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Multifamily
GP NEW DEAL TEMPLATE
Gresham, OR
INVESTMENT STRATEGY
Core Plus
INVESTMENT TYPE
Equity
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Offered By RM Communities
13.2%* TARGET IRR 12.2%-14.2%
8.6%* TARGET AVG CASH ON CASH
2.4X* TARGET EQUITY MULTIPLE
Estimated Hold Period 10 Years
Estimated First Distribution 7/2022
Minimum Investment 35000
*Please carefully review the Disclaimers section below, including regarding Sponsor’s assumptions and target returns
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Project Summary
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Explore this project
Overview
Edison Apartments is a stabilized, cash-flowing property built in 2020 and located in Gresham, Oregon, immediately east of Portland. The Property is being acquired using relatively low leverage at 57% LTV. The acquisition financing is full-term interest-only, and the rate has already been locked, eliminating exposure to future interest rate volatility.
Market

The Portland-Vancouver-Hillsboro MSA has recorded cumulative rent growth of 47.2% over the last ten years. The submarket of Gresham has exceeded that mark with rent growth of 58.8% over the same period based on data from CoStar. Over each of the past six years, rent growth in Gresham has been stronger than metro-wide performance in Portland. 

Severe Supply Constraint

Per research from JLL, from 2015 to 2019 an average of 27 permits were issued annually totaling 3,230 multifamily units in Multnomah County. In 2021, only two building permits were issued for a total of 352 units. Considering the City of Portland’s implementation of Inclusionary Housing in 2017 and the Urban Growth Boundary, the MSA is one of the more challenging markets to develop in across the country.

Desirable Product Type

Edison offers desirable open concept floorplans with modern design touches. All units have in-unit washers and dryers, as well as air conditioning. 60 of the 64 units are large 2bed/2bath, and the average unit is 900 square feet. Compared to the City of Portland's average apartment size of 765 square feet, renters at the Edison have over 17% more living space on average.

Property at a glance
# of Units 64
Year Built 2020
Current Occupancy 95%
Market Portland, OR
Class A
Acquisition Price

$19,500,000

Investment Highlights
RM Communities is acquiring the Property for $19.5M, which represents a 4.6% cap rate on expected first year NOI. Cap rate data from Costar for Q1 2022 reveals the average cap rate for a similar quality asset in the submarket was 4.3%.
Edison Apartments has attractive full-term interest-only acquisition financing that is already rate locked. Paired with a relatively low 57% LTV, investors have access to a new construction, low leverage and stabilized cash flowing asset.
RM Communities believes in-place rents are over 15% below market, as the Property has recently completed its initial lease-up phase following construction completion. The business plan is to move rents to market rates within the first year of ownership.
RM Communities will retain property manager FPI Management, a nationally recognized property management company. FPI currently manages two properties for RM Communities in the Portland area, as well as one in El Paso, Texas. Their combined strong regional presence in the Pacific Northwest gives RM Communities confidence in their collaboration achieving the Property’s projected performance.
The projected exit strategy is to sell the Property in 10 years at an anticipated cap rate of 4.5%.
Management
Cumulative Distributions

RM Communities

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

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

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

Todd Hanson
Managing Director

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

Derek Jensen
Director of Acquisitions, West

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

Zach Karr
Director of Acquisitions, Mountain Region and Texas

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

Track Record

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

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

Note: Totals include Terrace Hill (sold).

*Past performance is not indicative of future performance.

Business Plan
Property
Property Details

Edison Apartments is a stabilized, 2020-built property comprised of 64 units located in Gresham, immediately east of Portland. Gresham is currently the fourth largest city in Oregon. Benefiting from strong momentum in the regional economy, access to major employers, and proximity to various recreational amenities, Gresham has seen tenants flow into the market as they seek less dense neighborhoods, more space, and greater affordability.

Featuring one- and two-bedroom floor plans, Edison is just a 20-minute drive from downtown Portland. The Property is within a mile of a MAX Light Rail station. There are several nearby community gardens.

Type # of Units Unit SF Total SF In-Place Rent Stabilized Rent Rent / SF
1/1 S - ADA 2 478 956 $1,195 $1,350 $2.82
1/1 L - ADA 2 777 1,554 $1,195 $1,400 $1.80
2/2 S 35 890 31,150 $1,504 $1,810 $2.03
2/2 L 24 957 22,968 $1,624 $1,860 $1.94
2/2 L - ADA 1 957 957 $1,550 $1,860 $1.94
Total/Average 64 900 57,585 $1,531 $1,802 $2.00
Comparables


 

Location

Location: Gresham, Oregon

Gresham, Oregon is a growing city located approximately 11 miles east of Portland. With over 111,800 residents, its population is comprised of young professionals, growing families, and long-time residents. Offering a more moderate cost of living for such an accessible West Coast city, it has seen ample population growth over the last two decades.

The city is well located between the I-205 and I-84 highways, and Portland International Airport is within a 20-minute drive. The historic downtown core has retained its charm and still serves as the community's cultural and economic hub. With over 150 shops, restaurants, and businesses, the area is also served by the Max Blue light rail line. Residents of Gresham can access Mt Hood National Forest within an hour's car ride.

Mt. Hood Community College has a substantial presence in the Gresham area. One of the submarket's largest employers, the college serves about 33,000 students annually, but provides no housing for students, benefitting local multifamily investors. Other larger employers in the Mt Hood submarket include the Gresham-Barlow School District, ON Semiconductor, and LaCrosse Footwear/Danner Boots.

Some of Portland's largest distribution centers are located around Gresham with major employment implications, including buildings fully occupied by Amazon (857,000 SF), Microchip Technology Incorporated (827,000 SF), Boeing (800,000 SF), and Subaru (600,000 SF), which recently completed a 236,000-SF expansion. U.S. Bank fully occupies a 338,000-SF building, other larger office tenants are primarily in the healthcare or government sectors, including the Multnomah County Department of Human Services (55,000 SF) and East County Pharmacy (29,000 SF).

Location: NE Industrial Spine

Gresham is home to one of the largest industrial submarkets in the Portland MSA. Spanning along the shores of the Columbia River and home to over 45 million square feet of industrial space. Companies located within this spine include Amazon Distribution, Boeing, Micro Chip, On Semiconductor, Distribution Industrial, Frito Lay, Pella NW, and Iberdrola. De Beers, a diamond manufacturing company, is investing $94 million to develop a 60,000 square foot diamond factory at Gresham Vista Business Park. Notably, Amazon employs over 1,500 people at its 855,000-square-foot distribution center and Boeing employs over 1,600 at its 87-acre facility.

The Gresham Vista Business Park is home to Subaru’s 600,000-square-foot master parts distribution center. The business park is owned by the Port of Portland and provides tenants with ready-to-develop sites with expedited permitting. There are also various tax advantages, as well as the benefit of being in a foreign trade zone that allows for tariff exemptions.  

Market Overview: Portland MSA

The Portland MSA excels in both economic and recreational opportunities, which continues to draw new residents to the area. Since the pandemic, the metro’s job market has undergone a great resurgence, with an unemployment rate of 5.7% (BLS). The highly educated workforce is a major draw for high tech companies that desire an urban setting rich with amenities while being more affordable than other major West Coast Cities. By the end of 2025, the metro GDP is expected to grow 15% - 20% faster than the national forecast of 13%.

The region’s high quality of life has continued to drive in-migration figures, which has supported the metro’s apartment demand. Over the last decade, Portland’s population has grown by 11.5%, which equates to 1.1% on an annual basis. This is well ahead of the national trend of 6.4% over the same period (0.6% average yearly gains).

Photos
Financials
Sources & Uses

Total Capitalization

Sources Amount $/Unit %
Senior Loan $11,190,000 $174,844 54.1%
Investor Equity $9,481,153 $148,143 45.9%
Total $20,671,153 $322,987 100.0%
       
Uses Amount $/Unit %
Purchase Price $19,500,000 $304,688 94.3%
Loan Fee $83,925 $1,311 0.4%
Closing Costs $310,000 $4,844 1.5%
CapEx Budget $194,547 $3,040 0.9%
Acquisition Fee $390,000 $6,094 1.9%
Taxes and Insurance $16,933 $265 0.1%
Working Capital $125,000 $1,953 0.6%
Interest & CF Reserve $50,749 $793 0.2%
Total $20,671,153 $322,987 100.0%

 

Debt Assumptions

The expected terms of the debt financing are as follows:

Senior Debt:

  • Loan Type: Agency
  • Lender: Freddie Mac
  • Total Loan Amount: $11,190,000
  • Loan Term: 10 Years
  • Interest Rate: 3.58%
  • Interest-Only Period: 10 Years
  • Initial Loan-to-Value: 57.4%
  • Loan-to-Cost: 56.8%

Subordinated Debt:

  • Loan Date: Month 36
  • Total Loan Amount: $3,320,000
  • Loan Term: 7 Years
  • Interest-Only Period: 7 Years
  • Interest Rate: 4.25%

There can be no assurance that the Sponsor will secure debt on the rates and terms noted above, or at all.  All of the Sponsor’s estimated rates and terms of the debt financing are subject to lender approval, including but not limited to possible increases in capital reserve requirements for funds to be held in a lender-controlled capital reserve account.

A substantial portion of the total acquisition for the Property will be paid with borrowed funds. The use of borrowed money to acquire real estate is referred to as leveraging.  Leveraging increases the risk of loss.  If the Sponsor were unable to pay the payments on the borrowed funds (called a "default"), the lender might foreclose, and the Sponsor could lose its investment in its property.

Distributions

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

Operating Cash Flow:

  1. To the Investors, pari passu, all operating cash flows to an 8.0% preferred return;
  2. 70% / 30% (70% to Investors / 30% to Promote) of excess cash flow to a 13% IRR; 
  3. 50% / 50% (50% to Investors / 50% to Promote) of excess cash flow thereafter. 

Capital Event:

  1. To the Investors, pari passu, all operating cash flows to an 8.0% preferred return;
  2. Return of Capital to Members
  3. 70% / 30% (70% to Investors / 30% to Promote) of excess cash flow to a 13% IRR; 
  4. 50% / 50% (50% to Investors / 50% to Promote) of excess cash flow thereafter. 

RM Communities 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 July 2022 and are projected to continue on a quarterly basis thereafter. Distributions are at the discretion of RM Communities, who may decide to delay distributions for any reason, including maintenance or capital reserves.

Cash Flow Summary
    Year 1 Year 2 Year 3(1) Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10
Effective Gross Income (EGI)    $1,301,507 $1,450,467 $1,508,428 $1,567,077 $1,624,797 $1,681,647 $1,739,996 $1,800,371 $1,862,844 $1,927,487
Expenses    $408,709 $421,252 $434,870 $448,884 $463,258 $478,005 $493,210 $508,901 $525,094 $541,806
Net Operating Income    $892,798 $1,029,215 $1,073,558 $1,118,193 $1,161,539 $1,203,642 $1,246,786 $1,291,470 $1,337,749 $1,385,681
Total Property Cash Flow    $472,674 $606,856 $3,925,371 $552,985 $595,465 $636,715 $678,984 $722,762 $768,104 $17,726,315
                       
Projected Investor Cash Flow
  Year 0 Year 1 Year 2 Year 3(1) Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10
Investor-Level Cash Flows - Hypothetical $50,000 Investment(2)   ($50,000) $2,469 $3,177 $20,677 $2,839 $2,991 $3,138 $3,279 $3,424 $3,570 $74,574

(1) In year three of the projections, a $3.3M supplemental loan is assumed, resulting in increased cash flow during Year 3.

(2) Projected returns are net of all fees. 

RM Technologies, LLC and its affiliates do not provide any assurance of returns.  The content on this page, including Sponsor’s pro forma projections, was provided by the Sponsor or an affiliate thereof.  Although RM Technologies, LLC believes the Sponsor reliably produced this content, RM Technologies, LLC makes no representations or warranties as to the accuracy of such information and accepts no liability therefor.  The assumptions and projections included in the content on this Page, including the Sponsor’s pro forma projections, are not reflective of the position of RM Technologies, LLC or any other person or entity other than the Sponsor or its affiliates.  There can be no assurances that all or any of the Sponsor’s assumptions will be true, that actual performance will bear any relation to these hypothetical illustrations, or that the Sponsor’s investment objectives will be achieved.  For additional information concerning the Sponsor’s assumptions and projections, and the significant risks involved in investing in real estate, please see the Disclaimers section below. 

 

Fees

Certain fees and compensation will be paid over the life of the transaction; please refer to RM Communities' materials for details. The following fees and compensation will be paid(1):

One-Time Fees
Type of Fee Amount of Fee Received By
Acquisition Fee 2.0% of Purchase Price RM Communities
 
Recurring Fees
Type of Fee Amount of Fee Received By
Asset Management Fee 1.5% of Effective Gross Income (EGI) RM Communities
Property Management Fee Greater of (i) 3.0% of collected rental income, and (ii) $3,000/mo. FPI, Third Party Property Manager

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

 

Disclaimers
Disclaimers

Sponsor’s Projections and Targets

*Assumptions and projections included in the information on this Page, including pro forma projections (collectively “Projections”) were provided by the Sponsor or an affiliate thereof (“Sponsor”) and are not reflective of the position or opinions of, nor are they endorsed by, RM Technologies, LLC, or any other person or entity other than the Sponsor or its affiliates.  RM Technologies, LLC and its affiliates do not provide any assurance of returns or the accuracy or reasonableness of the Projections provided by 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 Projections and 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 Projections and Targets are not a predictor, projection or guarantee of future performance.  There can be no assurance that the Sponsor’s Projections or Targets will be met or that the Sponsor will be successful in meeting these Projections and Targets.  Projections and Target returns should not be used as a primary basis for an investor’s decision to invest.

No Approval, Opinion or Representation, or Warranty by RM Technologies, LLC

The information on this Page, including the Sponsor’s offering documentation, which may include without limitation the Private Placement Memorandum, Operating or Limited Partnership Agreement, Subscription Agreement, the Project Summary and all exhibits and other documents attached thereto or referenced therein (collectively, the “Investment Documents”) was provided by the Sponsor or an affiliate thereof.  RM Technologies, LLC makes no representations or warranties as to the accuracy of such information and accepts no liability therefor.  No part of the information on this Page is intended to be binding on RM Technologies, LLC, or to supersede any of the Sponsor’s Investment Documents.  The opinions expressed on this page are solely the opinions of the Sponsor and its affiliates and none of the opinions expressed on this Page are the opinions of, nor are they endorsed by, RM Technologies, LLC.

Sponsor’s Information Qualified by Investment Documents

The Information 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 Investment Documents.  The information 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 information 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 information on this Page and the Investment Documents, prospective investors should rely on the information contained in the Investment Documents.  The information on this Page and the information in the Investment Documents are subject to last minute changes up to the closing date at the sole discretion of the Sponsor and its affiliates.

 

Risk of Investment

 

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.

Risk of Forward-Looking Statements

Forward-looking statements are found here and in the applicable Investment Documents and may include words like “expects,” “intends,” “anticipates,” “estimates” and other similar words. These statements are intended to convey the Sponsor’s projections or expectations as of the date made. These statements are inherently subject to a variety of risks and uncertainties. Please review 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.

Sponsor’s use of Debt

A substantial portion of the total acquisition for the Property will be paid with borrowed funds, i.e., debt.  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 the annual interest rate and possible increases in capital reserve requirements for funds to be held in a lender-controlled capital reserve account. 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.

In addition, unless the debt provides for a fixed rate of interest during the term of the loan and/or any subsequent extensions, the total amount of interest paid over the term of the debt will increase by the same amount as the related index. For example, if the index rate increases by 0.50% (50 basis points) the interest rate on the loan will increase by the same amount. The amount of such interest rate increases may be capped either by its terms or as the result of the Sponsor entering into an arrangement that caps the interest rate with respect to the debt at a particular rate.

Sponsor’s Offering is Not Registered

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 is Affiliated with Sponsor

RM Technologies, LLC is affiliated with Sponsor. Sponsor will license and utilize the online platform (located at www.realtymogul.com) operated by RM Technologies, LLC, as well as receive technological, software and platform services provided by RM Technologies, LLC. No fee will be paid to RM Technologies by the Sponsor or its affiliates for such use and services.

No Investment Advice

 

RealtyMogul and RM Technologies, LLC are 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.

 

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