Hunters Ridge is conveniently located off of 14 Mile Road, just west of Orchard Lake Road, in Farmington Hills, MI. Orchard Lake Road provides direct access to I-696, which connects residents to other major freeways such as I-96, I-275, and I-75. Together, this highway system connects residents to all major employment hubs in southeast Michigan. Orchard Lake Road also serves as this community's major retail corridor, with upscale retailers and grocers such as Whole Foods, Tappers, and Saks Off Fifth.
The Sponsor believes current market rents at the Property are 25% below market, this is due to previous ownership having very low basis in the deal and managing to an occupancy percentage. Farmington Hills is an upper-middle-class community with rising demand for renovated rental products. The Sponsor believes substantial unit renovations will justify rent increases by anywhere from $250-$400 per unit.
Farmington Hills is an affluent community with a high barrier to entry for its residents. Within a 3-mile radius of the Property, the median household income is $101,000 per year. In December 2021, Farmington Hills home prices were up 18.9% compared to last year, selling for a median price of $315,000.
The GSH Group
The GSH Group (“The Real Estate Company") is a real estate investment company focused on class B/workforce housing across the United States. The leadership team has over 40 years of combined experience and the company has over $1 billion assets under management(1), made up of 8,333 multifamily units(2), inclusive of partner legacy assets.
With demonstrated experience as advisors, managers, and resolving problem loans, The Real Estate Company is attuned to the needs and processing of Special Servicers for the quick disposition of assets. The Real Estate Company employs a tactical strategy for value creation. Value enhancement is approached from multiple angles and scenarios. These include, but are not limited to, organic rental growth due to market inefficiencies, rent premiums generated through unit upgrades, and decreasing expenses through management efficiencies.
The Real Estate Company uses applicable, real-time software to help manage all assets on a minute-by-minute basis. Using real-time data, they can effectively keep all projects on track to ensure the business plan's proper implementation. Additionally, The Real Estate Company is vertically integrated, employing an affiliated general contractor and construction team to ensure projects stay on budget and on time.
(1) Portfolio value includes an assumed value based on current T1/T12 financials and a capitalization rate of 5.00%. This includes certain legacy properties owned and managed by partners.
(2) Units include legacy units owned by the partners as well as units sold.https://gshrealestate.com/
Gideon is responsible for strategic partnership initiatives and ventures, financing and debt opportunities, overseeing investment performance, strategic partner’s performance, and approving decisions on investments and acquisitions. He also oversees daily operations. Prior to GSH, Gideon operated a highly successful aggregation and renovation firm focused on single-family homes in the Midwest and Southeast.
Shmuel is responsible for asset management and Israeli Investor relations. An Israeli citizen, Shmuel also owns a separate portfolio of over 1,300 units in multifamily properties in Michigan and North Carolina. His experience as an owner and operator is an invaluable resource and he is responsible for the continued success of raising private capital in Israel for The GSH Group.
Hannan is responsible for banking, investor relations, and branding. He is an experienced real estate investor, owns several businesses, and is an active member of a prominent family office in Michigan. Hannan is president of WW Group, which holds Weight Watchers franchises for Michigan and Ontario, Canada. The company was formerly the largest franchisee in the Americas.
GSH Group Track Record
|Property||City, State||Asset Type||Acq Date||Units||Purchase Price||Sale Price|
|Cornerstone Apartments||Detroit, MI||Multifamily||2016||476||$8,900,000||$12,025,000|
|Chapel Oaks Apartments||Fort Wayne, IN||Multifamily||2017||320||$7,500,000||$10,500,000|
|Holcomb, Chicago, Collage, & Jefferson||Detroit, MI||Multifamily||2012||210||$2,450,000||$3,645,000 (1)|
|Whittier & Morang||Detroit, MI||Multifamily||2012||44||$460,000||Under Management|
|Chapel Court||Detroit, MI||Multifamily||2013||184||$2,090,000||Under Management|
|Pallister||Detroit, MI||Multifamily||2016||187||$7,400,000||Under Management|
|Marina Bay||Gibraltar, MI||Multifamily||2016||137||$4,900,000||Under Management|
|Wakefield Apartments||Southfield, MI||Multifamily||2017||67||$7,200,000||Under Management|
|Ridge Pointe Apartments||Conover, NC||Multifamily||2017||160||$11,000,000||Under Management|
|Holiday Garden Apartments||Mount Clemens, MI||Multifamily||2017||64||$2,575,000||Under Management|
|Eastland Village||Harper Woods, MI||Multifamily||2017||408||$21,750,000||Under Management|
|Utica Square Apartments||Roseville, MI||Multifamily||2018||266||$11,000,000||Under Management|
|Barwin Place||Mount Clemens, MI||Multifamily||2018||48||$2,100,000||Under Management|
|Birch Hill Apartments||Westland, MI||Multifamily||2018||173||$10,650,000||Under Management|
|Hoover Square||Warren, MI||Multifamily||2018||342||$18,950,000||Under Management|
|Colony Club||Bedford, OH||Multifamily||2019||588||$35,515,200||Under Management|
|Louis Apartments||Detroit, MI||Multifamily||2019||28||$962,000||Under Management|
|Pickford Apartments||Detroit, MI||Multifamily||2019||35||$1,122,500||Under Management|
|Stacey Ann Apartments||Detroit, MI||Multifamily||2019||49||$1,565,500||Under Management|
|Polo Club||Marshall, MI||Multifamily||2019||80||$3,400,000||Under Management|
|The Loop On Greenfield||Oak Park, MI||Multifamily||2019||717||$59,700,000||Under Management|
|Glengarry Park||Waterford, MI||Multifamily||2020||300||$22,650,000||Under Management|
|Foote Hills||Grand Rapids, MI||Multifamily||2020||182||$24,950,000||Under Management|
|BLVD West Apartments(2)||Lansing, MI||Multifamily||2021||144||$23,000,000||Under Management|
|The Landings on East Hill(2)||Grand Blanc, MI||Multifamily||2021||148||$14,800,000||Under Management|
|Veridian Castleton(2)||Indianapolis, IN||Multifamily||2021||398||$44,500,000||Under Management|
|Laurel Pines(2)||Laurel, MD||Multifamily||2021||235||$38,250,000||Under Management|
|The Orion||Lake Orion, MI||Multifamily||2021||200||$27,375,000||JV-Under Management|
|The Preserve at Spring Lake(2)||Altamonte Springs, FL||Multifamily||2021||320||$62,800,000||Under Management|
|The Meadows at Capitol Heights||Capitol Heights, MD||Multifamily||2021||272||$49,100,000||Under Management|
|Sherwood Oaks||Riverview, FL||Multifamily||2021||199||$35,000,000||JV-Under Management|
|The Meadows at Canton(2)||Canton, MI||Multifamily||2021||736||$125,715,000||Under Management|
|The Meadows at Farmington Hills(2)||Farmington Hills, MI||Multifamily||2021||424||$81,350,000||Under Management|
(1) Holcomb, Chicago, Collage, and Jefferson were a portfolio acquisition totaling 210 units in 2012. Holcomb, which makes up 90 of the 210 total units, was sold for $3,645,000. All of the other properties are still under management.
(2) JV Equity raised through RealtyMogul Platform.
The above bios and track record were provided by GSH Group and have not been independently verified by RealtyMogul.
The Real Estate Company estimates units at Hunters Ridge are currently renting about 25% below market rent. The average rent at 1980's vintage properties in Farmington Hills is over $300 higher than the average rent at Hunters Ridge. Furthermore, almost all of the units at Hunters Ridge have classic interiors or were renovated over twenty years ago. This presents a unique value-add opportunity in a Class-A submarket that supports the economics and potential premiums for an upscale renovation package. Compared to newer products, units at the Property are significantly larger with proforma leases 20% - 30% lower than newer multi-family communities.
|Interior Renovation||$ Amount||Per Unit|
|New Flooring (Plank)||$2,655,900||$5,850|
|Hard Surface Countertops||$817,200||$1,800|
|Demo Kitchen Wall||$245,160||$540|
|Total Interior Renovation||$8,626,000||$19,000|
|Hot Water Heaters||$250,000||$549|
|Parking Lot Resurfacing (Y3)||$650,000||$1,429|
|Foundations, Basements & Garages||$1,000,000||$2,198|
|Total Exterior Renovation||$10,953,440||$24,073|
Hunters Ridge is a 455-unit apartment community located at 31200 Hunters Drive, Farmington Hills, Michigan. The Property was originally established as a 487-unit gated condominium community with 455 units under common ownership and 32 individually owned units. Upon acquisition, The Real Estate Company will have the controlling interest over the condominium association. Hunters Ridge benefits from the strength of the Farmington Hills submarket and its high barriers-to-entry. Within a 3-miles radius of the property, the median household income is $101,000 per year. In December 2021, Farmington Hills home prices were up 18.9% compared to last year, selling for a median price of $315,000. Residents of Hunters Ridge enjoy nearby access to I-696, I-96, M-5 and M-10/Northwestern Highway. These roadways provide short commute times to all major employment centers throughout the metro area.
Current ownership acquired the Property from its long term owner who managed and maintained the property for over four decades. Hunters Ridge was part of a large portfolio sale in the summer of 2021. Previous ownership kept rents substantially below market rates and never completed any interior renovations. Hunters Ridge presents a generational value-add opportunity. All units at Hunters Ridge are outdated and primed for modernization. Hunters Ridge offers large floor plans that are uncommon in newer vintage communities. The Real Estate Company's high-end renovation package will allow Hunters Ridge to stand out in this market. Hunters Ridge will have comparable interior finishes to newer product. However, it will offer a significant value to tenants because of larger unit size. The Real Estate Company's management and renovation programs will significantly increase net rental income throughout their ownership period.
|Property||Units||SF||Avg Rent In-Place||Avg Stabilized Rent||Stabilized Rent PSF||Stabilized Unit Count|
|Citation Club||Aldingbrooke||Chimney Hill||Muirwood||Ascent at Farmington Hills||Averages||Subject (Proforma)|
|Average Rental Rate||$1,687||$2,000||$1,650||$1,550||$1,555||$1,688||$1,365|
|Average Unit Size||1,118||1,807||1,035||1,077||1,068||1,221||1,566|
|Distance from Subject||4.9 mi||3.6 mi||1.2 mi||6.7 mi||4.4 mi||4.2 mi||0.0 mi|
|Fountain Park Novi||Fountain Park Westland||Manors at Knollwood||Averages||Subject|
|Location||Novi||Westland||Clinton Twp||Farmington Hills|
|Distance from Subject||9.0 mi||17.7 mi||30.4 mi||19.0 mi||0.0 mi|
Please see attachments for more information.
The Detroit MSA is home to over 4.4 million residents, making it the second-most populous metro in the Midwest and the 14th-most populous in the nation. While the Detroit economy is primarily known for automobile manufacturing, this economy has gone through significant diversification over the past decade. Today, the Detroit MSA is home to more than 315,000 companies - including 10 Fortune 500 companies and 18 Fortune 1000 companies that employ over 820,000 people. These major corporations generate a combined revenue of over $443 billion annually. The largest industries across the metro include technology, logistics, smart manufacturing, research, engineering & design, corporate & professional services, and financial services.
Hunters Ridge is a well-located Property in Farmington Hills, Michigan. Farmington Hills is one of the largest upper-middle income communities in Southeast Michigan, located in Oakland County. The Property's location on 14 Mile Road just west of Orchard Lake Road and north of I-696, gives residents excellent linkages to major employment hubs located off of I-696 in Farmington Hills, Novi, and Southfield. Major area employers are located in and around the Southfield Town Center Complex as well as several large business parks that flank I-696. The Property is located just off Orchard Lake Road, which serves as this region's major retail corridor. There is a long list of upscale grocers, retailers, and restaurants within one mile of the Property. Notable businesses include Whole Foods, Saks Off Fifth, Tappers, and a Ferrari dealership. Farmington Hills schools are excellent. This community continues to expand to meet the growing population. There are multiple Class-A multi-family communities currently in the early stages of development along Orchard Lake Road within a mile of the Property. These new developments will only strengthen the desirability of this submarket.
|Sources of Funds||$ Amount||$/Unit|
|GP Investor Equity||$4,530,000||$9,956|
|LP Investor Equity||$30,187,000||$66,345|
|Total Sources of Funds||$138,513,000||$304,424|
|Uses of Funds||$ Amount||$/Unit|
|Closing and Due Diligence Fee (1)||$1,902,000||$4,180|
|Tax and Insurance Reserves||$1,985,000||$4,363|
|Initial Capital Plan Funds||$19,579,000||$43,031|
|Working Capital and Reserves||$2,600,000||$5,714|
|Condominium Association Fees||$1,500,000||$3,297|
|Total Uses of Funds||$138,513,000||$304,424|
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: Arbor
- Term: 10 Years
- LTC: 81.5%
- Estimated Proceeds: $103,796,000
- Interest-Type: Floating
- Spread above one-month LIBOR: 3.75% + 1-month CME Term SOFR
- Interest-Only Period: 3 Years
- Amortization: None
- Prepayment Terms: Borrower must pay 1% of the maximum loan amount. Exit fee is reduced to 0.5% of the maximum loan amount if early exit is the result of a sale.
- Extension Requirements: One twelve (12) month extension. Extension fee is one-quarter of one percent (0.25%) of maximum loan amount.
- Modeled Refinance: Yes
- Refinance Date: 4/1/2025
- Lender: TBD
- Term: 12 Years
- Estimated Proceeds: $118,268,000
- Interest Type: Fixed
- Annual Interest Rate: 4.5%
- Interest-Only Period: 7 Years
- LTV: 77%
- Amortization: 30 Years
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.
The GSH Group intends to make distributions as follows:
- To the Investors, pari passu, all operating cash flows to a 9.0% Preferred Return;
- 65% / 35% (65% to Investors / 35% to Promote/Carried Interest) of excess cash flow thereafter.
The GSH 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 December 2022 and are projected to continue on a quarterly basis thereafter. Distributions are at the discretion of The GSH Group, who may decide to delay distributions for any reason, including maintenance or capital reserves.
The GSH Group 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||Year 4||Year 5||Year 6||Year 7||Year 8|
|Effective Gross Revenue||$8,760,184||$11,021,210||$12,152,343||$12,765,035||$13,132,346||$13,483,085||$13,844,347||$14,216,446|
|Total Operating Expenses||$4,203,308||$4,358,141||$4,472,625||$4,573,167||$4,667,991||$4,763,993||$4,862,021||$4,962,118|
|Net Operating Income||$4,556,876||$6,663,068||$7,679,718||$8,191,868||$8,464,355||$8,719,092||$8,982,326||$9,254,328|
|Project-Level Cash Flows|
|Year 0||Year 1||Year 2||Year 3||Year 4||Year 5||Year 6||Year 7|
|Net Cash Flow||-$34,717,000||$1,723,249||$2,196,509||$16,084,193||$2,678,323||$2,943,464||$2,991,186||$66,220,961|
|Investor-Level Cash Flows (1)|
|Year 0||Year 1||Year 2||Year 3||Year 4||Year 5||Year 6||Year 7|
|Net Cash Flow||-$5,000,000||$192,185||$260,345||$2,260,472||$329,737||$367,923||$374,796||$7,341,616|
|Investor-Level Cash Flows - Hypothetical $50,000 Investment (1)|
|Year 0||Year 1||Year 2||Year 3||Year 4||Year 5||Year 6||Year 7|
|Net Cash Flow||-$50,000||$1,922||$2,603||$22,605||$3,297||$3,679||$3,748||$73,416|
(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 The GSH Group's materials for details. The following fees and compensation will be paid(1)(2):
|Type of Fee||Amount of Fee||Received By||Paid From||Notes|
|Acquisition Fee||2% of Purchase Price||GSH Group LLC||Capitalization|
|Buyer Broker Fee||2% of Purchase Price||Momentum Realty LLC||Seller Proceeds||GSH Affiliate|
|Refinance Fee||1% of Refinance Proceeds||GSH Group LLC||Loan Proceeds|
|Type of Fee||Amount of Fee||Received By||Paid From|
|Administrative Solutions Fee||Flat quarterly fee of $125 per investor services through the Administration Solution||RM Technologies, LLC(2)||Cash Flow|
|Asset Management Fee||2% of Effective Gross Income||GSH Group LLC||Operations|
(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.
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For additional information on risks and disclosures visit https://www.realtymogul.com/investment-disclosure.
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