30 Bushwick combines the appeal of being located in a popular and well known New York neighborhood, the downside protection of a low acquisition basis, and the upside of a growing residential Brooklyn neighborhood with excellent access to transportation, vibrant retail corridors, and direct proximity to some of Brooklyn’s primary cultural institutions.
The asset was secured and underwriting was completed during the Covid Pandemic, and returns may be based on income lower than current market income pricing. Once the Project is completed and ready to begin marketing, underwriting may be conservative.
Acquired in an off-market deal, this investment offers investors an attractive target internal rate of return of over 20.0% and equity multiple of 1.7X.
Mortar Group (the "Mortar")…Mortar is a uniquely qualified company established to create value in New York’s highly competitive multi-family real estate market: their in-house resources allow them to fulfill every role of the real-estate process as architect, developer, and asset manager. Specializing in multi-family Ground Up construction and Value Add Real Estate, Mortar's streamlined process maximizes efficiency, increases value, and minimizes risk across complex deal structures. Mortar’s comprehensive resources allow them to outmaneuver other real estate investment firms and has led to over two decades of positive investor returns.https://www.mortargroup.com/
Mortar Group is led by Anthony Morena, the Founder, and Principal of the firm. Mr. Morena is a licensed architect in the states of New York and New Jersey and is an active member of the Urban Land Institute, the American Institute of Architects (AIA), and the Municipal Art Society. After receiving his Bachelor of Architecture from Pratt Institute, Mr. Morena received his Real Estate Development training at New York University where he attended the Graduate School of Real Estate Finance and Development. Over the last 20 years, Anthony Morena has established Mortar Group as a premier real estate development and investment management team with over 50 years of collective experience and expertise in real estate development, investment, management, and construction.
After completing studies at New York University, Mr. Morena began his work with the renowned Joseph Pell Lombardi & Associates, one of the first firms in New York to specialize in restoration, preservation, and adaptive reuse buildings. During this time with Lombardi & Associates, Mr. Morena was responsible for overseeing the design, development, and construction process for several landmark loft building conversions in Tribeca, restoring and converting historic downtown buildings into luxury residential apartments.
Upon completion of his tenure with Lombardi & Associates, Mr. Morena joined The Moinian Group, a real estate company that owns and operates a portfolio in excess of 20 million square feet of assets valued at nearly $10 billion across the U.S. that is among the only national real estate entities to develop, own and operate properties across every asset category, including office, hotel, retail, condos, and rental apartments. Mr. Morena’s work at The Moinian Group involved several unique and special projects totaling over 1,200 residential apartments – including the Atelier, a 42-story, 500-unit residential tower located on Manhattan’s West Side.
Mr. Morena’s work has been featured in several publications, and he has been an invited juror for the Multi-Housing News’ Green Initiative Awards Competition.
|Properties Sold||Purchase||Completed Value|
|Astoria - Queens, NY||2020||$31,250,000|
|Hells Kitchen - Manhattan, NY||2019||$17,800,000|
|Williamsburg - Brooklyn, NY||2019||$7,600,000|
|Williamsburg - Brooklyn, NY||2002||$3,600,000|
|Vinegar Hill - Brooklyn, NY||2008||$6,500,000|
|Vinegar Hill - Brooklyn, NY||2010||$6,750,000|
|Bushwick, Brooklyn, NY||2014||$6,200,000|
|Alphabet City, Manhattan, NY||2014||$11,600,000|
|Williamsburg - Brooklyn, NY||2013||$12,600,000|
|Williamsburg - Brooklyn, NY||2013||$13,200,000|
|Williamsburg - Brooklyn, NY||2016||$6,200,000|
|Greenpoint - Brooklyn, NY||2015||$16,000,000|
|Williamsburg - Brooklyn, NY||2017||$14,650,000|
|Greenpoint - Brooklyn, NY||2017||$13,800,000|
|Greenpoint - Brooklyn, NY||2017||$14,325,000|
|Williamsburg - Brooklyn, NY||2018||$16,500,000|
|Greenpoint - Brooklyn, NY||2018||$6,445,000|
|Properties Held||Purchase||Current Value|
|Williamsburg - Brooklyn, NY||2008||$5,200,000|
|Williamsburg - Brooklyn, NY||2012||$4,600,000|
|Williamsburg - Brooklyn, NY||2015||$4,950,000|
|Greenpoint - Brooklyn, NY||2017||$5,600,000|
|Williamsburg - Brooklyn, NY||2018||$8,600,000|
|Greenpoint - Brooklyn, NY||2021||$5,675,000|
|A. Morena: Previous Projects||Completed Value|
|36 Hudson Street - New York, NY||$32,000,000|
|44 Laight Street - New York, NY||$38,000,000|
|A. Hockett: Previous Projects||Completed Value|
|8 Saint Marks Place - Brooklyn, NY||$22,000,000|
|762 Park Place - Brooklyn, NY||$40,000,000|
|440 Atlantic - Brooklyn, NY||$15,000,000|
|202 President - Brooklyn, NY||$8,000,000|
|25 Carroll - Brooklyn, NY||$26,000,000|
The above bios and track record were provided by Mortar Group and have not been independently verified by RealtyMogul.
The Mortar Group (the "Sponsor") is pleased to present their new development at 30 Bushwick. The Project is a ground-up 24-unit Class-A multifamily complex in Williamsburg, Brooklyn, one of New York's most sought-after housing markets. Secured and entered into contract in an off-market deal at approximately $220 / SF or 30% below current market prices for recent comparable land sales, and underwritten during the Covid Pandemic, sales and leasing estimates were conservatively based on income lower than current market income pricing.
With construction expected to take 24 months, followed by 9 months to stabilize, market, and sell the asset, the Sponsor will leverage its track record of successful multifamily development to complete the Project and return equity investments and projected gains within 30-36 months. The investment is expected to be funded by a 68% LTC construction loan, and the Project is anticipated to be sold in the Fall of 2024.
There will be 24 market-rate units. The average unit size is 866 square feet, with luxury amenities including washer/dryers, outdoor space, and fully equipped kitchens with high-end appliances and quartz countertops. With Midtown Manhattan 10 minutes away by subway, the Project location offers direct mass transit and highway access to New York City and the Tri-State area. 30 Bushwick combines the appeal of being located in a popular and well known New York neighborhood, the downside protection of a low acquisition basis, and the upside of a growing residential Brooklyn neighborhood with excellent access to transportation, vibrant retail corridors, and direct proximity to some of Brooklyn’s primary cultural institutions.
Amenities will focus on the new demand for Post-Covid amenities that residents have grown to enjoy over the last few years, including a private gym and yoga studio, outdoor cooking areas, gracious home offices, private co-working spaces, private pet-grooming rooms, as well as a rooftop resident's lounge with great views of the Williamsburg Bridge and Downtown Manhattan. Design, construction, and development will be directly managed by the Sponsor's experienced and hands-on vertically integrated team.
The total completed valuation of the Project is estimated to be approximately $24,747,855. In the event of market shifts during construction, our risk analysis reviews other potential exit scenarios at the completion of construction, allowing the asset to benefit and gain from market changes, maximizing investor returns. The low acquisition basis combined with efforts to control costs and preserve flexible layouts will afford us the opportunity to pivot to a condominium fallback.
This offering represents an opportunity to invest in an urban and proven neighborhood with excellent Sponsorship and a uniquely qualified company established to create value in New York’s highly competitive multi-family real estate market.
|Acquisition Costs||$ Amount||Per Unit|
|Mortgage Tax - Acquisition||$91,560||$3,815|
|Mortgage Tax - Construction||$283,230||$11,801|
|Equity Closing Costs||$316,429||$13,185|
|Lender Fee - Acquisition||$32,700||$1,363|
|Lender Fee - Construction||$101,154||$4,215|
|Legal - Acquisition/Closing||$35,000||$1,458|
|Total Acquisition Costs||$8,791,595||$366,316|
|Hard Costs||$ Amount||Per Unit|
|Total Hard Costs||$9,026,977||$376,124|
|Soft Costs||$ Amount||Per Unit|
|Model Apartment / Staging||$25,000||$1,042|
|Marketing + Branding||$10,000||$417|
|Builder's Risk Insurance||$25,000||$1,042|
|3rd Party Consultants||$5,000||$208|
|City & State Filing Fees||$20,000||$833|
|Real Estate Taxes||$20,000||$833|
|Building Department Costs||$60,000||$2,500|
|Total Soft Costs||$1,025,000||$42,708|
30 Bushwick will be located in Williamsburg, Brooklyn, a well-known and established neighborhood that has become a hub for new technology, artistic and creative businesses. The Project will be home to 24 Class-A residential units in a nine-story fully amenitized luxury building in a vibrant and thriving community that has excellent access to all forms of transportation, entertainment, and retail corridors, and a Neighborhood Walk Score of 96.
|Unit Type||# of Units||Avg SF/Unit||Pro Forma Rent (Per Unit)||Pro Forma Rent (Per SF)|
|206 Powers Street||139 Skillman Avenue||147 Hope Street||456 Grand Street||446 Kent Avenue||Averages||Subject|
|Year Built||2020||2019||2020||2020||2018||2019||October 2024|
|Unit Size||789 SF||600 SF||2,000 SF||720 SF||780 SF||978 SF||866 SF|
|Distance from Subject||0.2 mi||0.1 mi||0.5 mi||0.4 mi||0.5 mi|
|182 Eagle Street||171 Carlton Ave||37-21 32nd Street||35 Bedford Street||59 Thompson Street||Averages||Subject (Exit)|
|Year Built||2006||1998||2022||1960||1950||1987||October 2024|
|# of Units||25||19||86||33||34||39||24|
|Average Unit Size||898 SF||1,200 SF||884 SF||593 SF||623 SF||840 SF||866 SF|
|Building Size||22,450 SF||38,000 SF||76,000 SF||19,566 SF||21,180 SF||35,439 SF||20,092 SF|
Lease and Sales Comparables may differ from the Project Summary in the Documents section.
Emerging from the 2020 market decline resulting from the Covid Pandemic, Brooklyn has emerged as one of the strongest and most resilient local markets in New York City. Established neighborhoods with low inventory of residential apartments have seen a boom in the last 12 months, boasting a 2.6% submarket vacancy rate and 22.8% asking rent growth over the last 12 months. This coupled with the new hybrid-work environments, excellent quality of living, and high employment - Brooklyn has become a center for growth as new businesses of numerous disciplines, including high-end retail, luxury hotels, and national brands continue to relocate in the area.
Williamsburg is Brooklyn’s booming epicenter with a well-deserved and worldwide reputation for being an influential hub thanks to a thriving cultural scene. Here you will find eye-catching new construction, brownstones, and pre-wars sitting next to historic buildings on streets dotted with restaurants, art spaces, boutiques, and more. With a Manhattan-facing waterfront and its large weekend markets, the neighborhood is ideal for strolling and people-watching. Another fringe benefit is Williamsburg’s proximity to Manhattan via the G, L, M, and N subway lines.
|Sources of Funds||$ Amount||$/Unit|
|GP Investor Equity||$2,373,955||$98,915|
|LP Investor Equity||$4,000,000||$166,667|
|Total Sources of Funds||$19,759,356||$823,307|
|Uses of Funds||$ Amount||$/Unit|
|Total Uses of Funds||$19,759,356||$823,307|
(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 Sponsor’s equity contribution may consist of friends and family equity and equity from funds controlled by the Sponsor.
The expected terms of the debt financing are as follows:
- Lender: TBD
- Term: 3 Years
- LTC: 67.7%
- Estimated Proceeds: $13,385,401
- Interest Type: Floating
- Spread Above One-Month LIBOR: 4.5%
- Interest-Only Period: 36 Months
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.
Mortar Group intends to make distributions as follows:
- To the Investors, pari passu, all operating cash flows to a 12.0% Preferred Return;
- 70% / 30% (70% to Investors / 30% to the Manager) of excess cash flow thereafter.
Mortar Group 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 November 2024 and are projected to continue on a quarterly basis thereafter. Distributions are at the discretion of Mortar Group, who may decide to delay distributions for any reason, including maintenance or capital reserves.
|Cash Flow Summary|
|Year 1||Year 2||Year 3|
|Effective Gross Revenue||$0||$488,474||$985,231|
|Total Operating Expenses||$0||$46,799||$107,852|
|Net Operating Income||$0||$441,675||$877,379|
|Project-Level Cash Flows|
|Year 0||Year 1||Year 2||Year 3|
|Net Cash Flow||($6,373,955)||$0||$441,675||$11,141,164|
|Investor-Level Cash Flows(1)|
|Year 0||Year 1||Year 2||Year 3|
|Net Cash Flow||($4,000,000)||$0||$184,022||$6,320,176|
|Investor-Level Cash Flows - Hypothetical $50,000 Investment(1)|
|Year 0||Year 1||Year 2||Year 3|
|Net Cash Flow||($50,000)||$0||$2,300||$79,002|
(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. (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.
Certain fees and compensation will be paid over the life of the transaction; please refer to Mortar Group's materials for details. The following fees and compensation will be paid(1)(2):
|Real Estate Company Fees:|
|Type of Fee||Amount of Fee||Received By||Paid From|
|Development Fee||$495,000 or approximately 2.5% of Total Development Costs||Sponsor Affiliate||Development Costs|
|Architectural Fee||$395,000 or approximately 2.0% of Total Development Costs||Sponsor Affiliate||Development Costs|
|Disposition Fee||2.0% of Sales Proceeds||Sponsor Affiliate||Sales Proceeds|
|Sales Brokerage Fee||1.0% of Sales Proceeds (not to exceed $260,000)||Sponsor Affiliate||Sales Proceeds|
|Type of Fee||Amount of Fee||Received By||Paid From|
|Administrative Solution Fee||flat quarterly fee of $125 per investor serviced through the Administration Solution||RM Technologies, LLC(2)||Cash Flow|
|Property Management Fee||$14,400 Per Annum||Sponsor Affiliate||Cash Flow|
(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.
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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