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.
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.
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.
We have robust quality controls with detailed checklists and a review of third-party reports.
Sourced through a limited marketing process due to a strong broker relationship, the basis of $229K/unit for the Property is well below replacement cost and represents an in-place cap rate above 5% (vs. market cap rates of low-mid 4%). In addition to a compelling yield, the acquisition basis is at a significant discount to recent trades in the area. This combination of factors is incredibly rare in the Phoenix market.
Only 20% of the units at the Property have been renovated to date, leaving 80% to be upgraded with expected rental premiums to average over $170. Prior ownership also spent nearly $1 million to upgrade the common areas, providing a strong foundation from which to continue the value-add program.
Located in Phoenix's rapidly expanding West Valley, Cordova sits just off the Interstate-10 freeway allowing residents easy access to nearby employment corridors as well as convenient retail centers. Thanks to strong population and employment growth coupled with robust infrastructure investment, the submarket has been one of the top-performing areas for rent growth and occupancy in the Phoenix metro.
SB Real Estate Partners
Founded in 2017, SB Real Estate Partners (“SBREP”) is a multifamily investment firm committed to acquiring and asset managing value add investments throughout the Western United States. With an extensive track record in the institutional multifamily space, SBREP consistently sources compelling investment opportunities with the goal of maximizing value and risk adjusted returns for their partners.https://www.sbrep.com/
Srijin Bandyopadhyay is the Managing Principal for SB Real Estate Partners. Prior to founding SBREP, Srijin was responsible for sourcing, diligencing and closing over $1.2 billion of multifamily acquisitions throughout the west coast for Greystar Real Estate Partners. Srijin holds an MBA from the UCLA Anderson School of Management and a Bachelor’s Degree from Washington University in St. Louis. Srijin resides in Orange County, Southern California, with his wife and two children.
|Property||City, State||Asset Type||Acq Date||Units||Purchase Price||Sale Price/Est. Value|
|95 Burnett||Renton, WA||Multifamily||Oct-18||106||$26,850,000||$40,000,000|
|Bridge Creek||Vancouver, WA||Multifamily||Oct-19||270||$55,900,000||$75,000,000|
|Val Vista||Mesa, AZ||Multifamily||Jan-20||98||$15,400,000|
|Portola West (formerly Casa Anita)||Phoenix, AZ||Multifamily||Dec-20||224||$35,300,000||$59,800,000|
|ReNew 3030||Mesa, AZ||Multifamily||Aug-21||126||$24,300,000|
|East 3434||Phoenix, AZ||Multifamily||Sep-21||128||$27,500,000|
|ReNew Redlands||Redlands, CA||Multifamily||Oct-21||124||$46,200,000|
|The Russell||Las Vegas, NV||Multifamily||Oct-21||241||$67,000,000|
|St. Croix||Las Vegas, NV||Multifamily||Dec-21||256||$73,100,000|
|Bloom 24||Phoenix, AZ||Multifamily||Jan-22||114||$34,200,000|
|Bridge Creek (recap)||Vancouver, WA||Multifamily||Jan-22||270||$75,000,000|
|The Montana||Phoenix, AZ||Multifamily||Jul-22||134||$50,500,000|
|Obsidian on Ocotillo||Glendale, AZ||Multifamily||Aug-22||232||$56,400,000|
The above bios and track record were provided by SB Real Estate Partners and have not been independently verified by RealtyMogul.
SBREP's CapEx budget totals approximately $3.6M or just over $11K/door to address interior and common area renovations, along with various deferred maintenance and asset preservation items. The interior scope totals $1.6M across 131 of the unrenovated units ($12.5K/door) and includes: vinyl plank flooring, stainless steel appliance package, new cabinet doors with painted boxes, resurfaced countertops, a modern light-gray two-tone paint scheme, and an enhanced lighting/hardware/plumbing package.
Common area improvements total approximately $380K or ~$1.2K/door and include a modern exterior paint scheme to significantly improve the drive-by/curb appeal of the property, new FF&E for the pool areas, as well as new signage at the property.
Finally, the deferred maintenance and asset preservation budget of approximately $1.44M or $4.5K/door includes reserves for HVAC repair and maintenance, parking lot asphalt and seal coating, pool surface and repairs, roof repairs, and general asset preservation reserves over the hold.
|$ Amount||# of Units||Per Unit|
|Roll vinyl flooring and/or carpet||$327,500||131||$2,500|
|Faux stainless steel or black appliances||$393,000||131||$3,000|
|Shaker Cabinet Doors (paint boxes)||$196,500||131||$1,500|
|Hardware - General||$65,500||131||$500|
|Labor / Contingency||$209,600||131||$1,600|
|Total Interior Renovation Costs||$1,637,500||131||$12,500|
|Common Area Renovations|
|Total Common Area Renovations||$380,000||320||$1,188|
|Total Deferred Maint. & Asset Preservation Costs||$1,440,000||320||$4,500|
SB Real Estate Partners (“SBREP”) is currently under contract to purchase Cordova for $73.3M and is underwriting to investor-level returns of 17.1% IRR / 1.82 equity multiple over a 4-year hold. Built in 1985, Cordova offers a diverse mix of 1-bedroom, and 2-bedroom floorplans averaging 709 square feet with washers and dryers in all units. The Property is well amenitized, featuring two recently renovated swimming pools with sundecks, an outdoor grill and patio area, a fitness center, business center, upgraded dog park, and racquetball courts. Only 20% of the units at the property have been renovated and, as a result, there is an opportunity to substantially renovate, re-brand, and reposition the property in order to bring rents closer to surrounding, comparable properties that are currently well above Cordova.
|Unit Type||# of Units||Avg SF/Unit||Avg Rent (In-Place)||Avg Rent (Post-Reno)||Avg Rent Per SF (In-Place)||Avg Rent Per SF (Post-Reno)|
|Rise Skyview||Sunpointe Apartments||Rise Desert West||Rise Estrella Park||Averages||Subject (Post-Reno)|
|# of Units||244||152||204||224||206||320|
|Average Unit Size||845 SF||806 SF||672 SF||892 SF||804 SF||709 SF|
|Distance from subject||0.7 mi||1.0 mi||1.6 mi||2.7 mi||1.5 mi|
|SF (1x1)||720 SF||649 SF||569 SF||709 SF||662 SF||625 SF|
|SF (2x1)||840 SF||N/A||756 SF||N/A||798 SF||698 SF|
|SF (2x2)||1,000 SF||917 SF||858 SF||978 SF||938 SF||880 SF|
|Rise Encore||Aspire Thunderbird||Tamarron Apartments||Crystal Creek||Aspire Desert West||Averages||Subject (Going-in)|
|# of Units||376||152||328||273||104||247||320|
|Average Unit Size||752 SF||716 SF||1,118 SF||708 SF||807 SF||820 SF||709 SF|
|Building Size||282,752 SF||108,832 SF||366,704 SF||193,284 SF||83,928 SF||207,100 SF||226,840 SF|
Apartment demand has climbed to unprecedented levels in the Phoenix multifamily market. Before the pandemic, fundamentals were solid and supported by some of the country's strongest employment and household growth that fueled demand and low levels of single-family inventory. Net absorption reached a record high in 2021 and outpaced new supply by a wide margin. Rents continue to climb, and Phoenix remains one of the top markets in the country for rent growth. Rent gains have consistently outperformed the U.S. average over the past five years, but Phoenix maintains its place as an affordable market in the Western region.
The competitive advantage and growth drivers that have historically stimulated growth in the Valley of the Sun may be stronger than ever. Affordability and job prospects are attracting people living in dense and expensive cities to Phoenix. Businesses are selecting Phoenix to expand because of the extensive labor pool and relative affordability. While the metro was heavily reliant on housing and construction before the GFC, the economy has evolved into a bustling technology and financial hub. This diversification of industry has helped Phoenix perform best among its peers (Source: CoStar).
Fundamentals in the West Valley have strengthened thanks to strong demand for relatively lower-cost units. Healthy absorption has compressed vacancies to a record low, and rent growth has accelerated. The submarket's annual rent growth rate of 25.7% was above the market average of 18.8%. The submarket ranked 3rd of the 23 submarkets in the Phoenix metro for quarterly effective rent growth and 1st for annual effective rent growth for 2Q22. Even with this staggering rent growth, the submarket's occupancy rate has remained strong at 95.7% in 2Q22, thanks to a very minimal development pipeline.
The West Valley has established itself as Phoenix's industrial hub with over 12.2M sq. ft. of industrial and logistics space completed in 2021, an additional ±4.6M sq. ft. delivered in Q1 2022, and ±17.7M sq. ft. currently under construction. This rampant development has helped bring growing companies and immense employment opportunities to the area with companies such as Amazon, Marshalls, Chewy, and Macy's leading the way. Spurred on by rapid employment and population growth the West Valley has seen significant investment in infrastructure such as the recently completed Loop-202 expansion, Arizona’s largest highway project to date, allowing commuters access to the west valley via Chandler. The freeway is projected to carry 190,000 vehicles per day by 2035 and bring increased traffic to the West Valley (Sources: Axiometrics & CoStar).
|Sources of Funds||$ Amount||$/Unit|
|GP Investor Equity(1)||$1,166,250||$3,644|
|LP Investor Equity||$31,771,400||$99,285|
|Total Sources of Funds||$79,136,810||$247,303|
|Uses of Funds||$ Amount||$/Unit|
|Total Uses of Funds||$79,136,810||$247,303|
(1) The Sponsor’s equity contribution may consist of friends and family equity and equity from funds controlled by the Sponsor.
The expected terms of the debt financing are as follows:
- Lender: Fannie Mae
- Term: 10 Years
- Loan-to-Value: 63.0%
- Loan-to-Cost: 58.4%
- Estimated Proceeds: $46,199,160
- Interest Type: Fixed
- Annual Interest Rate: 4.76%
- Interest-Only Period: 10 Years
- Amortization: 30 Years
- Prepayment Terms: Yield Maintenance
(1) A substantial portion of the total acquisition for the Property will be paid with borrowed funds, i.e., debt. Please carefully review the Disclaimers section below for additional information concerning the Sponsors use of debt.
SBREP intends to make distributions as follows:
- To the Investors, pari passu, all operating cash flows to an 8.0% Preferred Return;
- 70% / 30% (70% to Investors / 30% to Promoted/Carried Interest) of excess cash flow thereafter.
SBREP intends to make distributions to investors after the payment of the company's liabilities (loan payments, operating expenses, and other fees as more specifically set forth in the LLC agreements, in addition to any member loans or returns due on member loan).
Distributions are expected to start in February 2023 and are projected to continue on a quarterly basis thereafter. Distributions are at the discretion of SBREP, who may decide to delay distributions for any reason, including maintenance or capital reserves.
SBREP will receive a promoted/carried interest as indicated above.
|Cash Flow Summary|
|Year 1||Year 2||Year 3||Year 4|
|Effective Gross Revenue||$5,054,391||$5,752,428||$6,411,114||$6,830,673|
|Total Operating Expenses||$1,518,692||$1,592,889||$1,668,425||$1,719,519|
|Net Operating Income||$3,535,699||$4,159,539||$4,742,689||$5,111,155|
|Project-Level Cash Flows|
|Year 0||Year 1||Year 2||Year 3||Year 4|
|Net Cash Flow||($32,937,650)||$1,163,711||$1,758,855||$2,344,776||$63,563,748|
|Investor-Level Cash Flows(1)|
|Year 0||Year 1||Year 2||Year 3||Year 4|
|Net Cash Flow||($5,000,000)||$126,654||$216,998||$305,942||$8,455,061|
|Investor-Level Cash Flows - Hypothetical $50,000 Investment(1)|
|Year 0||Year 1||Year 2||Year 3||Year 4|
|Net Cash Flow||($50,000)||$1,267||$2,170||$3,059||$84,551|
(1) RM Technologies, LLC and its affiliates do not provide any assurance of returns. Returns presented are net of all fees. Please carefully review the Fees and Disclaimers sections below for additional information concerning Sponsor’s use or projected returns and fees paid to Sponsor and RM Technologies, LLC.
Certain fees and compensation will be paid over the life of the transaction; please refer to SBREP's materials for details. The following fees and compensation will be paid(1)(2):
|Type of Fee||Amount of Fee||Received By||Paid From|
|Acquisition Fee||1.25% of Purchase Price||SBREP||Capitalized Equity Contriibution|
|Technology Solution Licensing Fee(2)||Flat one-time licensing fees of $15,000 plus $1,500 per each prospective investor onboarded by Sponsor through its license and use of RM Technologies’ Technology Solution||RM Technologies, LLC||
Capitalization (at Sponsor’s discretion)
|Type of Fee||Amount of Fee||Received By||Paid From|
|Asset Management Fee||1.5% of Effective Gross Income||SBREP||Cash Flow|
|Construction Management Fee||5.0% of Hard Costs||SBREP||Cash Flow|
|Administration Solution Licensing Fee(2)||Flat quarterly licensing fee of $125 per investor serviced by Sponsor through the license and use of RM Technologies’ Administration Solution||RM Technologies, LLC||Cash Flow|
(1) Fees may be deferred to reduce impact to investor distributions.
(2) Please see the Fees and Disclaimers sections below for additional information concerning fees paid to RM Technologies, LLC.
Sponsor’s Projects and Targets
*Assumptions and projections included in the information on this Page, including pro forma projections (collectively “Projections”) were provided by the Sponsor or an affiliate thereof and are not reflective of the position or opinions of, nor are they endorsed by, RM Technologies, LLC or its affiliates, or any other person or entity other than the Sponsor or its affiliates. RM Technologies, LLC and its affiliates do not provide any assurance of returns or the accuracy or reasonableness of the Projections provided by the Sponsor or its affiliates. There can be no assurance that the Sponsor’s methodology used for calculating any Projections, including Target IRR, Target Annualized Cash-on-Cash Return, and Target Equity Multiple (“Targets”), are appropriate or adequate. The Sponsor’s Projections and Targets are hypothetical, are not based on actual investment results, and are presented solely for the purpose of providing insight into the Sponsor’s investment objectives, detailing its anticipated risk and reward characteristics and for establishing a benchmark for future evaluation of the Sponsor’s performance. The Sponsor’s Projections and Targets are not a predictor, projection or guarantee of future performance. There can be no assurance that the Sponsor’s Projections or Targets will be met or that the Sponsor will be successful in meeting these Projections and Targets. Projections and Target returns should not be used as a primary basis for an investor’s decision to invest.
No Approval, Opinion or Representation, or Warranty by RM Technologies, LLC or it Affiliates
The information on this Page, including the Sponsor’s offering documentation, which may include without limitation the Private Placement Memorandum, Operating or Limited Partnership Agreement, Subscription Agreement, the Project Summary and all exhibits and other documents attached thereto or referenced therein (collectively, the “Investment Documents”) was provided by the Sponsor or an affiliate thereof. RM Technologies, LLC makes no representations or warranties as to the accuracy of such information and accepts no liability therefor. No part of the information on this Page is intended to be binding on RM Technologies, LLC or its affiliates, or to supersede any of the Sponsor’s Investment Documents. The opinions expressed on this page are solely the opinions of the Sponsor and its affiliates and none of the opinions expressed on this Page are the opinions of, nor are they endorsed by, RM Technologies, LLC or its affiliates.
Sponsor’s Information Qualified by Investment Documents
The Information on this Page, including of the principal terms of the Sponsor’s offering, is qualified in its entirety by reference to the more complete information about the offering contained in the Sponsor’s Investment Documents. The information on this Page is not complete, and each prospective investor should carefully read all of the Investment Documents and any supplements thereto, copies of which are available by clicking the links above or upon request, before deciding whether to make an investment. The information on this page should not be used as a primary basis for an investor’s decision to invest. In the event of an inconsistency between the information on this Page and the Investment Documents, investors should rely on the information contained in the Investment Documents. The information on this Page and the information in the Investment Documents are subject to last minute changes up to the closing date at the sole discretion of the Sponsor and its affiliates.
Risk of Investment
This real estate investment is speculative and involves substantial risk. There can be no assurances that all or any of the assumptions will be true or that actual performance will bear any relation to the hypothetical illustrations herein, and no guarantee or representation is made that investment objectives of the Sponsor will be achieved. In the event that actual performance is below the Sponsor’s Targets, your investment could be materially and adversely affected, and there can be no assurance that investors will not suffer significant losses. A loss of part or all of the principal value of your investment may occur. You should not invest unless you can readily bear the consequences of such loss. Please see the Sponsor’s Investment Documents for additional information, including the Sponsor’s discussion concerning risk factors.
Risk of Forward-Looking Statements
Forward-looking statements are found here and in the applicable Investment Documents and may include words like “expects,” “intends,” “anticipates,” “estimates” and other similar words. These statements are intended to convey the Project Sponsor’s projections or expectations as of the date made. These statements are inherently subject to a variety of risks and uncertainties. Please see the applicable Investment Documents for disclosure relating to forward-looking statements. All forward-looking statements attributable to the Sponsor or its affiliates apply only as of the date of the offering and are expressly qualified in their entirety by the cautionary statements included elsewhere in the Investment Documents. Any financial projections are preliminary and subject to change; the Sponsor undertakes no obligation to update or revise these forward-looking statements to reflect events or circumstances that arise after the date made or to reflect the occurrence of unanticipated events. Inevitably, some assumptions will not materialize, and unanticipated events and circumstances may affect the ultimate financial results. Projections are inherently subject to substantial and numerous uncertainties and to a wide variety of significant business, economic and competitive risks, and the assumptions underlying the projections may be inaccurate in any material respect. Therefore, the actual results achieved may vary significantly from the forecasts, and the variations may be material.
Sponsor’s use of Debt
A substantial portion of the total acquisition for the Property will be paid with borrowed funds, i.e., debt. There can be no assurance that the Sponsor will secure debt on the rates and terms noted above, or at all. All of the Sponsor’s estimated rates and terms of the debt financing are subject to lender approval, including but not limited to the annual interest rate and possible increases in capital reserve requirements for funds to be held in a lender-controlled capital reserve account. The use of borrowed money to acquire real estate is referred to as leveraging. Leveraging increases the risk of loss. If the Sponsor were unable to pay the payments on the borrowed funds (called a "default"), the lender might foreclose, and the Sponsor could lose its investment in its property.
In addition, unless the debt provides for a fixed rate of interest during the term of the loan and/or any subsequent extensions, the total amount of interest paid over the term of the debt will increase by the same amount as the related index. For example, if the index rate increases by 0.50% (50 basis points) the interest rate on the loan will increase by the same amount. The amount of such interest rate increases may be capped either by its terms or as the result of the Sponsor entering into an arrangement that caps the interest rate with respect to the debt at a particular rate.
Sponsor’s Offering is Not Registered
The interests offered by the Sponsor will not be registered under the Securities Act of 1933, as amended (the “Securities Act”) in reliance upon the exemptions from registration pursuant to Rule 506(c) of Regulation D as promulgated under the Securities Act (“Private Placement.”). In addition, the interests will not be registered under any state securities laws in reliance on exemptions from registration. Such interests are subject to restrictions on transferability and resale and may not be transferred or resold except as permitted under applicable state and federal securities laws pursuant to registration or an available exemption. All Private Placements on the RealtyMogul Platform are intended solely for “Accredited Investors,” as that term is defined Rule 501(a) of the Securities Act. Prospective investors must certify that they are Accredited Investors and provide either certain supporting documents or third party verification, and must acknowledge that they have received and read all investment materials.
RM Technologies, LLC Fees and Conflicts
RM Technologies, LLC, an affiliate of RealtyMogul, operates the RealtyMogul Platform. RM Technologies, LLC charges a fixed, non-percentage-based licensing fee for real estate companies and their sponsors to license and use the RM Technologies LLC’s proprietary Platform, including one-time flat licensing fees for its Technology Solution and an ongoing quarterly flat licensing fees for its Administration Solution. An estimate of the Technology Solution licensing fee is included in the Closing Costs above and is intended to be capitalized into the transaction at the discretion of the Sponsor. The licensing fees received by RM Technologies, LLC are disclosed in the relevant operating agreement(s). Additionally, from time to time, employees of RM Technologies, LL C and its affiliates invest in Sponsor’s offering. RM Technologies LLC’s receipt of licensing fees and its employee’s investments in Sponsor’s offering creates a conflict of interest between RealtyMogul and its affiliates, and investors or prospective investors.
No Investment Advice
RealtyMogul and RM Technologies, LLC are not a registered broker-dealer, investment adviser or crowdfunding portal. Nothing on this Page should not be regarded as investment advice, either on behalf of a particular security or regarding an overall investment strategy, a recommendation, an offer to sell, or a solicitation of or an offer to buy any security. Advice from a securities professional is strongly advised, and we recommend that you consult with a financial advisor, attorney, accountant, and any other professional that can help you to understand and assess the risks associated with any real estate investment.
For additional information on risks and disclosures visit https://www.realtymogul.com/investment-disclosure.