The Property is centrally located near some of the largest employers in San Antonio. Major employers include JP Morgan Chase Corporate Center, Sonterra Medical Center, Southwest Airlines HQ, RidgeWood Park, and several Amazon Fulfilment Centers.
The renovation scope that DB Capital has planned will surpass the quality of comparable properties in the area while at the same time maintaining a competitive edge on rental rates. Tenants will be driven to the property by the quality of the product and its affordability.
The business plan is focused on driving top-line and ancillary income coupled with reducing unnecessary spending patterns. It includes a revamped social media presence while implementing a more focused marketing strategy. Implementing in-house management with years of experience will further reduce unnecessary spending.
DB Capital Management
DB Capital Management has built a concentrated strategy of investing exclusively in multifamily assets in select markets nationwide. Following extensive market research, the company identifies markets that exhibit common characteristics that will support long-term growth and attractive investment fundamentals. DB Capital focuses on investing in Class A and B product that appeals to the broadest swath of renters and is relatively well insulated from new supply concerns. With rising construction costs this subsection of the market is poised to draft off rent ceilings that are raised by new Class A deliveries. The company targets value-add and core-plus multi-family investments in submarkets with a highly educated, stable workforce with proximity to major employment hubs and tech companies. The company deploys a diversified but targeted investment allocation strategy across different metro markets and varying cash flow and appreciation strategies.https://www.dbcap.com/
Mr. Degner is a Co-Founder and CEO of DB Capital. Prior to his role with DB Capital, Mr. Degner was COO and Director of Asset Management for MJW Investments, Inc. where he oversaw the operation and management of an approximately $1 Billion diversified real estate portfolio. He has broad experience in the acquisition and repositioning of underperforming projects in multifamily and student housing investments. Mr. Degner is a graduate of the prestigious Dollinger Master of Real Estate Development program at the University of Southern California, holds a Bachelor of Arts Degree in Political Science from the University of Arizona, and has received a certificate in Real Estate Investments from the University of California, Los Angeles.
Mr. Antin is a Co-Founder and Managing Director of DB Capital. Prior to his role with DB Capital, Mr. Antin was a founding partner and Managing Director of DRA Enterprises ("DRA"), a real estate investment fund focused on value-add apartment projects in the greater Los Angeles area. Mr. Antin played a key role in business plan strategy development and execution throughout all of DRA’s $30 million of assets under management. Additionally, Mr. Antin is an active venture investor with a diversified portfolio that includes investments in restaurants, apparel brands, and medical devices. Mr. Antin holds a Bachelor of Arts Degree in Regional Development from the University of Arizona and currently sits on the board of the Antin Family Foundation.
|Property||Vintage||City, State||Asset Type||Acq Date||Units or SF||Purchase Price||Sale Price||IRR(1)||Equity Multiple(1)|
|1850 11th Street||1964||Santa Monica, CA||Multifamily||11/18/2015||6||$1,927,000||$4,195,000||85%||1.89x|
|7511 Lexington Ave||1957||West Hollywood, CA||Multifamily||11/9/2015||15||$4,250,000||$5,640,000||26%||1.48x|
|2428 Kansas Ave||1952||Santa Monica, CA||Multifamily||2/17/2016||7||$2,063,000||$2,650,000||33%||1.51x|
|925 N Curson Ave||1957||West Hollywood, CA||Multifamily||7/10/2015||10||$2,625,000||$3,740,000||77%||2.84x|
|1634 Arapahoe Street||1918||Los Angeles, CA||Multifamily||5/1/2015||9||$860,000||$1,250,000||37%||1.95x|
|Edgewood Park||1994||Cottonwood Heights, UT||Multifamily||9/6/2018||64||$11,000,000||$15,625,000||35%||1.85x|
|Avenue East||1971||Salt Lake City, UT||Multifamily||8/9/2019||17||$2,325,000||$4,275,000||51%||1.66x|
|Century Apartments||1963||Salt Lake City, UT||Multifamily||11/28/2018||30||$3,900,000||$7,100,000||23%||1.60x|
|Chateau De Ville||1973||Salt Lake City, UT||Multifamily||4/11/2019||27||$4,600,000||$7,500,000||26%||1.62x|
|112 N Normandie||1950||Los Angeles, CA||Multifamily||6/12/2012||12||$1,220,000||$2,539,600||21%||4.57x|
|Hidden Chalet & Haven Gardens||1976||Salt Lake City, UT||Multifamily||2/13/2020||59||$6,700,000||$11,500,000||59%||2.15x|
|Fir Street||1952||San Diego, CA||Multifamily||4/24/2018||10||$2,267,500||$3,176,471||13%||1.35x|
|Tempo West Apartments||1973||Portland, OR||Multifamily||7/22/2019||60||$10,750,000||$16,500,000||26%||1.69x|
|Terra at Murrayhill||1986||Beaverton, OR||Multifamily||12/6/2019||137||$34,100,000||$47,000,000||29%||1.68x|
|Mueller Place (I & II)||1969||Austin, TX||Multifamily||7/31/2018||110||$10,533,000||$15,900,000||13%||1.35x|
|Lamar Station(2)||1984||Austin, TX||Multifamily||10/11/2019||192||$28,800,000||$43,225,000||36%||2.07x|
|Morton Meadows||1973||Salt Lake City, UT||Multifamily||7/2/2019||32||$3,600,000||$6,500,000||75%||2.53x|
|2515 Kansas Ave||1973||Santa Monica, CA||Multifamily||12/15/2016||8||$3,750,000||N/A|
|Venice Apts||1953||Venice, CA||Multifamily||2/9/2018||13||$4,025,000||N/A|
|Summit at Wash Park||2018||Denver, CO||Multifamily||10/5/2020||46||$16,200,000||N/A|
|Ascent at Union Square||1991||Provo, UT||Multifamily||12/23/2020||139||$16,000,000||N/A|
|Ascent at North Burnet||1980 & 1984||Austin, TX||Multifamily||1/28/2021||422||$49,800,000||N/A|
|Ascent at Cottonwood Creek||2004||West Jordan, UT||Multifamily||6/1/2021||88||$12,250,000||N/A|
|Ascent on the Highline||1984||Aurora||Multifamily||6/30/2021||138||$31,000,000||N/A|
|Summit at Layton||1997||Layton, UT||Multifamily||11/9/2021||43||$13,015,000||N/A|
|Summit at Westwood||1984||Austin, TX||Multifamily||11/4/2021||150||$30,150,000||N/A|
|Summit at Salado Creek||1997||San Antonio, TX||Multifamily||11/18/2021||352||$52,500,000||N/A|
|Ascent at Northgate||1972||Austin, TX||Multifamily||12/2/2021||112||$15,500,000||N/A|
|Ascent at Marmalade||1953||Salt Lake City, UT||Multifamily||2/28/2022||71||$18,600,000||N/A|
(1) Not indicative of future returns.
(2) Currently listed, returns based on estimated strike of CBRE analysis. Whisper price is $46mm.
The above bios and track record were provided by DB Capital Management and have not been independently verified by RealtyMogul.
The Property represents a unique opportunity to acquire a desirable garden-style asset in an exceptional location below replacement cost. DB Capital has developed a capital plan that will enhance the Property’s desirability, cure operational inefficiencies, improve floor plan marketability, drive prospective renter volume and enhance the Property’s curb appeal. With the improvements DB Capital has planned, the asset will be well-positioned to compete with comparable value-add projects in the submarket.
DB Capital's business plan for the property will focus on a four-pronged approach:
- Modernize exterior and common area amenities to drive desirability
- Design-driven unit interior renovations to increase appeal to prospective renters
- Initial rebranding and enhanced digital marketing
- Hands-on management to increase customer retention and reduce turnover
The Property will be sold at the end of year five at a projected cap rate of 4.95%.
- Luxury vinyl plank throughout
- Quartz countertops
- White tile backsplash
- Undermount sinks
- New faucets and fixtures
- Paint cabinets
- Add pulls to cabinets
- New lighting fixtures
- Smart home "Tech Package" in each unit
- Washer & dryer in each unit
Exterior & Common Area Renovations
- New exterior paint
- Modernize amenities including updating: pool & pool furniture
- New LED lighting
- Leasing office upgrade
- New signage
- Add internet infrastructure
- Resurface and re-stripe parking lot
- Add a new lounge area
|CapEx Summary||Budget||Per Unit||Per SF|
|Const Mgmt Fee (5.0%)||$326,427||$800.07||$0.88|
|Total / Avg / Min / Max||$7,202,392||$17,652.92||$19.50|
ReNew at TPC was built in 2007 and consists of 408 units. It represents a unique opportunity to acquire a desirable garden-style asset in an exceptional location below replacement cost.
|Unit Type||# of Units||Avg SF/Unit||Current Rent||Rent per SF||Post-Reno Rent||Rent per SF|
|0 x 1||24||430||$832||$1.94||$1,105||$2.57|
|1 x 1||192||667||$899||$1.35||$1,358||$2.04|
|2 x 2||132||1,102||$1,246||$1.13||$1,650||$1.50|
|3 x 2||36||1,309||$1,553||$1.19||$2,210||$1.69|
|4 x 2||24||1,597||$1,921||$1.20||$2,685||$1.68|
|Marquis at TPC||Cortland Estates at TPC||Cortland View at TPC||Comp Averages||ReNew at TPC|
|Address||5505 TPC Pkwy||22800 Bulverde Road||4092 TPC Pkwy||5707 TPC Pkwy|
|Average Rental Rate||$1,839||$2,165||$1,604||$1,887||$1,591|
|# Units (1x1)||48||155||240||148||192|
|# Units (2x2)||48||116||112||92||132|
|# Units (3x2)||29||74||10||38||36|
|# Units (4x2)||14||50||3||22||24|
|Distance to Subject||0.3 miles||2.1 miles||1.6 miles||1.3 miles|
|Magnolia Heights||Retreat at the Rim||Marquis at Stone Oak||Celese at La Cantera||The Standard at Legacy||Tacara Stone Oak||The Noah||Total/Averages||ReNew at TPC|
|Date||Dec '21||Dec '21||Dec '21||Aug '21||Dec '21||U/C||Dec '21||Apr '27|
The San Antonio market is growing rapidly. As more renters become priced out of the market in Austin, they are increasingly moving to San Antonio. Fannie Mae noted that San Antonio's apartment rental market weathered the economic shocks of the pandemic remarkably well. The city is expected to continue to be a steady performer as the nation continues to recover. Upcoming supply is likely to result in some easing of rent growth and vacancy rates. However, given the presence of major employers, large military presence in the metro, and growing regional health care sector, a return to the metro's long-term economic expansion is likely to continue.
RealPage is forecasting 7% rent growth over the next year in the overall San Antonio market while projections of revenue growth are even higher. North Central has a strong occupancy level of 95.5%, while year-over-year rent growth was +15%. Demand in the submarket is outpacing supply and therefore increasing occupancy levels. CoStar is reporting even more aggressive rent and revenue growth.
|Sources of Funds||$ Amount||$/Unit|
|GP Investor Equity||$2,264,104||$5,549|
|LP Investor Equity||$20,376,938||$49,943|
|Total Sources of Funds||$86,241,042||$211,375|
|Uses of Funds||$ Amount||$/Unit|
|Total Uses of Funds||$86,241,042||$211,375|
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.
The expected terms of the debt financing are as follows:
- Lender: TBD
- Term: 5 Years
- Loan-to-Cost: 73.3%
- Estimated Proceeds: $63,600,000
- Interest Type: Floating
- Spread Above One-Month SOFR: 3.15%
- Interest-Only Period: 60 Months
- Amortization: N/A
- Prepayment Terms: None
- Extension Requirements: 49 Months, 0.25% Fee
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.
DB Capital intends to make distributions as follows:
- To the Investors, pari passu, all operating cash flows to an 8.0% IRR;
- 75% / 25% (75% to Investors / 25% to Promoted/Carried Interest) of excess cash flow thereafter.
DB Capital intends to make distributions to investors after the payment of the 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 2022 and are projected to continue on a quarterly basis thereafter. Distributions are at the discretion of DB Capital, who may decide to delay distributions for any reason, including maintenance or capital reserves.
DB Capital will receive a promoted/carried interest as indicated above, and a portion of this promoted/carried interest may be received by RM Admin, LLC.
Investors should review the Transaction Structure, Fee, and Distribution Summary and Organization Chart in the Documents section for additional information concerning distributions as they pertain to the aggregate transaction.
|Cash Flow Summary|
|Year 1||Year 2||Year 3||Year 4||Year 5|
|Effective Gross Revenue||$6,602,084||$8,077,730||$8,688,096||$9,189,137||$9,553,610|
|Total Operating Expenses||$3,592,325||$3,823,360||$3,942,362||$4,062,381||$4,182,968|
|Net Operating Income||$3,009,758||$4,254,370||$4,745,734||$5,126,757||$5,370,642|
|Project-Level Cash Flows|
|Year 0||Year 1||Year 2||Year 3||Year 4||Year 5|
|Net Cash Flow||($22,641,042)||$393,219||$1,115,621||$1,564,088||$2,000,195||$43,853,608|
|Investor-Level Cash Flows(1)|
|Year 0||Year 1||Year 2||Year 3||Year 4||Year 5|
|Net Cash Flow||($4,000,000)||$39,470||$167,097||$246,328||$323,375||$7,063,118|
|Investor-Level Cash Flows - Hypothetical $50,000 Investment(1)|
|Year 0||Year 1||Year 2||Year 3||Year 4||Year 5|
|Net Cash Flow||($50,000)||$493||$2,089||$3,079||$4,042||$88,289|
(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.
Certain fees and compensation will be paid over the life of the transaction; please refer to DB Capital's materials for details. The following fees and compensation will be paid(1)(2)(3)(4)(5)(6)(7)(8):
|Real Estate Company Fees:|
|Type of Fee||Amount of Fee||Received By||Paid From|
|Acquisition Fee(5)||$1,524,000||Thrive FP and DB Capital||Capitalized Equity Contribution|
|Construction Management Fee||5.0% of Hard Costs||Project Sponsor||Capitalized Equity Contribution|
|Due Diligence Fee(6)||$20,000||Thrive FP and DB Capital||Capitalized Equity Contribution|
|Type of Fee||Amount of Fee||Received By||Paid From|
|Administrative Services Fee||1.0% of Equity Invested(1)||RM Admin, LLC(4)||Cash Flow|
|Property Management Fee||2.0% of Effective Gross Income||Project Sponsor||Cash Flow|
|Asset Management Fee(7)||1.0% of Effective Gross Income||Thrive FP||Cash Flow|
(1) Only applies to equity raised through the RealtyMogul Platform
(2) Fees may be deferred to reduce impact to investor distributions.
(3) 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.
(4) 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.
(5) $762,000 Acquisition Fee paid to Thrive FP, a 60% equity partner in the acquisition, such that the total Acquisition Fees paid to Thrive FP and DB Capital shall equal $1,524,000
(6) $10,000 Due Diligence Fee paid to each of Thrive FP and DB Capital paid at closing of the acquisition of the Property to reimburse such parties for the costs incurred in its due diligence review of the Property
(7) 1.0% of Effective Gross Income Asset Management Fee paid to Thrive FP, such that the total Asset Management Fees paid to Thrive FP and DB Capital shall equal 2.0% of Effective Gross Income per month.
(8) Investors should review the Transaction Structure, Fee, and Distribution Summary and Organization Chart in the Documents section for additional information concerning distributions as they pertain to the aggregate transaction.
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.
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