
St. Clair Holdings is a real estate investment company focused on a combination of opportunistic acquisitions and value-added programs that lead to high yield investment opportunities throughout the Southeast and Midwest United States. The firm focuses on three strategic investment areas: student housing, residential development, and apartments. St. Clair has over $300 million in assets under management between its three investment strategies.
St. Clair Apartments is St. Clair Holdings' existing multi-family investment arm. They seek to acquire underperforming properties in prime locations across the Southeast and transform them into well-managed, vibrant communities that deliver attractive yields for investors. Through well-conceived asset renovations and increasing operational efficiency, St. Clair Apartments seeks to offer optimally-located housing options that provide superior residential experiences while generating a strong return for investors.
Built in 1955 and 1961, the Property is comprised of 24 two bedroom, one bathroom units across six buildings. The units have effectively identical floorplans, and are about 850 square feet each. The seller of the Property, Habersham Properties, has upgraded the kitchens in 20 of the 24 units at the Property with new cherry cabinetry and new appliances. The lot size of 2.0 acres is relatively large for a 24-unit apartment complex in the area, as most new construction is allowed to have a greater unit density per lot size than The Westchester does. The site is laid out in two groups of three buildings facing Scott Boulevard in a half circle. The Property has parking behind the buildings and away from the road, with 1.75 parking spaces per unit. The site layout allows for a central lawn area between the buildings and Scott Boulevard, creating communal outdoor area at the Property.
Address | Sale Date | # of Units | Year Built | Purchase Price | $ per Unit |
---|---|---|---|---|---|
70 Spruce Street, Atlanta, GA | July 2015 | 28 | 1962 | $2,985,000 | $106,607 |
913 Briarcliff Road, Atlanta, GA | July 2015 | 19 | 1963 | $2,225,000 | $117,105 |
1931 Briarcliff Circle, Atlanta, GA | December 2016 | 82 | 1980 | $13,750,000 | $167,683 |
493 N Highland Avenue, Atlanta, GA | January 2016 | 17 | 1969 | $2,340,300 | $137,665 |
Average | September 2015 | 37 | 1969 | $5,235,075 | $145,892 |
Subject | June 2016 | 24 | 1955 & 1961 | $2,470,000 | $104,167 |
Deal | Year Built | Average Square Feet / Unit | Average Rental Rate / Unit | Average Rental Rate / Square Foot |
---|---|---|---|---|
411 Drexel Avenue, Decatur, GA | 1964 | 985 | $1,035 | $1.05 |
142 Scott Boulevard, Decatur, GA | 1961 | 1,049 | $1,350 | $1.29 |
432 Sycamore Drive, Decatur, GA | 1950 | 790 | $1,150 | $1.46 |
219-A Garden Lane, Decatur, GA | 1948 | 1,034 | $1,250 | $1.21 |
119 Willow Lane, Decatur, GA | 1948 | 1,130 | $1,195 | $1.06 |
510 Coventry Road, Decatur, GA | 1963 | 923 | $1,095 | $1.19 |
Average | 1956 | 985 | $1,179 | $1.20 |
Subject - In-Place | 1955 / 1961 | 985 | $906 | $1.07 |
Subject - Projected Post-Renovation | 1955 - 1961 | 985 | $1,175 | $1.38 |
The appraiser who completed the Property's appraisal is local to Atlanta and thus was able to source lease comps from smaller, niché properties. The lease comps the appraiser used are similar in age and quality to the Property. However, it should be noted that the lease comparables used are entirely duplex / triplex / quadplexes, whereas The Westchester is a 24-unit apartment complex.


Total Capitalization | ||
Sources of Funds | ||
Debt | $1,910,000 | |
Equity | $1,103,006 | |
Total Sources of Funds | $3,013,006 | |
Purchase Price | $2,470,000 | |
CapEx Reserve | $262,706 | |
Sponsor Acquisition Fee | $50,000 | |
Sponsor Legal Costs | $35,000 | |
North Capital Broker Dealer Fee | $35,000 | |
Lender Origination and Legal | $34,113 | |
Title and Due Diligence | $29,687 | |
Interest Rate Cap | $12,000 | |
Legal Fees paid to Outside Counsel | $10,000 | |
Operating Reserve | $40,000 | |
Closing Costs & Prorations | $34,500 | |
Total Uses of Funds | $3,013,006 |
The projected terms of the debt financing are as follows:
- Lender: State Bank & Trust Company
- Proceeds: $1,190,000
- Term: 35 months
- Rate: LIBOR + 2.95%* - Rate Locks first day of Month 13**
- Amortization: 25 years
- Interest Only Period: 12 months
- Prepayment Fee: None
*Note: Anticipated effective interest rate at the time of the Property's purchase is 3.43%.
**Note: Anticipated effective interest rate at the time of the rate locking for the Property is 3.70%.
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.
SCH Scott Blvd Owner, LLC intends to make distributions to Realty Mogul 65, LLC as follows: pro rata to the Members (including Realty Mogul 65, LLC) until all Members have received a 10.0% Internal Rate of Return ("IRR"), then a 77/23 (77% to members, 23% to Sponsor) of excess cash flows and appreciation to a 15.0% IRR to the Members. Thereafter excess cash flow and appreciation shall be split 65/35. Realty Mogul 65, LLC will distribute 100% of its share of excess cash flow (after expenses and fees) to the members of Realty Mogul 65, LLC (the RealtyMogul.com investors). The manager of Realty Mogul 65, LLC will receive a portion (up to 10%) of the Sponsor's promote interest.
Distributions are projected to start in December 2016 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.
Year 1 | Year 2 | |
---|---|---|
Effective Gross Revenue | $268,591 | $319,812 |
Total Operating Expenses | $127,801 | $133,145 |
Net Operating Income | $140,790 | $186,666 |
Annual Debt Service | $68,368 | $113,246 |
Distributions to Realty Mogul 65, LLC Investors | $48,907 | $1,213,097 |
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 Fee | $50,000 | Sponsor | Capitalized Equity Contribution | 2.02% of the property purchase price |
Broker-Dealer Fee | $35,000 | North Capital (1) | Capitalized Equity Contribution | 3.66% of Realty Mogul 65, LLC invested equity |
Recurring Fees: | ||||
Construction Management Fee | 9.0% of Hard Costs | Sponsor | Capital Expenditure Reserve | |
Asset Management Fee | 2.0% of Effective Gross Income | Sponsor | Operating Cash Flow | |
Management and Administrative Fee | 1.0% of amount invested in Realty Mogul 65, LLC | RM Manager, LLC | Distributable Cash | RM Manager, LLC is the Manager of Realty Mogul 65, LLC and a wholly-owned subsidiary of Realty Mogul, Co. (2) |
Notes:
(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 65, 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.
RM Securities, LLC, its registered representatives, affiliates, associated persons, and personnel of its affiliates who may also be associated with it, including our associated persons and personnel of our affiliates who are also be associated with RM Securities, LLC (it (“RM Securities,” “we,” “our,” or “us”) will receive fees, expense reimbursements, and other compensation (“Fees”) from the issuer of this investment offering, its sponsor, or an affiliate thereof (“Sponsor”), or otherwise in connection with Sponsor’s offering. The Fees paid to us are in addition to other fees you will pay to Sponsor or in connection with Sponsor’s investment offering. You will pay Fees to Sponsor, either directly or indirectly as an investor in the Sponsor’s offering. Sponsor will use the Fees you pay, as well as funds you invest in the relevant offering, to compensate us. The Fees paid to us will directly or indirectly be borne by you as the investor (typically, but not always, in the form of an expense of the Sponsor’s offering in which you invest) because such Fees will reduce the proceeds available for distribution to you and reduce the amount you earn over time.
For more information on the Fees paid to us, or any other Fees you will pay in connection with Sponsor’s offering, please carefully review the Sponsor’s Investment Documents. Please also carefully review RM Securities’ Form CRS, Regulation Best Interest Disclosures, and Limited Brokerage Services Agreement.
No Approval, Opinion or Representation, or Warranty by RM Securities, LLCSponsor has provided, approved, and is solely responsible in all aspects for the information on this webpage (“Page”), including 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”). The Investment Documents linked on this page have been prepared and posted by Sponsor, and not by RM Securities. We did not assist in preparing, do not adopt or endorse, and we are not otherwise responsible for, the Sponsor’s Investment Documents. We make no representations or warranties as to the accuracy of information on this Page or in the Sponsor’s Investment Documents and we accept no liability therefor. No part of the information on this Page or in the Sponsor’s Investment Documents is intended to be binding on us.
Sponsor’s Information Qualified by Investment DocumentsThe information on this Page 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 subject to change at the Sponsor’s discretion at any time up to the closing date. The Sponsor’s Investment Documents and supplements thereto contain important information about the Sponsor’s offering including relevant investment objectives, the business plan, risks, charges, expenses, and other information, which you should consider carefully before investing. The information on this Page should not be used as a basis for an investor’s decision to invest.
Risk of InvestmentThis investment is speculative, highly illiquid, and involves substantial risk. There can be no assurances that all or any of Sponsor’s assumptions, expectations, estimates, goals, hypothetical illustrations, or other aspects of Sponsor’s business plans (“Assumptions”) will be true or that actual performance will bear any relation to Sponsor’s Assumptions, and no guarantee or representation is made that Sponsor’s Assumptions will be achieved. If Sponsor does not achieve its Assumptions, your investment could be materially and adversely affected. 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. Sponsor’s Assumptions should not be relied upon as the primary basis for your decision to invest.
No Reliance on Forward-Looking Statements; Sponsor AssumptionsSponsor is solely responsible for statements made concerning forward-looking statements and Assumptions, which apply only as of the date made, are preliminary and subject to change, and are expressly qualified in their entirety by the disclosures and cautionary statements included in Sponsor’s Investment Documents, which you should carefully review. Neither RM Securities nor Sponsor are obligated to update or revise such forward-looking statements or Assumptions to reflect events or circumstances that arise after the date made or to reflect the occurrence of unanticipated events. Sponsor’s forward-looking statements and Assumptions are hypothetical, not based on actual investment achievements or events, and are presented solely for purposes of providing insight into the Sponsor’s investment objectives, detailing Sponsor’s anticipated risk and reward characteristics, and establishing a benchmark for future evaluation of actual results; therefore, they are not a predictor, projection, or guarantee of future results. You should not rely on Sponsor’s forward-looking statements as a basis to invest.
Importantly, we do not adopt, endorse, or provide any assurance of returns or as to the accuracy or reasonableness of Sponsor’s Assumptions or forward-looking statements.
No Reliance on Past PerformanceAny description of past performance is not a reliable indicator of future performance and should not be relied upon as the primary basis to invest.
Sponsor’s Use of DebtA substantial portion of the total cost of the real estate asset acquired by the Sponsor with investor funds (“Property”) will be paid with borrowed funds, i.e., debt. Sponsor’s estimated rates and terms of the debt financing are subject to lender approval, and there is no assurance that the Sponsor will secure debt at the rates and terms presented on this Page or in the Sponsor’s Investment Documents, or at all. The use of borrowed money to acquire real estate is referred to as leveraging, which can amplify losses and could result in lender foreclosure. In addition, if the debt includes a variable (or “floating”) interest rate, the total amount of interest paid over the term of the debt will fluctuate and can increase. As a result, Sponsor’s use of debt can result in a loss of some or all of your investment.
Sponsor’s Offering is Not RegisteredSponsor’s securities offering 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 offering will not be registered under any state securities laws in reliance on exemptions from state registration. Such securities (your ownership 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 Platform are intended solely for “Accredited Investors,” as that term is defined in Rule 501(a) under the Securities Act.
No Investment AdviceNothing on this Page should be regarded as investment advice (either with respect to 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 to understand and assess the risks associated with real estate or private placement investments. For additional information on RM Securities’ involvement in this offering, please carefully review the Sponsor’s Investment Documents, and RM Securities’ Form CRS, Regulation Best Interest Disclosures, and Limited Brokerage Services Agreement.
1031 Exchange RiskInternal Revenue Code Section 1031 (“Section 1031”) contains complex tax concepts and certain tax consequences may vary depending on the individual circumstances of each investor. RM Securities and its affiliates make no representation or warranty of any kind with respect to the tax consequences of your investment or that the IRS will not challenge any such treatment. You should consult with and rely on your own tax advisor about the tax aspects with respect to your particular circumstances.