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Multifamily
Bluerock Riverside DST
Jacksonville, FL
Funded
100% funded
...
Bluerock Riverside DST
Jacksonville, FL
All Investments > Bluerock Riverside DST
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Overview
Bluerock Riverside DST
1031 eligible DST offering featuring a 94% leased Class A multifamily property with modern amenities. Strong institutional Sponsor with significant multifamily experience.
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Details
For more information, view the Sponsor's Investment Memorandum.
Estimated First Distribution 10/2016
Estimated Hold Period 7-10 years
Investment Type Equity
Year Built 2015
Number of Units 310
Current Occupancy 94%
Leverage 58.8% Loan-to-Cost/63.7% Loan-to-Value
Sponsor Documents
The offering documents above have been prepared and are being delivered by the Sponsor of this investment opportunity, and not by RM Securities, LLC. RM Securities, LLC and its associated persons did not assist in preparing, do not explicitly or implicitly adopt or endorse, and are not otherwise responsible for, the Sponsors offering documents posted below or any content therein.
Deal Highlights
Investment Highlights
Newly Constructed Class A Multifamily
94% Occupancy and Located near Downtown of Major Metropolitan City
Experienced Sponsor with Multiple 1031 Eligible Multifamily Properties
Low Leveraged Property (58.8% LTC) with 2.2x Debt Service Coverage Ratio based on the Year 1 Proforma
Newly Constructed Class A Multifamily
94% Occupancy and Located near Downtown of Major Metropolitan City
Experienced Sponsor with Multiple 1031 Eligible Multifamily Properties
Low Leveraged Property (58.8% LTC) with 2.2x Debt Service Coverage Ratio based on the Year 1 Proforma
Contact Us
Questions before investing?
Speak with our Investor Relations team.
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Management
For more information, view the Sponsor's Investment Memorandum.
Bluerock Exchange, LLC

Bluerock Exchange, LLC, a Delaware limited liability company, is an affiliate of Bluerock Real Estate, LLC (“Bluerock”), a private equity real estate investment firm having sponsored a portfolio currently exceeding 16 million square feet of primarily apartment and office real estate. Bluerock's senior management team has an average of over 25 years investing experience, has been involved with acquiring over 35 million square feet of real estate worth approximately $10 billion, and has helped launch leading real estate private and public company platforms. The Trust is to be managed by BR Riverside DST Manager, LLC, a Delaware limited liability company (the “Manager”), an affiliate of Bluerock.

Bluerock Property Management, LLC (the "Property Manager") has subcontracted all day-to-day, on-site management, leasing and related functions for the Property to Matrix Residential, LLC (the "Property Sub-Manager" or "Matrix").  Matrix is a leading multifamily property management company in the United States. Headquartered in Atlanta, Matrix manages a portfolio of more than 67 properties, including approximately 16,000 apartment units under management, for a portfolio value exceeding $1 billion.*

*Per the Sponsor 

Sponsor Track Record

Bluerock Portfolio

Currently Owned Properties
Property Name Location Property Type Date
Acquired
# of Apartment
Units
Purchase Price
Park at Chapel Hill Chapel Hill, NC MF 2/2011 198 $8,400,000
Springhouse Newport News, VA MF 12/2009 432 $29,250,000
Village Green Ann Arbor, MI MF 9/2012 520 $58,000,000
Enders Place Orlando, FL MF 10/2012 220 $25,100,000
MDA City Apartments Chicago, IL MF 12/2012 190 $54,870,000
Lansbrook Village Palm Harbor, FL MF 3/2014 607 $58,500,000
Arium Grandewood Orlando, FL MF 11/2014 306 $44,400,000
Park & Kingston Charlotte, NC MF 3/2015 168 $31,250,000
Fox Hill Austin, TX MF 3/2015 288 $38,150,000
Whetstone Apartments Durham, NC MF 5/2015 204 $35,600,000
Ashton Reserve Charlotte, NC MF 5/2015 473 $66,550,000
Arium Palms at World Gateway Orlando, FL MF 8/2015 252 $37,000,000
Sorrel Phillips Creek Rach Apartments Frisco, TX MF 12/2015 352 $52,050,000
Sovereign Apartments Fort Worth, TX MF 12/2015 322 $47,650,000
Citation Club Sarasota, FL MF 1/2016 320 $40,300,000
Summer Wind Apartments Naples, FL MF 1/2016 368 $46,000,000
Preserve at Henderson Beach Destin, FL MF 3/2016 340 $53,700,000
Villages at Lake Boone Raleigh, NC MF 1/2016 245 $39,600,000
Flagler Village Ft. Lauderdale, FL MF 1/2016 384 $126,580,000
Cheshire Bridge Apartments Atlanta, GA MF 5/2015 285 $48,200,000
West Morehead Charlotte, NC MF 1/2016 287 $57,290,000
CoHo House Atlanta, GA MF 7/2014 128 $20,756,000
Alexan Southside Houston, TX MF 1/2015 270 $48,550,000
Alexan City Centre Houston, TX MF 6/2014 340 $81,800,000
Domain Phase I Garland, TX MF 12/2015 301 $47,158,000
EOS Orlanda, FL MF 12/2013 296 $36,960,000
Beach House Jacksonville, FL MF 4/2016 228 $51,576,436
Landings at Four Corners Orlando, FL MF 2/2016 270 $38,846,134
Clearwater Clearwater, FL MF 9/2015 240 $46,250,038
Ansley Village Macon, GA MF 6/2014 294 $30,761,121
Alamance Reserve Burlington, NC MF 1/2014 240 $23,787,227
Chace Lake Villas Birmingham, AL MF 6/2012 264 $26,336,797
Mesa Ridge San Antonio, TX MF 3/2011 200 $10,941,471
Plaza Gardens Overland Park, KS MF 8/2008 200 $25,500,783
Stonebrook Nashville, TN MF 9/2011 320 $18,254,359
Valley Townhomes Puyallup, WA MF 7/2008 220 $42,578,189
1355 First Ave New York, NY Condo 1/2008 29 $64,282,064
Cummings Research Park I Huntsville, AL Office 11/2007 - $58,460,000
Cummings Research Park II Huntsville, AL Office 11/2007 - $63,990,000
Cummings Research Park III Huntsville, AL Office 11/2007 - $57,210,000
Summit at Southpoint Jacksonville, FL Office 12/2006 - $37,400,000
Town & Country St. Louis, MO Office 6/2008 - $51,790,000
Diversified Net Lease Portfolio Multiple Net Lease 4/2013 - $21,671,490
Total       10,601 $1,903,300,109
Sold Properties
Property Name Location Property Type Acquisition Date / Sale Date # of
Units
Acquisition
Price
Sale Price Gain/Loss*
Woodland Office Park Hauppauge, NY Office 4/2003 - 5/2006 - $16,900,000 $20,225,000 $3,325,000
Mesa Ridge San Antonio, TX MF 12/2008 - 3/2011 200 $6,550,000 $8,900,000 $2,350,000
The Ashford Atlanta, GA MF 11/2009 - 9/2011 221 $19,750,000 $24,500,000 $4,750,000
The Meadows Austin, TX MF 12/2008 - 10/2011 100 $3,450,000 $5,500,000 $2,050,000
Tech Ridge Austin, TX MF 2/2010 - 8/2012 256 $17,190,000 $26,000,000 $8,810,000
Stratford San Antonio, TX MF 12/2008 - 10/2012 269 $11,900,000 $15,000,000 $3,100,000
Note16 Nashville, TN MF 2/2012 - 6/2013 86 $11,300,000 $15,600,000 $4,300,000
Hillsboro Nashville, TN MF 9/2010 - 9/2013 201 $31,600,000 $44,000,000 $12,400,000
Meadowmont Chapel Hill, NC MF 4/2010 - 10/2013 258 $37,000,000 $49,000,000 $12,000,000
The Stratford Cary, NC MF 6/2012 - 12/2013 247 $20,300,000 $27,100,000 $6,800,000
Arbor Terrace of East Cobb Marietta, GA MF 5/2011 - 3/2014 89 $15,500,000 $21,250,000 $5,750,000
Creekside Village Chattanooga, TN MF 3/2010 - 3/2014 192 $14,250,000 $18,875,000 $4,625,000
Landmark St. Louis, MO Office 3/2007 - 7/2014 - $26,030,000 $18,500,000 ($7,530,000)
Estates at Perimeter Augusta, GA MF 9/2010 - 11/2014 240 $24,950,000 $26,000,000 $1,050,000
Grove at Waterford Hendersonville, TN MF 4/2012 - 11/2014 252 $27,875,000 $37,670,000 $9,795,000
23 Hundred Berry Hill Nashville, TN MF 10/2012 - 1/2015 266 $33,670,000 $61,200,000 $27,530,000
Villas at Oak Crest Chattanooga, TN MF 1/2012 - 9/2015 209 $15,520,000 $18,500,000 $2,980,000
North Park Towers Southfield, MI MF 12/2005 - 10/2015 313 $36,900,000 $18,200,000 ($18,700,000)
Artisan on 18th Nashville, TN MF 6/2013 - 10/2015 153 $22,300,000 $35,200,000 $12,900,000
Indian Springs El Paso, TX MF 9/2011 - 10/2015 232 $12,350,000 $12,800,000 $450,000
Realized Total       3,784 $405,285,000 $504,020,000 $98,735,000
Combined Portfolio Total       14,385 $2,308,585,109 $504,020,000 $98,735,000

 

*Figures do not reflect any fees that may have been associated with the transaction.

Website
Management Team
Management
R. Ramin Kamfar
Founder and Chief Executive Officer

Mr. Kamfar has served as the Chairman and Chief Executive Officer of Bluerock since its inception in October 2002. Mr. Kamfar has approximately 20 years of experience in building operating companies, and in various aspects of real estate, mergers and acquisitions, private equity investing, investment banking, public and private financings, and retail operations. From 1988 to 1993, Mr. Kamfar worked as an investment banker at Lehman Brothers Inc., New York, New York, where he specialized in mergers and acquisitions, corporate finance and private placements. From 1993 to 2002, Mr. Kamfar was the CEO and Chairman of New World Restaurant Group, Inc. (now known as Einstein Noah Restaurant Group, Inc (NASDAQ: BAGL)), a company he founded and grew through a consolidation and turnaround of several companies to approximately 800 locations and $400 million in gross revenues and a portfolio of brands which included Einstein Bros.® and Noah’s NY Bagels®. From 1999 to 2002, Mr. Kamfar served as an active investor, advisor and member of the Board of Directors of Vsource, Inc., a technology company subsequently sold to Symphony House (KL: SYMPHNY), a leading business process outsourcing company focused on the Fortune 500 and Global 500. Mr. Kamfar received an M.B.A. degree with distinction in Finance in 1988 from The Wharton School of the University of Pennsylvania, located in Philadelphia, Pennsylvania, and a B.S. degree with distinction in Finance in 1985 from the University of Maryland located in College Park, Maryland.

Management
James G. Babb III
Managing Director and Chief Investment Officer

Mr. Babb serves as Managing Director and Chief Investment Officer of Bluerock, which he joined in July 2007. He oversees all real estate sourcing, diligence, structuring and acquisitions for Bluerock. He has been involved exclusively in real estate acquisition, management, financing and disposition for more than 20 years, primarily on behalf of investment funds since 1992. From 1992 to August 2003, Mr. Babb helped lead the residential and office acquisitions initiatives for Starwood Capital Group, or Starwood Capital, most recently as a Senior Vice President. Starwood Capital was formed in 1992 and during his tenure raised and invested funds on behalf of institutional investors through seven private real state funds, each of which had investment objectives similar to ours (but not limited to multifamily investments), and which in the aggregate ultimately invested approximately $8 billion in approximately 250 separate transactions. During such period, Mr. Babb led or shared investment responsibility for over 75 investment transactions totaling approximately $2.5 billion of asset value in more than 20 million square feet of residential, office and industrial properties located in 25 states and seven foreign countries, including a significant number of transactions that were contributed to the initial public offering of Equity Residential Properties Trust (NYSE: EQR), and to create iStar Financial
Inc. (NYSE: SFI). Mr. Babb was also active in Starwood Capital’s efforts to expand its platform to invest in Europe. From August 2003 to July 2007, Mr. Babb founded his own principal investment company, Bluepoint Capital, LLC. Bluepoint was a private real estate investment company focused on the acquisition, development and/or redevelopment of residential and commercial properties in the Northeast United States and Western Europe. Mr. Babb received a B.A. degree in Economics in 1987 from the University of North Carolina at Chapel Hill.

Management
Jordan B. Ruddy
President and Chief Operating Officer

Jordan Ruddy serves as President and Chief Operating Officer for Bluerock, which he joined in 2002. Mr. Ruddy has 20 years of experience in real estate acquisitions, financings, management and dispositions. From 2000 to 2001, Mr. Ruddy served as an investment banker at Banc of America Securities LLC, where he was responsible for various types of real estate investment banking transactions including equity offerings, debt placements and asset sales. From 1997 to 2000, Mr. Ruddy served as Vice President of Amerimar Enterprises, a real estate company specializing in value-added investments nationwide, where he managed acquisitions, financings, leasing, asset management and dispositions involving over 1,500,000 square feet of commercial and multifamily real estate. From 1995 to 1997, Mr. Ruddy served as an investment banker at Smith Barney Inc., where he was responsible for various types of real estate investment banking transactions including equity offerings, debt placements and asset sales. From 1988 to 1993, Mr. Ruddy served in the real estate department of The Chase Manhattan Bank, most recently as a Second Vice President. Mr. Ruddy received an M.B.A. degree in Finance and Real Estate in 1995 from The Wharton School of the University of Pennsylvania, located in Philadelphia, Pennsylvania, and a B.S. degree with high honors in Economics in 1986 from the London School of Economics, located in London, England.

Management
Jerold E. Novack
Senior Vice President – Asset Management and Chief Financial Officer

Mr. Novack serves Senior Vice President — Chief Financial Officer of Bluerock since October 2004. Mr. Novack has over 25 years of experience in public and private financings, operations and management. From June 1994 to April 2002, Mr. Novack served in senior financial positions of New World Restaurant Group, Inc. (now known as Einstein Noah Restaurant Group, Inc. (NASDAQ: BAGL)), including as its Executive Vice President and Chief Financial Officer. From 1982 to 1993, Mr. Novack held various senior financial positions at several specialty retail chains, including Mercantile Department Stores and Brooks Fashion Stores. Mr. Novack received a B.S. degree in Accounting in 1976 from Brooklyn College, City University of New York.

Management
Simon Brower
Managing Director

Simon has been the Managing Director of Bluerock Exchange since June of 2016, and in his role, manages the marketing and distribution of Bluerock's 1031/DST products.

His experience in the securitized 1031 exchange business began in 2004, when he worked for TripleNet Properties, which later merged with Grubb & Ellis. Over a 6 year period, he held both sales and management positions and helped investors complete over $300,000,000 in 1031 exchanges. 

Immediately prior to joining Bluerock, Simon worked for KBS Capital Markets Group in Newport Beach, California. There, he served as Regional Vice President and was responsible for raising investor capital from financial advisors throughout Southern California.

Simon graduated from University of California, Irvine with a bachelor's degree in Economics. He lives in San Clemente with his wife and two daughters.

Property
For more information, view the Sponsor's Investment Memorandum.

The Property is a 310-unit urban-style apartment community located at 100 Magnolia Street in the Riverside District near Downtown Jacksonville, FL. The Property was built in 2015 and is currently 94% occupied. The unit mix consists of 188 one-bedroom units and 122 two-bedroom units. Average in-place monthly rents are $1,296 per unit ranging from $1,060 to $1,900. In-place rents are significantly higher than market averages but on-par with the two other Class A multifamily buildings that are comparable to the Property.

The Property currently offers numerous amenities including a modern pool with dual aqua decks, fire pit & gas grilling stations, outdoor living room and gathering area, regulation-sized bocce court, clubhouse with full-service kitchen, TV and billiards bar lounge, two-story fitness center with cardio, cross-fit, and yoga space, private conference room and business center/Wi-Fi area, on-site event stylist with monthly socials, private study lounge, valet trash service, on-site dry cleaning, private garages and surface parking, dog park, trash compactor and bike racks.

Unit amenities include granite or quartz countertops, kitchen islands in select units, high-gloss cabinetry, imported Italian cabinets, tile backsplash in kitchens, stainless steel appliances, walk-in closets, private balconies, downtown skyline and river views in select units, and washers and dryers in all units.

Unit Mix
Unit Type # of Units Avg SF/Unit Avg Rent/Unit Avg Rent/SF
1/1 188 680 $1,089 $1.60
2/2 122 1,082 $1,616 $1.49
Total 310 838 $1,296 $1.55
Comparables
For more information, view the Sponsor's Investment Memorandum.
Rental Comparables*
  Subject 220 Riverside Bell Riverside The Strand** Total / Averages
# of Units 310 294 257 295 289
Year Built 2015 2015 2001 2007 2010
Average SF (Per Unit) 838 956 1,020 1,190 1,001
Average Rental Rate (Per Unit) $1,296 $1,572 $1,451 $1,777 $1,524
Average Rent PSF $1.55 $1.64 $1.42 $1.49 $1.53
Distance from Subject (miles) - 0.10 1.20 1.50 0.93

Source: Axiometrics/CoStar

*Minimal Class A product in the submarket

**This comparable property is a High-Rise Apartment

Sales Comparables
  Subject Broadstone Beach House Terrace at Town Center Hawthorne Apartments Uptown at St. Johns Total / Averages
Date May-16 April-16 January-16 May-15 October-14 -
# of Units 310 228 240 239 220 247
Year Built 2015 2009 2013 2013 2013 2013
Average SF (per Unit) 838 1,168 956 1,091 981 1,007
Purchase Price $57,970,000 $46,512,000 $39,000,000 $35,200,000 $37,700,000 $43,276,400
$/Unit $187,000 $204,000 $162,500 $147,280 $171,364 $174,429
Cap Rate 5.47% 5.29% 4.99% 5.40% 4.70% 5.17%
Distance(mi.) - 17.30 11.50 14.90 11.70 13.85

Source: Appraisal/CoStar

Property Appraisal available upon request. Please email investor-help@realtymogul.com.

Financials
For more information, view the Sponsor's Investment Memorandum.
Sources & Uses
Total Capitalization
Sources of Funds Cost
Debt $37,680,000
Equity $26,454,298
Total Sources of Funds $64,134,298
Uses of Funds Cost
Purchase Price $57,970,000
Acquisition Fee $1,159,400
Acquisition and Financing Closing Costs $1,415,253
Selling Commissions and Fees $2,447,023
Lender Reserves $1,142,622
Total Uses of Funds $64,134,298
Debt Assumptions

The Property has existing debt: 

  • Loan Origination Date: 6/13/2016
  • Lender: KeyBank Fannie Mae DUS
  • Loan Proceeds: $37,680,000
  • Loan to Cost: 58.8%
  • Interest Rate: 3.83% Fixed
  • Amortization: 30-year amortization
  • Interest Only: 5-year interest-only
  • Recourse: Non-recourse to the Trust, but recourse to the Trust and principals of the Sponsor for certain (i) "bad acts", and (ii) environmental indemnification
  • Term: 10 years
  • Prepayment Penalty: 84-month Yield Maintenance period

*Approximately $22,375,000 of bridge financing from KeyBank, McKenzie and Bluerock affiliates was used to acquire the Property.  The bridge financing has a blended rate of 5.0% and is expected to be repaid within 6 months with proceeds from the sale of the Beneficial Interests.   Realty Mogul is still in the process of reviewing all loan documents. 

Distributions

The Sponsor will make distributions directly to investors who own a beneficial interest in the DST on a pro-rata basis.

Distributions are projected to start for each investor within 60 days of the completion of that investors purchase of beneficial interest in the DST. Distributions are projected to continue on a monthly basis thereafter. These distributions are at the discretion of the Sponsor and made directly by the Sponsor, neither Realty Mogul Co. nor any of its affiliates have any control or discretion on the timing or amount of distributions.

Fees

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

One-Time Fees:
Type of Fee Amount of Fee Received By Paid From Notes
Acquisition Fee $1,159,400 Sponsor Capitalized Equity Contribution 2% of purchase price
Broker-Dealer Fee 6.0% Broker Dealers Capitalized Equity Contribution Paid to North Capital(1) or other licensed broker-dealers based on the amount of equity capital raised. Surplus fees retained by Sponsor.
Marketing & Due Diligence Fee 1.25% Broker Dealers Capitalized Equity Contribution 1.25% based on the amount of equity invested by investors through RealtyMogul.com, third-party Broker Dealers (including North Capital(1)) are entitled to additional fees based on equity they originate. Surplus fees retained by Sponsor.
Placement Agent Fee 1.40% Sponsor or Third Parties Capitalized Equity Contribution  
Disposition Fee 3% Sponsor Sale Proceeds 3% of Sales Price 
Recurring Fees:
Type of Fee Amount of Fee Received By Paid From Notes
Asset Management Fee 0.2% of Purchase Price Manager Operating Cash Flow  
Property Management Fee 2.75% of Effective Gross Income Property Manager Operating Cash Flow Property Manager will be Matrix Residential, an unaffiliated third-party.
Master Lease Operating Profit N/A Master Lessee Operating Cash Flow The Master Lessee will retain net operating revenues from the Property that exceed the total rent payable to the Trust under the Master Lease.

Notes:

The financials above assume that RealtyMogul.com investors purchase $1,000,000 of beneficiary interests in BR Riverside DST

(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.

The above presentation is based upon information supplied by the Sponsor or others.  Realty Mogul, Co. along with its 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.

This content does not constitute an offer to sell or a solicitation of an offer to buy any securities. RealtyMogul.com and North Capital Private Securities are in the process of screening, performing due diligence, and verifying information for the offering. The content is presented to gauge interest only and is subject to change without notice.

Sources & Uses
Total Capitalization
Sources of Funds Cost
Debt $37,680,000
Equity $26,454,298
Total Sources of Funds $64,134,298
Uses of Funds Cost
Purchase Price $57,970,000
Acquisition Fee $1,159,400
Acquisition and Financing Closing Costs $1,415,253
Selling Commissions and Fees $2,447,023
Lender Reserves $1,142,622
Total Uses of Funds $64,134,298
Debt Assumptions

The Property has existing debt: 

  • Loan Origination Date: 6/13/2016
  • Lender: KeyBank Fannie Mae DUS
  • Loan Proceeds: $37,680,000
  • Loan to Cost: 58.8%
  • Interest Rate: 3.83% Fixed
  • Amortization: 30-year amortization
  • Interest Only: 5-year interest-only
  • Recourse: Non-recourse to the Trust, but recourse to the Trust and principals of the Sponsor for certain (i) "bad acts", and (ii) environmental indemnification
  • Term: 10 years
  • Prepayment Penalty: 84-month Yield Maintenance period

*Approximately $22,375,000 of bridge financing from KeyBank, McKenzie and Bluerock affiliates was used to acquire the Property.  The bridge financing has a blended rate of 5.0% and is expected to be repaid within 6 months with proceeds from the sale of the Beneficial Interests.   Realty Mogul is still in the process of reviewing all loan documents. 

Distributions

The Sponsor will make distributions directly to investors who own a beneficial interest in the DST on a pro-rata basis.

Distributions are projected to start for each investor within 60 days of the completion of that investors purchase of beneficial interest in the DST. Distributions are projected to continue on a monthly basis thereafter. These distributions are at the discretion of the Sponsor and made directly by the Sponsor, neither Realty Mogul Co. nor any of its affiliates have any control or discretion on the timing or amount of distributions.

Fees

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

One-Time Fees:
Type of Fee Amount of Fee Received By Paid From Notes
Acquisition Fee $1,159,400 Sponsor Capitalized Equity Contribution 2% of purchase price
Broker-Dealer Fee 6.0% Broker Dealers Capitalized Equity Contribution Paid to North Capital(1) or other licensed broker-dealers based on the amount of equity capital raised. Surplus fees retained by Sponsor.
Marketing & Due Diligence Fee 1.25% Broker Dealers Capitalized Equity Contribution 1.25% based on the amount of equity invested by investors through RealtyMogul.com, third-party Broker Dealers (including North Capital(1)) are entitled to additional fees based on equity they originate. Surplus fees retained by Sponsor.
Placement Agent Fee 1.40% Sponsor or Third Parties Capitalized Equity Contribution  
Disposition Fee 3% Sponsor Sale Proceeds 3% of Sales Price 
Recurring Fees:
Type of Fee Amount of Fee Received By Paid From Notes
Asset Management Fee 0.2% of Purchase Price Manager Operating Cash Flow  
Property Management Fee 2.75% of Effective Gross Income Property Manager Operating Cash Flow Property Manager will be Matrix Residential, an unaffiliated third-party.
Master Lease Operating Profit N/A Master Lessee Operating Cash Flow The Master Lessee will retain net operating revenues from the Property that exceed the total rent payable to the Trust under the Master Lease.

Notes:

The financials above assume that RealtyMogul.com investors purchase $1,000,000 of beneficiary interests in BR Riverside DST

(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.

The above presentation is based upon information supplied by the Sponsor or others.  Realty Mogul, Co. along with its 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.

This content does not constitute an offer to sell or a solicitation of an offer to buy any securities. RealtyMogul.com and North Capital Private Securities are in the process of screening, performing due diligence, and verifying information for the offering. The content is presented to gauge interest only and is subject to change without notice.

Disclosures
RM Securities, LLC and its Affiliates Compensation

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, LLC

Sponsor 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 Documents

The 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 Investment

This 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 Assumptions

Sponsor 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 Performance

Any 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 Debt

A 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 Registered

Sponsor’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 Advice

Nothing 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 Risk

Internal 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.

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