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:
Multifamily
Woodbridge Townhomes
Arlington, TX
Completed Equity
100% funded
...
Woodbridge Townhomes
Arlington, TX
All Investments > Woodbridge Townhomes
...
Overview
Woodbridge Townhomes
Multi-family property being acquired at discount to appraised value. Located within three (3) miles of major attractions such a Six Flags and AT&T Stadium.
current
current
current
current
current
current
current
Videos
Details
For more information, view the Sponsor's Investment Memorandum.
Estimated First Distribution 12/2016
Estimated Hold Period 3 years
Investment Strategy Value-Add
Investment Type Equity
Year Built 1981
Number of Units 91
Unit Types One (1) and two (2) bedroom, primarily townhome style units
Number of Stories Two 
Parking Ratio 1.98 per unit
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
Appraised Value $325,000 Over Purchase Price
Townhome Style Units
Texas Based Sponsor with Previous Experience in the Market
Located Near Major Professional Sports Stadiums and Six Flags Amusement Park
Appraised Value $325,000 Over Purchase Price
Townhome Style Units
Texas Based Sponsor with Previous Experience in the Market
Located Near Major Professional Sports Stadiums and Six Flags Amusement Park
Contact Us
Questions before investing?
Speak with our Investor Relations team.
Schedule a Call
Management
For more information, view the Sponsor's Investment Memorandum.
NAPA Ventures, LLC

NAPA Ventures, LLC also known as NAPA, is a multifamily and commercial real estate investment company focused on the acquisition, rehabilitation and operation of value-add and core asset investment properties in Texas.  NAPA is currently continuing to aggressively and profitably expand their real estate holdings within Texas and other growth markets of the USA.

NAPA currently has ownership in over 3,700 existing units.  Realty Mogul investors have previously invested with NAPA on the Woodbridge Townhomes and Ravenwood Apartments transactions.

Sponsor Track Record
 Property Name   Location   Asset Type   Date
Acquired 
 # of
Units

Purchase Price

 
 Encinal   San Antonio, TX  Multifamily 12/19/2013 201 $4,818,750
 Lakeview Apartments   Killeen, TX  Multifamily 4/4/2014 62 $1,175,000
 Morgan Manor   San Antonio, TX  Multifamily 9/26/2014 157 $3,650,000
 Summerlyn   Killeen, TX  Multifamily 1/6/2015 200 $6,300,000
 Sante Fe   San Antonio, TX  Multifamily 6/30/2015 327 $7,300,000
 Montecito Creek   Dallas, TX   Multifamily 9/30/2015 650 $34,000,000
 Oates Creek   Mesquite, TX  Multifamily 6/30/2016 280 $15,700,000
 Parkside Townhomes   Arlington, TX  Multifamily 7/14/2016 144 $11,500,000
 Woodbridge Townhomes   Arlington, TX  Multifamily 8/24/2016 91 $6,225,000
 Westwood Apartments   Dallas, TX  Multifamily 8/31/2016 187 $7,400,000
 Ravenwood Apartments Fort Worth, TX Multifamily 10/12/2016 122 $4,900,000
 Brandon Mill Dallas, TX Multifamily 9/26/2016 300 $12,160,000
 Eagle Point Dallas, TX Multifamily 11/15/2016 156 $6,961,100
 Pleasant Creek Lancaster, TX Multifamily 12/30/2016 159 $8,580,000
 Oyster Creek Lake Jackson, TX Multifamily 2/28/2017 201 $15,900,000
Treasure Bay Lake Jackson, TX Multifamily 2/28/2017 200 $15,100,000
Prescott Woods Tulsa, OK Multifamily 5/12/2017 256 $8,300,000
      Totals  3,749 $169,969,850

The Sponsor's bio and track record were provided by the Sponsor and have not been verified by RealtyMogul.com or NCPS

Website
Management Team
Management
Shravan Parsi
Principal and Co-Founder

Shravan Parsi is an entrepreneur and an innovator with a background in two diversified professional fields: real estate investments and pharmaceutical research.

Shravan is the Co-CEO & Co-Founder of NAPA, LLC, which has acquired 7 apartment complexes and 2 commercial properties in the past 18 months. NAPA will continue to aggressively grow with a forecasted pipeline of $150MM in planned acquisitions in 2016. Shravan is a featured speaker at Texas CEO Magazine’s 2015 Enlightened Speaker series event & was recently featured as a value investor in the Austin American Statesman for the commercial real estate investment he purchased adjacent to the Formula 1 Race Track prior to the inaugural US Grand Prix in Austin, Texas.

By education, Shravan is a Pharmaceutical Scientist, owns investments in Medical Device & Health-Tech space. Shravan has published articles in the academic journals and made presentations to FDA and American Association of Pharmaceutical Scientists (AAPS).

With 11 years of RE Investment experience and 12 years of Pharma industry scientific and management experience, Shravan brings a unique skill set and strategic business vision to NAPA investments. He is currently a member of prestigious entrepreneur network TIGER 21, Central Texas Angel Network (CTAN), and the Austin Technology Council (ATC), and a past member of Entrepreneurs Org (EO).

Management
Glenn Gonzales
Principal and Co-Founder

Mr. Glenn Gonzales is an entrepreneurial individual able to leverage 25 years of commercial real estate experience. Glenn served as Treasurer on the Board of Directors for the Washington Multi-family Housing Association, and was elected as President of the association in 2006. From 1994 to 1998, Glenn was a board member for the Utah Apartment Association. He also served a two-year term as the Chairman of the Public Relations Committee and a one-year term as the Secretary-Treasurer for the Institute of Real Estate Management (IREM). Since 1994, Glenn has also been an instructor for the Apartment Associations in his local markets.

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

The Property is a 91 unit garden-style apartment complex located at 2403 Brown Boulevard, Arlington, Texas. The Property was built in 1981 and is 90% leased as of May 2016. The unit mix consists of 41 one (1) bedroom, 1.5 bathroom units and 50 two (2) bedroom, 2.5 bathroom units.  Almost all the units are two-story townhomes, which is a desirable, atypical trait when compared to other comps in the area.  Average in-place rents for one bedroom units are $791 per month, with two bedroom units averaging $933 per month.

Amenities at the Property include one storage closet per townhome unit, a swimming pool, and one laundry facility.  Interior finishes include ceiling fans, microwave ovens, dishwashers, wood-burning fireplaces, and patios/balconies with exterior storage closets. 

Unit Mix
Unit Type # of Units Avg SF/Unit In-Place Rent Rent/SF Post-Reno Rent* Rent/SF % Variance**
1 Bed, 1.5 Bath 2 642 $780 $1.12 $905 $1.41 16.0%
1 Bed, 1.5 Bath 19 795 $770 $0.97 $940 $1.18 22.1%
1 Bed, 1.5 Bath 20 997 $813 $0.82 $1,085 $1.09 33.5%
2 Bed, 2.5 Bath 35 1,080 $900 $0.83 $1,120 $1.04 24.5%
2 Bed, 2.5 Bath 15 1,268 $1,010 $0.80 $1,140 $0.90 12.8%
Total 91 1,024 $869 $0.85 $1,073 $1.05 23.5%

Note: Only 46 of 91 units at the Property are anticipated to be fully renovated during the hold period.

*Note:  These projected post-renovation rent assumptions are used in the Estimated Financials of this offering and are consistent with projections made in the PNC appraisal attached to this offering.

**Note:  This figure is representative of the projected achievable rents for post-renovation units as a percentage of in-place rents.

Comparables
For more information, view the Sponsor's Investment Memorandum.
Sales Comps
Address Sale Date # of Units Year Built Purchase Price $ per Unit
1705 Big Sur Dr., Arlington, TX March 2016 68 1984 $5,000,000 $73,529
513 W Dickey Ave., Grand Prairie, TX October 2015 100 1980 $7,000,000 $70,000
2015 Randy Snow Rd, Arlington, TX January 2015 408 1984 $28,000,000 $68,627
Average August 2015 192 1983 $13,333,333 $70,719
Subject July 2016 91 1981 $6,225,000 $68,407
Leasing Comps
Address Year Built Avg. Sq. Ft. / Unit (1 bed) Avg. Rent / Sq. Ft. (1 bed) Avg. Rental / Sq. Ft. (1 bed) Avg. Sq. Ft. / Unit (2 bed) Avg. Rent / Unit (2 bed) Avg. Rent / Sq. Ft. (2 bed)
500 Tish Circle, Arlington, TX 1980 709 $800 $1.12 980 $924 $0.94
2121 Madison Dr, Arlington, TX 1979 690 $720 $1.04 1,096 $925 $0.84
2624 Southern Hills Blvd, Arlington, TX 1983 721 $701 $0.97 917 $837 $0.91
2506 North Forty Circle, Arlington, TX 1980 657 $703 $1.07 1,002 $825 $0.82
707 Washington Dr, Arlington, TX 1978 698 $765 $1.10 1,003 $957 $0.95
Average 1980 695 $738 $1.06 1,000 $894 $0.89
Subject - In-Place 1981 886 $791 $0.89 1,136 $933 $0.82
Subject - Projected Post-Renovation 1981 886 $1,008 $1.14 1,386 $1,138 $0.82

Note:  Leasing comparables are almost all smaller per unit on a per square foot basis than the Property, and do not have townhome style units as does the Property.  After renovations at the Property are completed, renovated units at the Property should be superior to these comps.

Financials
For more information, view the Sponsor's Investment Memorandum.
Sources & Uses
Total Capitalization
Sources of Funds Cost
Debt $5,000,000
Equity $2,550,048
Total Sources of Funds $7,550,048
Uses of Funds Cost
Purchase Price $6,225,000
CapEx Reserve $923,601
Sponsor Acquisition Fee $62,250
Sponsor Legal Costs $65,000
North Capital Broker Dealer Fee $68,850
Lender Origination Fee $54,750
Title and Due Diligence $46,500
Legal Fees paid to Outside Counsel $10,000
Operating Reserve $35,000
Taxes and Insurance Escrows $56,597
Other Pursuit Costs $2,500
Total Uses of Funds $7,550,048
Debt Assumptions

The projected terms of the debt financing are as follows:

  • Lender: PNC
  • Loan Type: Agency (Fannie Mae)
  • Proceeds: $5,000,000
  • Term: 12 Years
  • Rate: 4.43% as of June 21, 2016
  • Amortization: 30 years
  • Interest Only Period: 24 months
  • Prepayment Fee: 11.5 Years Yield Maintenance; Followed by 1.0%, with last 90 days at Par
  • Assumption Fee: 1.0%

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.

Distributions

NAPA Ventures Woodbridge, LLC intends to make distributions to Realty Mogul 68, LLC as follows:

  1. To the Members, pari passu, all excess cash flows and appreciation to a 10.0% IRR to the Members,
  2. 81.0 / 19.0 (81.0% to Realty Mogul 68, LLC / 19.0% to the Sponsor) of excess cash flows and appreciation to a 17.0% IRR to Realty Mogul 68, LLC, 
  3. 67.5 / 32.5 of excess cash flow and appreciation to a 20.0% IRR to Realty Mogul 68, LLC, and
  4. 54.0 / 46.0 of excess cash flow and appreciation thereafter.  

Note that these distributions will occur after the payment of the Company's liabilities (loan payments, operating expenses and other fees as set forth in the LLC agreement, in addition to any member loans or returns due on member loans).

Please note, the language defining the distribution structure has been updated to mirror the language in the legal agreement between Realty Mogul 68, LLC and Network Acquisition Partnership Alliance, LLC. There are no material changes as a result of this update. 

Realty Mogul 68, LLC will distribute 100% of its share of excess cash flow (after expenses and fees) to the members of Realty Mogul 68, LLC (the RealtyMogul.com investors). 

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. 

Cash Flow Projections
  Year 1 Year 2 Year 3
Effective Gross Revenue $973,837 $1,171,795 $1,215,215
Total Operating Expenses $610,893 $629,980 $643,596
Net Operating Income $362,943 $541,815 $571,619
Annual Debt Service $220,500 $220,500 $301,521
Distributions to Realty Mogul 68, LLC Investors $146,339 $251,582 $3,361,804
Fees

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 $62,250 Sponsor Capitalized Equity Contribution 1.0% of the property purchase price
Disposition Fee 0.5% of Gross Sales Price Sponsor Sales Proceeds  
Broker-Dealer Fee $68,850 North Capital (1) Capitalized Equity Contribution 3.0% of Realty Mogul 68, LLC invested equity
Recurring Fees
Property Management Fee 3.5% of Effective Gross Income Sponsor-Affiliated Party Distributable Cash  
Construction Management Fee 3.0% of Total Costs Sponsor Capital Expenditure Reserve  
Asset Management Fee 1.0% of Effective Gross Income Sponsor Operating Cash Flow  
Management and Administrative Fee 1.0% of amount invested in Realty Mogul 68, LLC RM Manager, LLC Distributable Cash  RM Manager, LLC is the Manager of Realty Mogul 68, 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 68, 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.

Sources & Uses
Total Capitalization
Sources of Funds Cost
Debt $5,000,000
Equity $2,550,048
Total Sources of Funds $7,550,048
Uses of Funds Cost
Purchase Price $6,225,000
CapEx Reserve $923,601
Sponsor Acquisition Fee $62,250
Sponsor Legal Costs $65,000
North Capital Broker Dealer Fee $68,850
Lender Origination Fee $54,750
Title and Due Diligence $46,500
Legal Fees paid to Outside Counsel $10,000
Operating Reserve $35,000
Taxes and Insurance Escrows $56,597
Other Pursuit Costs $2,500
Total Uses of Funds $7,550,048
Debt Assumptions

The projected terms of the debt financing are as follows:

  • Lender: PNC
  • Loan Type: Agency (Fannie Mae)
  • Proceeds: $5,000,000
  • Term: 12 Years
  • Rate: 4.43% as of June 21, 2016
  • Amortization: 30 years
  • Interest Only Period: 24 months
  • Prepayment Fee: 11.5 Years Yield Maintenance; Followed by 1.0%, with last 90 days at Par
  • Assumption Fee: 1.0%

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.

Distributions

NAPA Ventures Woodbridge, LLC intends to make distributions to Realty Mogul 68, LLC as follows:

  1. To the Members, pari passu, all excess cash flows and appreciation to a 10.0% IRR to the Members,
  2. 81.0 / 19.0 (81.0% to Realty Mogul 68, LLC / 19.0% to the Sponsor) of excess cash flows and appreciation to a 17.0% IRR to Realty Mogul 68, LLC, 
  3. 67.5 / 32.5 of excess cash flow and appreciation to a 20.0% IRR to Realty Mogul 68, LLC, and
  4. 54.0 / 46.0 of excess cash flow and appreciation thereafter.  

Note that these distributions will occur after the payment of the Company's liabilities (loan payments, operating expenses and other fees as set forth in the LLC agreement, in addition to any member loans or returns due on member loans).

Please note, the language defining the distribution structure has been updated to mirror the language in the legal agreement between Realty Mogul 68, LLC and Network Acquisition Partnership Alliance, LLC. There are no material changes as a result of this update. 

Realty Mogul 68, LLC will distribute 100% of its share of excess cash flow (after expenses and fees) to the members of Realty Mogul 68, LLC (the RealtyMogul.com investors). 

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. 

Cash Flow Projections
  Year 1 Year 2 Year 3
Effective Gross Revenue $973,837 $1,171,795 $1,215,215
Total Operating Expenses $610,893 $629,980 $643,596
Net Operating Income $362,943 $541,815 $571,619
Annual Debt Service $220,500 $220,500 $301,521
Distributions to Realty Mogul 68, LLC Investors $146,339 $251,582 $3,361,804
Fees

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 $62,250 Sponsor Capitalized Equity Contribution 1.0% of the property purchase price
Disposition Fee 0.5% of Gross Sales Price Sponsor Sales Proceeds  
Broker-Dealer Fee $68,850 North Capital (1) Capitalized Equity Contribution 3.0% of Realty Mogul 68, LLC invested equity
Recurring Fees
Property Management Fee 3.5% of Effective Gross Income Sponsor-Affiliated Party Distributable Cash  
Construction Management Fee 3.0% of Total Costs Sponsor Capital Expenditure Reserve  
Asset Management Fee 1.0% of Effective Gross Income Sponsor Operating Cash Flow  
Management and Administrative Fee 1.0% of amount invested in Realty Mogul 68, LLC RM Manager, LLC Distributable Cash  RM Manager, LLC is the Manager of Realty Mogul 68, 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 68, 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.

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.

JOIN REALTYMOGUL
Create an account or sign in.
Are you an Accredited Investor?
Must be 8 characters or more with an uppercase and lowercase character, a number, and a symbol.
By clicking "JOIN REALTYMOGUL" you are agreeing to our Terms of Service and Privacy Policy, and that you've had an opportunity to review RM Securities, LLC's Form Customer Relationship Summary.
SIGN IN
Don't have an account yet? Join RealtyMogul.
Forgot Password?
Questions? Our Investor Relations team is available to help 9 AM - 8 PM ET Monday to Friday. Contact us at (877) 977-2776.
Forgot Password
Enter your email address to receive a code to reset your password.
Enter the code sent to your email address below and your new password.

Resend Code

WELCOME
Welcome,

Welcome to RealtyMogul! We need to ask a few additional questions to get to know you.

Your Net Worth
Are you interested in 1031 exchanges?
Thank you!

We’ve received your information and updated your Investor Profile.

Welcome to RealtyMogul

As part of RealtyMogul's commitment to transparency, we want to inform you that you have been directed to our website from an unaffiliated third-party marketing company who is compensated up to $250 for each investor who registers on our site. RealtyMogul and its affiliates have no relationship with the marketing company other than this compensation arrangement. RealtyMogul and its affiliates are not responsible for the preparation or accuracy of, and do not explicitly or implicitly adopt or endorse, any content provided by the unaffiliated marketing company.

SECURITY SETUP

Secure Your Account

Add a layer of protection to your RealtyMogul account. Set up two-factor authentication below.

Select your preferred method of two-factor authentication to continue:

Set Up SMS Verification

Receive a one-time code via text message to verify your identity when you log in.

Use an Authenticator App

Use an authenticator app on your device to verify your identity when you log in.

Remind me later
SECURITY SETUP

Security setup is complete.

You can manage your two-factor authentication settings anytime in your profile.

SECURITY SETUP

Verify your phone number.

We've sent a text message with a one-time verification code to:

Request another code.

SECURITY SETUP

Verify your phone number.

Request a one-time verification code to verify the phone number we'll use for two-factor authentication.

US phone number only. Message and data rates may apply.

SECURITY SETUP

Connect your authenticator app.

1. Install an authenticator app

of your choice on your mobile device.

2. Scan this QR code

with your authenticator app to get a verification code.

QR Code

3. Enter the code

from your authenticator app:

SIGN IN

Verify your identity.

REPLACE ME

Request another code.

SECURITY SETUP

Security setup skipped.

You can manage your two-factor authentication settings anytime in your profile.

Set New Password