We run extensive background checks, criminal checks, bad actor checks, and reference checks on sponsors. In addition to never allowing a sponsor with a criminal history / any securities related issue to use the platform, we may also turn down sponsors due to poor reference checks even if background and criminal checks come back clear.
We require unaffiliated sponsors to use an unaffiliated third-party escrow agent. When an investor makes an investment with unaffiliated sponsors using the RealtyMogul platform, the investor’s money is transferred directly into a third-party escrow account. All closing conditions in connection with a sponsor’s offering need to be met before the third-party escrow agent will approve releasing investor funds to the issuer or general partner. For example, if an issuer or general partner plans to use funds for a real estate acquisition that does not ultimately transact, the third-party escrow agent will not transfer investor funds to the issuer or general partner, and funds will be returned to investors.
Our controls include visiting every property (or a subset of properties if it’s a fund) to confirm the real estate is what and where the real estate is supposed to be.
We have robust quality controls with detailed checklists and a review of third-party reports.
The purchase price is well below replacement cost and the market is experiencing rental growth. The purchase price of $78.7K/unit is below all but one of the sales in the Westchase submarket since January 2020. Most transactions over the past 2-years are still over $100K/unit, with newer product exceeding $175K/unit.
There is an opportunity for rental growth with a renovation program of $10,490/unit. Rental increases for the Property are projected at 20.4%.
The Property is located in West Houston's Westchase submarket with convenient access to major employment centers such as the Energy Corridor (94,000 employees), Memorial District (47,600 employees), and West Chase Business District (93,000 employees). Major employers include Texas Medical Center - West Campus, BP, Shell, ExxonMobil, and Chevron.
LXMI Capital is a Texas-based developer, owner, and operator of real estate in the major markets of Texas as well as select metros in the Southwest, Southeast, and Mountain West. LXMI is focused on acquiring under-performing multifamily real estate, typically undertaking a significant makeover of these properties in order to reposition them as leaders amongst their competitive set. In Texas, LXMI serves as construction managers on all their local assets and contracts with best-in-class 3rd party property managers and designers.
LXMI Capital was founded by Tony Gupta in 2019 and has acquired 11 properties with an aggregate value of over $341M since its inception. Total commercial real estate acquired $834M.https://www.lxmicapital.com/
Prior to founding LXMI Capital, Tony served as a General Partner at Nimes Capital to build their buy-side private equity firm focused on opportunistic / value-add multifamily, hospitality, and student housing. While at Nimes Capital, Mr. Gupta built a portfolio of $600MM+ in AUM across the Southern USA and consistently generated above-market returns. Tony previously oversaw the real estate and operations for Counsyl, a biotechnology company, a start-up sold in 2018 to a publicly-traded company (NASDAQ: MYGN). As Managing Director, Tony was directly responsible for the development of high throughput automated genetic sequencing labs in addition to corporate operations. Tony began his career at a family office in San Francisco, where he transitioned into the COO of a portfolio company, focused on strategic investments in commercial real estate. Tony also supported the execution of complex infrastructure developments in excess of $2.5B with Clark Construction & Swinerton Management & Consulting.
Tony holds an MS in Civil & Environmental Engineering from Stanford University and a BA in Economics from Stanford University.
Darren Gordichuk is a senior underwriter at LXMI Capital and has over 15 years of experience in the commercial real estate industry. Prior to joining LXMI Capital, Darren was as senior underwriter for commercial and multifamily lending at Sabal Financial and PennyMac, and he has also performed risk review services for Industrial Alliance Financial Group, Standard Life and Bridge Debt Strategies. Darren has also worked as a VP of production support at JLL’s Capital Markets group where he assisted in the marketing of debt and equity transactions for office, multifamily and industrial properties, and as a mortgage officer at Trez Capital where he underwrote bridge and construction loans in western Canada and Texas. Darren began his career as a commercial appraiser with The Altus Group and he spent 3-years with Morgan Stanley’s CMBS lending group in Los Angeles. He received a Bachelor of Commerce in Urban Land Economics from the University of British Columbia.
Greg is a California native who relocated to Texas with his family in 2017. Prior to joining LXMI Capital in 2020, Greg served as Senior Vice President of Investment & Acquisitions for the Presidium Group – one of the most active owners and developers of multifamily properties in the state of Texas where Greg helped build a multifamily development pipeline of $1.3B.
From 2013—2017 Greg led transactions and capital investments as Managing Director for Flywheel Capital – a real estate private equity group based in Dallas, Texas. This followed his five-year stint in Latin America as Managing Director for the California-based family office, Cloud Break Advisors, where he helped direct the investment of more than $200M of pension fund and private capital into Latin America real estate, forestry, and agriculture assets. From 2003—2008 Greg built the fundamentals of his real estate career as an Investment Associate with Orange County-based Shea Properties, which to this day is one of the largest privately-held commercial development companies in Southern California, and as Assistant Vice President for Buchanan Street Partners in the firm’s institutional Joint-Venture equity and pension fund advisory business in San Francisco.
Greg holds a BA from the University of California at Berkeley (Cal) and a Master of Real Estate Development from the University of Southern California (USC).
|Property||City, State||Asset Type||Acq Date||Units or SF||Purchase Price||Sale Price|
|Treepoint Meadows||Amarillo, TX||Multi||2021||432||30,000,000||N/A|
|Mirador||Fort Worth, TX||Multi||2021||350||72,000,000||N/A|
|Reserve at City Place||Houston, TX||Multi||2021||264||51,480,000||N/A|
|Green Springs||San Marcos, TX||Multi||2021||196 (beds)||15,800,000||N/A|
|Ravella at Sienna||Houston, TX||Multi||2021||292||53,400,000||N/A|
|East Austin 3||Austin, TX||Multi||2020||127||12,500,000||N/A|
|Verdian Place||Dallas, TX||Multi||2020||228||31,300,000||Under Contract|
|Villas Del Sol||Fort Worth, TX||Multi||2019||104||8,320,000||Under Contract|
|Wedgewood||Fort Worth, TX||Multi||2019||118||10,930,000||Under Contract|
|Property||City, State||Asset Type||Acq Date||Units or SF||Purchase Price||Sale Price|
|Westchase Forest||Houston, TX||Multi||2018||400||45,000,000||Under Contract|
|District at Greenville||Dallas, TX||Multi||2018||350||51,800,000||N/A|
|Parc at South Green||Houston, TX||Multi||2017||428||$32,200,000||N/A|
|Avalon Place||San Antonio, TX||Multi||2017||440 (beds)||$30,000,000||N/A|
|Hotel Indigo||Austin, TX||Multi||2017||305 (keys)||$62,100,000||N/A|
|Town Lake||Austin, TX||Multi||2016||648 (beds)||$25,600,000||$63,300,000|
|Urban Palms||Houston, TX||Multi||2016||659||$35,000,000||$51,000,000|
|Three Corners||Houston, TX||Multi||2015||1,103||$72,500,000||$96,800,000|
|Austin East End||Austin, TX||Multi||2015||2,284 (beds)||$59,900,000||$124,000,000|
|Captiva Club||Tampa, FL||Multi||2014||357||$24,800,000||$32,800,000|
|Ballpark North||Austin, TX||Multi||2014||768 (beds)||$29,100,000||$67,600,000|
|Ansley Place||Atlanta, GA||Multi||2014||219||$23,300,000||$28,900,000|
The above bios and track record were provided by LXMI Capital and have not been independently verified by RealtyMogul.
The Real Estate Company is acquiring a Class B asset in the West Houston market that is above-market occupancy and can achieve significant rental increases with a renovation program and improved project amenities.
The proposed value-add program consists of unit renovations, exterior improvements, and amenity upgrades. The Real Estate Company will invest over $2.35 million in capital improvements. The interior renovations consist of upgrading floors, installing quartz countertops, modern fixtures, kitchen backsplashes, new cabinet faces, stainless steel appliances, washer/dryer units, and new paint. Exterior improvements will include new paint, improved signage, a clubhouse renovation, and pool work. These improvements should reposition the Properties to compete with newer vintage assets.
There is a significant gap in rental rates between newer vintage assets and Class B assets that are still in “Classic” condition. The proposed renovations will allow for significant rental increases, however, the rental rates will be at a significant discount of approximately $100 - $200 less than Class A assets. Upon stabilization, the Real Estate Company plans to sell the Properties at a projected cap rate of 5.0%.
|New tile surround at tubs||$189,000||$844|
|Pool (FF&E, recoat deck, outdoor kitchen, playscape)||$75,000||$335|
|Structural / Metal / Wood repairs||$45,000||$201|
|Leasing Office Refresh||$40,000||$179|
|Architecture / Design||$35,000||$156|
The Property is a Class B asset located in the West Houston market that is above-market occupancy and can achieve rental increases with an interior renovation program and improved project amenities. The purchase price is below replacement cost and the market is experiencing rental growth.
|# of Units||Avg SF/Unit||Current Rent||Rent per SF||Post-Reno Rent||Post-Reno Rent per SF|
|Apex at Royal Oaks||Artesian on Westheimer||Ashford Court||Knox at Westchase||The Ranch at Shadow Lake||Westchase Forest||Averages||Subject|
|# of Units||282||660||442||518||624||400||488||224|
|Distance from Subject||3.4 mi||2.3 mi||0.6 mi||1.9 mi||2.0 mi||3.0 mi||2.2 mi|
|Westchase Forest||Legacy at Westchase||Village at Westchase||Cambridge Place||Crosby at Westchase||Hudson at Westchase||Camden Oak Crest||Averages||Subject|
|# of Units||400||324||462||336||257||312||364||351||224|
|Average Unit Size||841 SF||751 SF||794 SF||771 SF||833 SF||803 SF||870 SF||809 SF||660 SF|
|Building Size||336,300 SF||243,170 SF||366,828 SF||259,032 SF||214,055 SF||250,564 SF||316,680 SF||283,804 SF||147,812 SF|
|Distance from Subject||3.0 mi||4.9 mi||4.3 mi||3.9 mi||3.5 mi||3.5 mi||2.3 mi||3.6 mi|
Demand for multifamily housing continued in Q4 2020, absorbing 3,548 units, pushing the year-end 2021 total absorption to 37,308 units. The average monthly rent for multifamily units increased from $1,165 per month in Q3 2021 to $1,184 per month in Q4 2021 and from $1,043 per month in Q4 2020. There are over 15,000 units under construction and another 31,260 units are proposed. Occupancy increased over the quarter by 20 basis points and over the year by 340 basis points, from 88.4% in Q4 2020 to 91.8% in Q4 2021. Houston's average cap rate dropped from 5.1% to 5.0% in Q4 2020.
The Briar Forest/West Memorial Submarket includes Houston's Energy Corridor and is nestled between Westpark Tollway and Interstate 10, two of Houston's major arteries. CoStar indicated that effective rents in the submarket have grown by 8.8% (YOY), and average Class B effective rents in the submarket are over 20% higher than in-place rates at Ashford Pointe and Copper Cove. Submarket vacancy rate of 6.5% in Q2-21 is below the Houston market rate of 8.0%.
|Sources of Funds||$ Amount||$/Unit|
|GP Investor Equity||$511,982||$2,286|
|LP Investor Equity||$5,215,000||$23,281|
|Total Sources of Funds||$21,526,982||$96,103|
|Uses of Funds||$ Amount||$/Unit|
|Purchase Price Including Prepay estimate||$17,628,000||$78,696|
|Reserves & Escrows||$275,343||$1,229|
|Total Uses of Funds||$21,526,982||$96,103|
(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: 2+1+1+1
- LTV / LTC: 59% / 73%
- Estimated Proceeds: $15,800,000
- Interest Type: Floating
- SOFR Rate Cap: 2.25%
- Interest-Only Period: Full-Term
- Prepayment Terms: 18 months minimum interest
- Extension Requirements:
- 1st: No Test
- 2nd: 7.00% (Debt Yield)
- 3rd: 7.15% (Debt Yield)
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.
LXMI Capital intends to make distributions as follows:
- To the Investors, pari passu, all operating cash flows to an 8.0% IRR;
- 70% / 30% (70% to Investors / 30% to Promoted/Carried Interest) of excess cash flow to a 16.0% IRR;
- 50% / 50% (50% to Investors / 50% to Promoted/Carried Interest) of excess cash flow thereafter.
LXMI 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 November 2022 and are projected to continue on a quarterly basis thereafter. Distributions are at the discretion of LXMI Capital, who may decide to delay distributions for any reason, including maintenance or capital reserves.
LXMI 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.
|Cash Flow Summary|
|Year 1||Year 2||Year 3|
|Effective Gross Revenue||$2,474,911||$2,700,776||$2,855,014|
|Total Operating Expenses||$1,437,677||$1,500,037||$1,563,070|
|Net Operating Income||$1,037,234||$1,200,740||$1,291,945|
|Project-Level Cash Flows|
|Year 0||Year 1||Year 2||Year 3|
|Net Cash Flow||($5,726,982)||$157,845||$259,628||$11,217,625|
|Investor-Level Cash Flows(1)|
|Year 0||Year 1||Year 2||Year 3|
|Net Cash Flow||($5,215,000)||$91,584||$184,268||$8,624,098|
|Investor-Level Cash Flows - Hypothetical $50,000 Investment(1)|
|Year 0||Year 1||Year 2||Year 3|
|Net Cash Flow||($50,000)||$878||$1,767||$82,685|
(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 LXMI Capital's materials for details. The following fees and compensation will be paid(1)(2)(3)(4):
|Real Estate Company Fees:|
|Type of Fee||Amount of Fee||Received By||Paid From|
|Acquisition Fee||1.7% of Purchase Price||Real Estate Company||Capitalized Cost|
|Construction Management Fee||7.0% of Development/Construction Costs||Real Estate Company||Capitalized Cost|
|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|
|Asset Management Fee||1.5% of Effective Gross Income||Real Estate Company||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.
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.