Risk and Quality Controls
Steps we take to mitigate risk on the Platform

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.

Escrow accounts

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.

Boots on the ground

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.

Detailed Checklists

We have robust quality controls with detailed checklists and a review of third-party reports.

Confidentiality Agreement
To access the Sponsor’s private offering documents for this investment, you must first acknowledge and agree to the below.
By clicking the ‘I Agree’ button below:
Completed Equity
Target IRR  18.1%-% *
Target Avg. Cash on Cash* 6.7%
Target Equity Multiple* 1.95
Estimated Hold Period* 5 years
View our Risk and Quality Controls.
*Please carefully review the Disclaimers section below, including regarding Sponsor’s assumptions and target returns
Offered By
Trion Properties
Investment Strategy Value-Add
Investment Type Equity
Estimated First Distribution 12/2017
Well-located multi-family property near Silicon Valley Technology job demand drivers. Opportunity to reposition an asset with an experienced multi-family Sponsor.
Property at a glance
Year Built 1962
Number of Units 48
Current Occupancy 96%
Number of Parking Spaces 48 spaces (1.0 per unit)
Amenities Covered parking, on-site laundry facilities, an elevator, a BBQ area and a courtyard.  
Acquisition Price $15,000,000
Investment Highlights
Opportunity to Reposition The Asset
Well Located Near Silicon Valley Technology Jobs
Experienced Multi-family Sponsor
Cumulative Distributions

Trion Properties

Trion Properties focuses on potentially maximizing investor returns by increasing net operating income throughout the holding period through a hands-on management style of heavy renovation and aggressive lease-up.  Trion Properties is a private equity investment company which acquires opportunistic real estate investments that need moderate to heavy rehab on a mid to long term investment horizon.

Founded in 2005, Trion has successfully closed over $160 million in transactions through either the purchase of the fee simple interest or taking ownership of the asset through acquiring the non-performing debt.  Trion Properties is managed by principals whose combined experience spans over 20 years in West Coast real estate markets and is in excess of one billion dollars in transactions.


  • Max Sharkansky, Managing Partner
  • Mitch Paskover, Managing Partner
Max Sharkansky, Managing Partner

Max Sharkansky, co-founder of Trion Properties, oversees all aspects of acquisition, disposition, and property analysis for Trion Properties. Since founding Trion Properties, Max has led the acquisition, renovation and disposition of over $100,000,000 in mismanaged and distressed assets, primarily in multifamily, yielding an average IRR in excess of 30%. Max launched the foray into investments with two acquisitions of value-add multifamily properties in 2005. Following the first two closings, Max, along with partner Mitch Paskover, created the platform and formed the Company in 2005 to execute a business plan of acquiring mispriced and mismanaged properties throughout Los Angeles. Max led Trion in the execution of several acquisitions in its first two years of existence and exiting the portfolio prior to the economic crisis. With cash on hand and no resources tied up in workouts, Max assisted in implementing an acquisition strategy of targeting distressed debt secured by multifamily, and distressed multifamily REO’s, which led to the ultra-successful campaign of the acquisition of 20 properties throughout the downturn. Since the recovery and the clearing of distress from the marketplace, Max has shifted strategies to the acquisition of value-add properties where value can be created through extensive renovations, hands-on management, and improvement of operating efficiencies.

Prior to co-founding Trion Properties, Max was a Senior Associate at Marcus & Millichap from 2002 through 2006. While at Marcus & Millichap, Max managed the sale of several million dollars in real estate throughout the continental United States, specifically in the multifamily arena, elevating him to one of the top-ranking brokers in Los Angeles, California.

His ability to seek out and acquire distressed multifamily properties and his expertise of the marketplace has been instrumental in the success of Trion Properties.

He graduated from Loyola Marymount University where he earned a Bachelor's degree in Business Administration with an emphasis on Finance.

Mitch Paskover, Managing Partner

Mitch Paskover co-founded Trion Properties with Max Sharkansky in 2005 when they acquired their first investment property in Los Angeles. Mr. Paskover oversees all aspects of debt and equity placement for Trion Properties as well as the overall development of the firm. Prior to co-founding Trion Properties, Paskover was a Managing Director in the Los Angeles office of HFF (Holliday Fenoglio Fowler, L.P.). Paskover has over eight (8) years of experience in commercial real estate finance. Paskover’s primary focus was on debt and equity transactions including multifamily, office, retail and hospitality properties with an emphasis on multifamily. During the course of his career in commercial real estate, Paskover has been involved in over $2.0 billion in commercial real estate transactions. He graduated from University of Southern California where he earned a Bachelor’s degree in Business Administration with an emphasis on Finance.

Track Record

Sponsor Portfolio
Currently Owned Properties
Property Address City Property Type Date
# of
Square Feet Status Purchase
Total Cost Basis BOV/ Appraisal Valuation Date
3536 Watt Ave Sacramento, CA MF 4/1/2013 128 - 2016 Sale $4,900,000 $5,932,025 $10,000,000 2/1/2016
24510 Town Center Dr Valencia, CA Retail 10/22/2013 - 26,186 2016 Sale $6,900,000 $7,900,000 $11,000,000 11/10/2015
5416 Jackson St North Highlands, CA MF 1/28/2014 185 - 2016 Sale $9,300,000 $10,738,981 $16,000,000 1/15/2016
412 S Lake St Los Angeles, CA MF 8/1/2013 41 - Cash-out Refi $1,600,000 $4,181,454 $8,500,000 2/1/2016
4620 S Slauson Ave Los Angeles, CA MF 9/12/2014 28 - Cash-out Refi $6,750,000 $7,418,379 $10,000,000 2/17/2016
1802-1820 Pacific Coast Hwy Redondo Beach, CA Retail 11/24/2014 - 20,191 Stabilized $5,781,250 $6,962,500 $9,800,000 7/10/2015
Penn St Whittier, CA N/A 6/1/2012 - N/A Entitlement $1,100,000 $1,100,000 n/a n/a
28955 Pacific Coast Hwy Malibu, CA Retail/ Office 2/28/2014 - 16,711 Renovating $5,750,000 $7,500,000 n/a n/a
1804 NE 104th St Portland, OR MF 5/14/2015 74 - Renovating $6,642,598 $8,122,000 n/a n/a
3635 College Ave San Diego, CA MF 6/15/2015 98 - Renovating $9,650,000 $12,441,030 n/a n/a
6180 Aldama Los Angeles, CA MF 7/31/2015 15 - Renovating $3,375,000 $4,113,253 n/a n/a
2222 SW Spring Garden Portland, OR MF 8/14/2015 44 - Renovating $4,450,000 $5,713,266 n/a n/a
324 S Catalina St Los Angeles, CA MF 11/23/2015 47 - Renovating $7,540,000 $8,245,741 n/a n/a
23924 2nd St Hayward, CA MF 12/23/2015 30 - Renovating $6,650,000 $7,830,000 n/a n/a
348 Estabrook San Leandro, CA MF 1/4/2016 38 - Renovating $7,200,000 $8,574,811 n/a n/a
Total       728 63,088   $87,588,848 $106,773,440    
Sold Properties
Property Address City Property Type Date
# of
Square Feet Purchase
Total Cost Basis Sale Value Sale Date  
909 Sunshine Ave El Cajon, CA MF 4/10/2013 22 - $2,350,000 $2,619,213 $3,740,000 5/7/2015  
3298 Mooney Blvd Visalia, CA Retail 12/31/2012 - 57,254 $2,746,650 $2,756,277 $4,000,000 6/1/2013  
7629-7633 Normal Ave La Mesa, CA MF 11/20/2012 21 - $1,900,000 $2,263,689 $3,580,000 6/9/2015  
Arden Loan Portfolio Sacramento, CA MF 7/26/2012 224 - $5,750,000 $6,085,860 $7,134,385 2/1/2013  
1535 N Cedar Ave Fresno, CA MF 7/13/2012 124 - $3,248,750 $4,435,709 $5,500,000 3/4/2015  
4318 Avalon Los Angeles, CA MF 1/3/2012 11 - $515,000 $563,902 $680,000 7/18/2012  
2280 South Drive Auburn, CA MF 12/30/2011 16 - $1,350,000 $1,727,568 $2,400,000 7/12/2012  
210 43rd Place Los Angeles, CA MF 9/26/2011 30 - $949,000 $1,040,393 $1,480,000 6/25/2012  
8833 Tobias Ave Panorama City, CA MF 9/21/2011 20 - $1,169,000 $1,278,675 $1,430,000 12/30/2011  
225 N Avenue 53 Los Angeles, CA MF 4/28/2011 20 - $1,249,463 $1,526,243 $2,075,000 5/12/2012  
4620 Coliseum Los Angeles, CA MF 12/17/2010 35 - $1,800,000 $1,985,773 $2,550,000 12/29/2011  
1324 57th St Los Angeles, CA MF 11/23/2010 14 - $875,000 $977,018 $1,155,000 10/28/2011  
6407 10th Ave Los Angeles, CA MF 5/5/2010 28 - $1,500,000 $1,763,512 $2,125,000 7/29/2011  
East West Bank Portfolio Los Angeles County, CA MF 8/14/2009 21 - $725,000 $740,024 $960,000 9/1/2010  
13490-13520 Foothill Blvd Sylmar, CA MF 6/4/2007 81 - $11,150,000 $11,786,570 $12,850,000 7/1/2008  
7445 Vineland Sun Valley, CA MF 4/10/2007 20 - $1,867,125 $1,928,485 $2,250,000 8/5/2008  
4632 Laurel Canyon (1) Valley Village, CA MF 3/20/2007 44 - $5,225,000 $5,529,035 $4,851,125 5/29/2009  
12717 Barbara Ann North Hollywood, CA MF 11/2/2006 24 - $2,625,000 $2,800,887 $3,200,000 4/10/2009  
417 W Los Feliz Glendale, CA MF 12/30/2005 34 - $2,200,000 $2,444,000 $3,495,000 5/17/2007  
7355 - 7359 Vineland Sun Valley, CA MF 12/28/2005 12 - $1,147,466 $1,263,093 $1,600,000 4/11/2007  
Realized Total       801 57,254 $50,342,454 $55,515,926 $67,055,510    
Combined Portfolio Total       1,529 120,342 $137,931,302 $162,289,366      

In this transaction, RealtyMogul.com investors will invest in Realty Mogul 64, LLC.  Realty Mogul 64, LLC is to subsequently invest in 180 Buckingham Avenue, LLC, a limited liability company that plans to (through another wholly-owned entity) acquire, renovate, and manage the Property.  This will be RealtyMogul.com's second equity raise with the Sponsor.

Trion Properties (the "Sponsor") believes that rents at the Property are currently below market, and plans to implement approximately $968,000 ($20.2k/unit) of interior and exterior renovations to achieve rental increases averaging $689/unit, a 40% increase over average in-place rents and an 18% increase over the highest rents that have been achieved at the property.  Interior renovations will include vinyl wood plank flooring, stainless steel appliances and stovetops, new cabinetry, quartz countertops, new doors, window treatments, plumbing and fixtures, smart locks, vanities, re-glazed bathtubs, paint, and lighting.  Exterior renovations will include new paint, wood paneling, new fixtures, an elevator, lounge improvements, landscaping, and new signage. 

The Sponsor also intends to enhance the overall operations of the Property through improved management and marketing efforts, drawing from their ownership experience of over 1,500 multifamily units to date.


RealtyMogul.com, along with Trion Properties (the "Sponsor"), is providing the opportunity to invest in the acquisition and renovation of a 48-unit multi-family property located in Redwood City, CA (the "Property").

The primary objective of this investment is to acquire the Property, perform interior and exterior renovations, bring rents up to market, and sell the Property within approximately five (5) years. 

The Sponsor sees this investment as an opportunity to capitalize on an under managed asset that is currently leasing at below market rents. Recent leasing at the Property suggests that average in-place rents are currently below market, and the Rent Comps survey suggests that the Property is 32% below market when compared to renovated properties in the area that are comparable to the product that the Sponsor intends to deliver.  The Sponsor plans to implement a $968,000 ($20.2k/unit) renovation that is expected to increase rents and bring them in line with the market.

Property Information

Built in 1962, the Property is a three-story apartment building comprised of 48 non-rent controlled units, including studio, one bedroom/one bath, and two-bedroom/one bath floor plans.  Situated on .57 acres and offering 34,125 of residential square feet, the Property features covered and subterranean parking, on-site laundry facilities, a BBQ area and a courtyard.  The Property is currently 96% occupied.

       Unit Mix
Unit Type # Units % of Total Unit SF Avg. In-Place Rent Avg. In-Place Rent/ SF
Studio 3 6.25% 475 $1,627 $3.43
1 Bed / 1 Bath 37 77.08% 700 $1,669 $2.38
2 Bed / 1 Bath 8 16.67% 850 $2,097 $2.47
Total/ Average 48 100.00% 711 $1,738 $2.46


Location Information

Buckingham Apartments is conveniently located in Redwood City, CA, 28 miles from downtown San Francisco and 2.5 miles from Menlo Park.  The Property is approximately two miles from US-101 and 4 miles from I-280, offering access to the greater Bay Area.  SamTrans, which provides bus service throughout San Mateo County and portions of San Francisco and Palo Alto, has a stop within half a mile of the Property, and Caltrain has a stop within a mile and half, which offers a rail system between San Francisco and San Jose.  

Box.com, Google, Facebook, Electronic Arts, and Oracle all have significant office spaces within 5.5 miles of the Property.  Atherton, the most expensive zip code in the U.S. according to Forbes in 2015, is less than two miles from the Property.  Stanford University is 3.9 miles away and is constructing a 1.5 million square foot satellite campus in Redwood City only 2.3 miles from the Property. 

Major Silicon Valley Employers Industry Location Distance from Property Approx. Headcount in Region
Google Internet/Technology Headquarters <10 miles 19,000
Stanford University Education Main Campus <4 miles 11,128
Oracle Internet/Technology Headquarters <6 miles 6,750
Facebook Internet/Technology Headquarters <6 miles 2,800
Electronic Arts Internet/Technology Headquarters <6 miles 2,367
Box.com Internet/Technology Headquarters <2 miles 950
Shutterfly Internet/Technology Headquarters <8 miles 481
*The information above was obtained from Google Maps, cnbc.com, businessinsider.com, redwoodcity.org​, statista.com, oracle.com, nytimes.com, forbes.com, finance.yahoo.com, bbb.org, and facts.stanford.edu

Market Overview 

Redwood City is home to approximately 83,000 residents, while the greater Silicon Valley, which sits just to the south, boasts an estimated three million people inhabiting the area.  Silicon Valley constitutes 9.6% of California’s annual GDP and 9.3% of its jobs.  Job growth in Silicon Valley reached 4.1%, in 2015, the highest it’s been since 2000, adding nearly 58,000 jobs (bringing the total to 1.48 million in Q2 2014) and exceeding the 2013-2014 job growth rate of the Bay Area as a whole (+3.5%), San Francisco (+3%), California (+2.5%) and the nation (+1.8%).  Forty-seven percent of Silicon Valley residents have a bachelor’s, graduate or professional degree, compared with only 32% in California and 29% in the United States (jointventure.org).

Submarket Overview

According to Axiometrics, the South San Mateo submarket had the highest occupancy in the entire San Francisco-Redwood City-South San Francisco Metropolitan Statistical Area (out of seven submarkets), with a Q1 2016 average occupancy of 96.6%.  Axiometrics predicts a 3.9% average vacancy rate over the next five years for the submarket, along with an effective average annual rent growth of 3.3% over the same period.  

Axiometrics Market Performance Summary Report
  2017 2018 2019 2020 2021
Vacancy Rate 4.0% 3.7% 3.3% 3.6% 3.9%
Rent Growth 2.4% 3.2% 4.4% 3.9% 2.7%

Demographic Information

Demographics 1 Mile 3 Miles 5 Miles
Population (2015)   39,116 138,113 267,332
Growth (2010-2015) 9.3% 9.7% 7.3%
Growth (2015-2020) 6.7% 6.7% 6.3%
Median Household Income (2015)  $58,158 $93,141 $97,939

Demographic information above was obtained from CoStar and Census.gov


Cap Stack
Sources & Uses
Total Capitalization
Sources of Funds  
Debt $12,780,000
Equity $4,468,078
Total Sources of Funds $17,248,078
Uses of Funds  
Purchase Price $15,000,000
Unit Renovation $768,000
Interest Reserves $454,478
CapEx Budget $200,000
Loan Fees and Rate Caps Purchase $255,600
Working Capital $300,000
Acquisition Fee (1%) $150,000
Broker Dealer Fee (3%) $45,000
Closing Costs $75,000
Total Uses of Funds $17,248,078
Debt Assumptions

The projected terms of the debt financing are as follows:

Bridge Loan

  • Lender: Thorofare Capital
  • Principal Balance: $12,780,000
  • Term: Two Years
  • Rate: 30-Day LIBOR + 515 bps (with a 0.45% LIBOR floor)
  • Amortization: Interest Only
  • Extension Options: Two (2) six month extension options
  • Loan to Cost: 74%
  • Loan to Purchase Price: 85%

Permanent Loan 

  • Principal Balance: $14,210,549
  • Rate: 4.00%
  • Amortization: 30 Years

There can be no assurance that a lender will provide debt on the rates and terms noted above, or at all. All 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.


180 Buckingham Avenue, LLC will make distributions to Realty Mogul 64, LLC as follows: 

Order of Distributions to Realty Mogul 64, LLC (Operating Income, Sales, or Refinance Proceeds)

  • First, to members for any accumulated unpaid preferred return, based on an 8% cumulative, non-compounding preferred return
  • Second, to the Sponsor until it has received an amount equal to 30% of the sum of all Preferred Returns paid to members (the "Catch-Up")
  • Third, to the Sponsor to pay any accrued but unpaid Cost Overrun Returns(1)
  • Fourth, to the Sponsor until all unreturned Cost Overrun Contributions(1) have been returned to zero (0)
  • Fifth, to members, until their Capital Contribution balance has been returned to zero (0)
  • Then, any excess balance will be split 70% to members ​pari passu and 30% to the Sponsor

If, upon the final liquidation of assets, the Company does not have enough money to return 100% of members' capital contributions, the Sponsor entity will repay any Catch-Up received previously, up to the total amount of all Catch-Up payments received, and apply the refunded amounts to a pro-rata repayment of the members' Capital Contributions.  Realty Mogul 64, LLC will distribute 100% of its share of  cash flow (after expenses) to the members of Realty Mogul 64, LLC (the RealtyMogul.com investors).  The manager of Realty Mogul 64, LLC will receive a portion (up to 10%) of the Sponsor's promote interest.  

Distributions are projected to start in December 2017 and are projected to continue on a quarterly basis thereafter. These distributions are at the discretion of the Sponsor, who may decide to delay distributions for any reason, including maintenance or capital reserves. 

Cash Flow Projections
  Year 1 Year 2 Year 3 Year 4 Year 5
Effective Gross Revenue $664,133 $1,402,981 $1,445,070 $1,488,422 $1,533,075
Total Operating Expenses $396,541 $433,225 $445,790 $460,323 $478,409
Net Operating Income $267,592 $969,756 $999,280 $1,028,099 $1,054,666
Distributions to Realty Mogul 64, LLC Investors $0 $421,286 $58,061 $67,736 $2,642,719

(1) In the event there is a capital shortfall as a result of renovation costs exceeding the budgeted costs for the same, then the Sponsor shall contribute additional capital to the Company in an amount necessary to meet such cost overruns. Such capital contributions shall be considered “Cost Overrun Contributions,” and such amounts shall accrue interest at a rate equal to the interest of the senior loan on the Property (the “Cost Overrun Return”).


Certain fees and compensation will be paid over the life of the transaction. The following fees and compensation will be paid:

Type of Fee Amount of Fee Received By Paid From Notes
One-Time Fees:
Acquisition/ Guarantor Fee $150,000 Sponsor Capitalized Equity Contribution 1.0% of the Property purchase price
Broker-Dealer Fee 3.0% North Capital (1) Capitalized Equity Contribution 3.0% based on the amount of equity invested by Realty Mogul 64, LLC
Mortgage Broker Fee 1.0% Continental Funding Group Capitalized Equity Contribution 1.0% of the loan amount.  Continental Funding Group is a separate but affiliated entity of the Sponsor and its principals.

Recurring Fees:
Property Management Fee 4.0% Sponsor Operating Cash Flow The greater of 4.0% of Effective Gross Income or $2,500/month
Management and Administrative Fee 1.0% RM Manager, LLC Distributable Cash  1.0% of amount invested in Realty Mogul 64, LLC. RM Manager, LLC is the Manager of Realty Mogul 64, LLC and a wholly-owned subsidiary of Realty Mogul, Co. (2)

(1) Certain employees of Realty Mogul, Co. are registered representatives of, and are paid commissions by, North Capital Private Securities Corp., a Delaware corporation ("North Capital"). In addition, North Capital pays a technology provider services fee to Realty Mogul, Co. for licensing and access to certain technology, reporting, communications, branding, entity formation and administrative services performed from time to time by Realty Mogul, Co., and North Capital and Realty Mogul, Co. are parties to a profit sharing arrangement.

(2) Fees may be deferred to reduce impact to investor distributions

The above presentation is based upon information supplied by the Sponsor or others.  Realty Mogul, Co., RM Manager, LLC, and Realty Mogul 64, LLC, along with their respective affiliates, officers, directors or representatives (the "RM Parties") hereby advise you that none of them has independently confirmed or verified any of the information contained herein.  The RM Parties further make no representations as to the accuracy or completeness of any such information and undertake no obligation now or in the future to update or correct this presentation or any information contained herein.

Apartment Complex Competition Risks

Competition in the Property’s local market area is significant and may affect the Property’s occupancy levels, rental rates and operating expenses.  The Property will compete with other residential alternatives to attract tenants, including other apartment units that are available for rent, as well as new and existing apartment residences. If development of apartment complexes by other operators were to increase, due to increases in availability of funds for investment or other reasons, then competition with the Property could intensify.  Competitive apartment residences in a particular area could adversely affect the ability of Sponsor to sell the property, rent its units as necessary to maintain occupancy, and/or to increase or maintain unit rental rates.

Apartment - Minimal Tenant Diversification

The Property is smaller than many larger apartment complexes, and the 48 tenants of the Property represent a smaller and thus less diversified tenant base than would be the case for a larger multi-family property involving a greater number of tenants.  If one or more of the Property’s units become vacant or do not meet the Sponsor’s expectations in terms of projected rental rates to be realized, such issues will have a proportionately larger adverse effect on the Property’s results of operations (and the value of the Company’s investment) than they would for a property involving a larger and more diverse tenant base.

Renovation Risks

The Sponsor intends to renovate the Property in order to be able to demand the significantly higher rents it is projecting to receive at the Property following such renovations. Such renovations are expected to include approximately $968,000 in unit and common area upgrades.  There can be no assurance that such renovations will be consummated on a timely basis or that such work will not materially adversely affect other aspects of the operation of the Property.  Any delays or adverse effects of such renovation work could adversely affect the Property’s financial results or business operations and thus the value of the Realty Mogul 64, LLC's investment.  

Following the renovations, the sponsor expects to be able to rent the apartment units at average rates that would represent an approximate 40% increase over the average existing rental rates.  Although the Sponsor believes that comparable properties are currently achieving rental rates that are greater than the future rental rates expected from the Property, there can be no assurance that such increased rental rates will be achieved.  Failure to realize such increased rental rates could adversely affect the Property’s financial results or business operations and thus the value of the Realty Mogul 64, LLC’s investment.

Lease-Up Risks

The Property currently has approximately a 96% occupancy level, and the Sponsor intends to implement a capital improvement plan involving the renovations of certain units and a leasing program in its effort to maintain that occupancy level.  There can be no assurance that such renovations will be consummated on a timely basis, that such work will not materially adversely affect other aspects of the operation of the Property, or that the planned lease-up program will result in the Property maintaining its occupancy level at rental rates in line with those projected.  Any delays or adverse effects of such renovation work or lease-up efforts could adversely affect the Property’s financial results or business operations and thus the value of the Company’s investment.

Although the Sponsor believes that comparable properties are currently achieving rental rates that are in line with those expected from the Property, there can be no assurance that such increased occupancy levels or rental rates will be achieved.  Failure to realize such increased rental rates could adversely affect the Property’s financial results or business operations and thus the value of the Company’s investment.

Vacancies and Tenant Defaults May Reduce the Property's Revenues

A vacancy or default of a tenant on its rent will cause Sponsor Entity to lose the revenue from that unit and, if enough effective vacancies occur, it could cause Sponsor Entity to have to find an alternative source of revenue to meet any loan payments and other operating expenses for a particular property and it may not be possible to have to find a viable alternative source of revenue.  If the company managing the investment property does not employ sufficiently aggressive marketing campaigns and/or lease incentive programs, vacancies may increase and an investment in the Company may be adversely affected.

Bridge Loan

The loan used to acquire the Property is a bridge loan.  Financing risk is inherent in the mortgage lending industry, and there can be no assurance that the lender will complete financing on the rates and terms including in the underwriting being presented in the model for this investment opportunity.  Should the terms of the debt financing change materially and adversely, investors will be notified.

Interest-Only Loan

The bridge loan being used to acquire the Property is an interest only loan, which means that there will be no reduction in the principal balance.

Rising Interest Rates

The Federal Reserve has methodically reduced the amount of stimulus it was earlier injecting into the U.S. economy, and has signaled that increases in the federal funds rate may be forthcoming.  This could potentially lead to rising interest rates offered by other lenders and could have an effect on the future value of the Property (since higher loan interest rates might mean that potential buyers would face proportionately higher debt service expenses).

Forward-Looking Statements

Investors should not rely on any forward-looking statements made regarding this opportunity, because such statements are inherently uncertain and involve risks. We use words such as “anticipated”, “projected”, “forecasted”, “estimated”, “prospective”, “believes”, “expects”, “plans”, “future”, “intends”, “should”, “can”, “could”, “might”, “potential”, “continue”, “may”, “will” and similar expressions to identify these forward-looking statements

Illiquid Investment - Transfer Restrictions & No Public Market

The transferability of membership interests in Realty Mogul 64, LLC are restricted both by the operating agreement for that entity and by U.S. federal and state securities laws. In general, investors will not be able to sell or transfer their interests. There is also no public market for the investment interests and none is expected to be available in the future. Persons should not invest if they require any of their investment to be liquid. This is particularly important for persons of retirement age, who should plan carefully to assure that their assets last throughout retirement.

Uncertainty Surrounding Future Sales Price

There is risk associated with the Sponsor being unable to sell the Property as projected.

Management Risk

Investors will be relying solely on the Sponsor for the execution of its business plan. The Sponsor may in turn rely on other key personnel with relevant experience and knowledge, including contractors and consultants. Members of 180 Buckingham Avenue, LLC (including Realty Mogul 64, LLC) will agree to indemnify the manager in certain circumstances, which may result in a financial burden if any litigation results from the execution of the business plan. While the Sponsor has significant operating experience, 180 Buckingham Avenue, LLC is a newly formed company and has no operating history or record of performance. Realty Mogul 64, LLC is pursuing a venture capital strategy through its investment in 180 Buckingham Avenue, LLC, and the manager of Realty Mogul 64, LLC is expected to be treated as an investment adviser exempt from federal or state registration under this strategy.

Manager of Realty Mogul 64, LLC Will Participate in Sponsors' Promote Interest

The manager of Realty Mogul 64, LLC will be entitled to a participation in the value of any excess distributable cash flow and any appreciation of the Property realized upon its sale. This could lead to a potential conflict of interest between the manager and Realty Mogul 64, LLC. Investors must recognize and agree to waive and bear the risk of this conflict of interest.

Uncertain Distributions

The Sponsor cannot offer any assurances that there will be sufficient cash available to make distributions to its members (including Realty Mogul 64, LLC) from either net cash from operations or proceeds from the sale or refinancing of the asset.  The Sponsor, in its discretion, may retain any portion of such funds for tenant improvements, tenant refurbishments and other lease-up costs or for working capital reserves. The Sponsor has chosen to make distributions quarterly.

Risk of Interest Charges for Sponsor Capital Calls

The amount of capital that may be required by 180 Buckingham Avenue, LLC from Realty Mogul 64, LLC is unknown, and although 180 Buckingham Avenue, LLC does not require that its members contribute additional capital to it, it may from time to time request additional funds in the form of loans or additional capital. Realty Mogul 64, LLC does not intend to participate in a capital call if one is requested by 180 Buckingham Avenue, LLC, and in such event the manager of 180 Buckingham Avenue, LLC may accept additional contributions from other members of 180 Buckingham Avenue, LLC.  Amounts that are contributed by existing or new members will be deemed to be additional capital contributions, in which case Realty Mogul 64, LLC's interest in 180 Buckingham Avenue, LLC will suffer a proportionate amount of dilution.  In addition, in the event that less than all of the members make additional capital contributions, the other members of the company shall have the right to make disproportionate additional capital contributions on behalf of any noncontributing members.  Any such amounts shall accrue interest at a rate equal to the interest of the senior loan on the Property and the return of the disproportionate additional capital contributions have priority in the waterfall over the return of the capital contributions of Realty Mogul 64, LLC to 180 Buckingham Avenue, LLC.

Uncertain Exit Timing

Although it is anticipated that the Property will be sold at the end of the expected five (5) year hold period, Realty Mogul 64, LLC will not have full control over the timing of the sale of the Property, and therefore we cannot offer assurances of when the exit will occur.

General Economic and Market Risks

While the Sponsor has conducted significant research to justify the intended rental rates and sales price relative to comparable properties in the market, its best efforts to forecast economic conditions cannot state for certain whether or not rental rates will be achieved or investor sentiment and the capital markets will be favorable to the Property at the intended disposition date. The real estate market is affected by many factors, such as general economic conditions, the availability of financing, interest rates and other factors, including supply and demand for real estate investments, all of which are beyond the control of the Sponsor​​.

The above is not intended to be a full discussion of all the risks of this investment. Please see the Risk Factors in the Issuer Document Package for a discussion of additional risks.

The above presentation is based upon information supplied by the Sponsor and others. Realty Mogul, Co., RM Manager, LLC, and Realty Mogul 64, LLC, along with their respective affiliates, officers, directors or representatives (the "RM Parties") hereby advise you that none of them has independently confirmed or verified any of the information contained herein. The RM Parties further make no representations as to the accuracy or completeness of any such information and undertake no obligation now or in the future to update or correct this presentation or any information contained herein.




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