Freddie Mac
  • Lender: JLL Real Estate Capital, LLC
  • Loan Amount: $11,730,000
  • Interest Rate: 2.99%
  • Remaining Loan Term: 10 Years
  • Remaining Interest-Only: 5 Years
  • Amortization: 30 Years
  • Current Loan-to-Value: 71.31%
  • Loan-to-Cost: 67.46%
  • Extension Options: None

NOTE:  RM Communities is expecting to add a supplemental loan at the end of year 2. Loan assumptions are 71% LTV at 4.25% interest rate, and it is expected to be co-terminus with the existing mortgage.

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

RM Communities intends to make distributions from Minnehaha Meadows Investors, LLC as follows:

Operating Cash Flow

  1. 8% Preferred Return
  2. 70%/30% (70% to Members/30% to RM Communities) to a 14% IRR
  3. 50%/50% (50% to Members/50% to RM Communities) thereafter

Capital Event

  1. 8% Preferred Return
  2. Return of Capital
  3. 70%/30% (70% to Members/30% to RM Communities) to a 14% IRR
  4. 50%/50% (50% to Members/50% to RM Communities) thereafter

RM Communities 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 February 2022 and are projected to continue on a quarterly basis thereafter. Distributions are at the discretion of RM Communities, 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 Reversion 
Effective Gross Income (EGI)  $1,168,321 $1,261,800 $1,304,844 $1,349,509 $1,395,711 $1,708,340
Expenses  $374,967 $383,554 $393,167 $403,032 $413,155 $479,695
Net Operating Income (NOI)  $793,354 $878,244 $911,677 $946,477 $982,557 $1,228,645
Total Property Cash Flow  $425,102 $1,803,258 $485,599 $517,920 $533,417  

* Supplemental loan proceeds at the end of year 2.

Projected Investor Cash Flows

  Year 0 Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10
Net Earnings to Investor -Hypothetical $50,000 Investment(1) ($50,000) $3,716 $15,798 $3,848 $4,021 $4,088 $2,797 $3,029 $3,259 $3,494 $85,255

(1) Returns are net of all fees. 

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 RM Communities' materials for details. The following fees and compensation will be paid(1):

One-Time Fees:
Type of Fee Amount of Fee Received By Paid From
Acquisition Fee 2.0% of Purchase Price RM Communities Capitalized Equity Contribution
Recurring Fees:
Type of Fee Amount of Fee Received By Paid From
Asset Management Fee 1.5% of Effective Gross Income RM Communities Distributable Cash
Property Management Fee 3.0% of Effective Gross Income FPI, Third Party Property Manager Distributable Cash
 

(1) Fees may be deferred to reduce impact to investor distributions.

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.

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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