The Portland-Vancouver-Hillsboro MSA has recorded cumulative rent growth of 43.9% over the last ten years, compared to 38.5% nationally. Similarly, the Vancouver submarket has exceeded that mark with rent growth of 55.3% over the same period. With limited inventory growth in the MSA averaging less than 2.0% annually through 2027, these trends are forecasted to continue. Additionally, since 2010, vacancy in the Vancouver submarket has averaged 4.7% and has consistently been below the national average of 6.4%. Lastly, there is no personal state income tax in the State of Washington, which will continue to attract and retain residents.
Ridgeline View Townhomes is centrally located in Vancouver and situated between two major highways, providing convenient connectivity to employment centers throughout Vancouver and the entire Portland MSA. The Property offers proximity to outstanding outdoor recreation, an active downtown area, a revitalized waterfront and various historical attractions. Vancouver residents enjoy the Portland metro area’s urban and cultural amenities, a low crime rate, lower cost of living and easy access to the Columbia River.
Ridgeline View Townhomes offers a desirable unit mix comprised of 100% 4-bedroom townhomes. Built in 2022, all units have two-story floorplans with 9’ ceilings throughout, stainless steel appliance packages, luxury vinyl plank flooring, in-unit washer and dryers, and select units have private fenced-in yards and decks. With an average unit size of 1,426 SF, renters at Ridgeline View Townhomes have over 55.9% more living space on average when compared to market rate multifamily properties with 10+ units located in Vancouver, WA.
$18,500,000
RM Communities
RM Communities is the direct acquisition arm of RealtyMogul, which, through its subsidiary, operates an online technology platform which has been utilized by its members to invest in affiliated and unaffiliated real estate companies that have acquired approximately $5.5 billion of real estate assets, including historical investments in over 26,000 apartment units.
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Jilliene HelmanChief Executive Officer -
Todd HansonManaging Director -
Christian PopoffVice President of Asset Management -
Derek JensenDirector of Acquisitions, West & Florida
Jilliene Helman is Chief Executive Officer of RealtyMogul and its wholly owned subsidiaries, RM Manager, RealtyMogul Commercial Capital, RM Adviser, RM Technologies, RM Admin and RM Communities. She has been involved in investments with property values over $5 billion, including over 26,000 apartment and single-family units, and is a pioneer in real estate crowdfunding.
Todd Hanson is the Managing Director for RM Communities across the US and has responsibility for planning and execution of overall strategy and directing the investment and financing activities of the company. He is actively involved in maintaining existing client relationships and developing new capital and partnership opportunities for the company. Mr. Hanson was previously EVP and Head of Investments at The ConAm Group, a private equity multifamily investment firm.
Christian Popoff is the Vice President of Asset Management for the RM Communities portfolio. His focus is centered on RMC’s growing collection of investments with an emphasis on maximizing performance, value creation, and acquisitions collaboration. With over 18 years of professional experience in commercial real estate investment management, he has a versatile background in all asset types through various roles as an advisor and owner/lender representative. He holds a B.S. in Finance from the University of Nevada, an MBA from National University, and completed the Light Construction & Development Management certification program at the University of California, Irvine.
Derek Jensen is a Director of Acquisitions for RM Communities, the direct acquisition arm of RealtyMogul, and has responsibility for overseeing direct acquisitions of multifamily opportunities in the western half of the United States. Mr. Jensen has over 20 years of real estate experience, concentrated in the acquisition, management and disposition of over 10,000 multifamily units including market rate, value-add, affordable housing and fractured condominiums. Mr. Jensen has held positions at several private and institutional firms including Pacifica Companies and GFI Partners.
| Property Name | Location | Multifamily Class | No. of Units | Year Built | Purchase Price | CapEx Budget | Status |
| Terrace Hill | El Paso, TX | B | 310 | 1983 | $18,700,000 | $4,095,000 | Full Cycle. 22% deal-level IRR, 18% LP-level IRR* |
| La Privada | El Paso, TX | B | 240 | 1982 | $11,700,000 | $1,867,000 | Closed |
| The Hamptons | Virginia Beach, VA | B | 212 | 1973 | $19,051,000 | $3,792,000 | Closed |
| Pohlig Box Factory & Superior Warehouse | Richmond, VA | A- | 93 & 7,700 Retail SF | 2004 | $15,900,000 | $1,348,000 | Closed |
| Lubbock Medical Office Building | Lubbock, TX | B | 20,880 SF | 1966 | $8,350,000 | $0 | Closed |
| Turtle Creek | Fenton, MO | A- | 128 | 2018 | $24,875,000 | $596,000 | Closed |
| The Orion | Orion Township, MI | B+ | 200 | 1995 | $27,375,000 | $2,308,000 | Closed |
| Kings Landing | Creve Coeur, MO | A- | 152 & 9,229 Retail SF | 2005 | $40,100,000 | $3,885,850 | Closed |
| Minnehaha Meadows | Vancouver, WA | A | 49 | 2021 | $16,450,000 | $83,950 | Closed |
| Roosevelt Commons | Vancouver, WA | A | 36 | 2020 | $12,550,000 | $78,200 | Closed |
| Bentley Apartments | Grove City, OH | A- | 138 | 2020 | $30,200,000 | $650,000 | Closed |
| Sherwood Oaks | Riverview, FL | B | 199 | 1984 | $35,000,000 | $1,266,725 | Closed |
| Haverford Place | Georgetown, KY | A- | 160 | 2001 | $31,050,000 | $2,836,734 | Closed |
| Edison Apartments | Gresham, OR | A | 64 | 2020 | $19,500,000 | $203,390 | Closed |
| Total | 1,981 | $310,801,000 | $23,010,849 |
The acquisitions of the Terrace Hill Apartments, La Privada, The Hamptons, and Pohlig Box Factory & Superior Warehouse properties preceded the formation of the RM Communities, LLC. Consequently, these real estate assets are managed by an affiliate of RM Communities, LLC. They are included as part of the RM Communities, LLC portfolio because these real estate assets were acquired and are managed under the same executive leadership in Jilliene Helman and according to the same investment strategy employed by RM Communities, LLC.
Note: Totals include Terrace Hill (sold).
*Past performance is not indicative of future performance.
In today’s environment, RM Communities is focusing on investing in strong locations, newer product, and larger units. Ridgeline View Townhomes represents such an opportunity.
Upon acquisition, the Property will be a stabilized cash flowing asset and RM Communities will maximize operational efficiencies given its scale within the submarket, where RM Communities currently owns and operates two other similar townhome properties within a 2.5-mile radius of the Property.
Ten of the units have been reserved for residents earning 80% AMI. This qualifies the property to receive a 10-year tax abatement from Vancouver’s Multi-Family Tax Exemption program which runs through 2032. By not having taxes on the improvements to the land, the property averages a real estate tax expense savings of over $175,000 per year.
RM Communities plans to finance the acquisition of the Property with a 5-year, fixed-rate loan. Terms include 2 years of interest-only payments at an estimated 70.0% loan-to-value and 5.96% interest rate. The business plan is to exit in three years at a projected 5.25% cap rate.
Ridgeline View Townhomes offers a desirable unit mix comprised of 100% 4-bedroom townhomes. Built in 2022, all units have two-story floorplans with 9’ ceilings throughout, stainless steel appliance packages, luxury vinyl plank flooring, in-unit washer and dryers, and select units have private fenced-in yards and decks. With an average unit size of 1,426 SF, renters at Ridgeline View Townhomes have over 55.9% more living space on average when compared to market rate multifamily properties with 10+ units located in Vancouver, WA.
| Type | # of Units | Unit SF | Total SF | Stabilized Rent | Rent / SF |
| 4/3 Affordable | 10 | 1,426 | 14,260 | $2,204 | $1.55 |
| 4/3 Market | 40 | 1,426 | 57,040 | $2,586 | $1.8, |
| Total/Average | 50 | 1,426 | 71,300 | $2,509 | $1.76 |
Market Overview: Portland-Vancouver-Hillsboro MSA
Per Oxford Economics, there are over 2.5 million people and over 1.0 million households in the Portland-Vancouver-Hillsboro MSA (the “MSA”). Over the past ten years, the MSA’s population has increased 1.0% annually, compared to 0.6% nationally. This trend is expected to continue over the next five years as the MSA’s population is expected to increase by 0.9% annually, compared to 0.5% nationally. The MSA’s median household income is approximately $89k, which is over 17.3% more than the national median.
Unemployment in the MSA is currently 3.5%, below the national average of 3.6%. The labor force is expected to grow by 0.7% through 2028, outpacing the national average of 0.4%.
Portland's reputation for a high quality of life and affordability is driving in-migration figures. Of the 11 markets* on the West Coast with at least one million residents, only Fresno, California, has lower average apartment rents than Portland (CoStar). With a lower cost of living and lower median home values, in-migration is expected to continue and maintain housing demand.
*The 11 markets include the Los Angeles, Inland Empire, Seattle, San Diego, Orange County, East Bay, Portland, Sacramento, San Jose, San Francisco, and Fresno multifamily markets.
Submarket Overview: Vancouver, Washington
As the largest suburb in the Portland metro, Vancouver is known for strong employment, great schools, no income taxes, and an abundance of retail, recreation, and transportation options. Vancouver has seen significant investment in much of the City’s business and infrastructure, attracting a host of premier technology, healthcare, and financial services firms.
The Property is centrally located between I-205 and I-5, two major transportation highways providing convenient connectivity to employment centers throughout Vancouver and the Portland MSA. Nearby attractions include the Vancouver Plaza, Vancouver Mall, Orchards Market Center, Royal Oaks County Club, PeaceHealth Medical Center, and the Columbia Tech Center. Combined, the Property is in close proximity to over 5.2 million square feet of retail.
The City of Vancouver and its economic development partners are building the foundation to grow jobs, businesses, tourism, recreation and transportation. Columbia Waterfront, LLC a private investors group led by Gramor Development, worked closely with the City, the Port of Vancouver, and local residents to create a master plan for downtown waterfront development. The 32-acre project will create 3,300 residential units, approximately one million square feet of office space and 250,000 square feet of retail and restaurant space. Additionally, the 7.3-acre community park incorporates public open spaces along the Columbia River edge, and the Columbia River Renaissance Trail will connect Vancouver Waterfront Park to Wintler Park, over five miles away. In total, the development is forecast to create more than 10,000 jobs.
Phase 1 and most of Phase 2 of the development have been completed, including over 62,000 of office space, 71,000 square feet of retail and restaurant space, and approximately 520 residential units. Per Columbia Waterfront, LLC, the remainder of Phase 2, comprised of two hotels, 440 residential units, and additional restaurant, retail and office space, is on track to open in 2023.
The Vancouver submarket (the “Submarket”) is the Portland metro’s largest submarket by asset value, with over 33.8k inventory units valued at $9.9 billion. The Submarket’s weighted average rent is $1,633/unit per month, which is above the Portland metro’s weighted average rent of $1,606/unit per month.
The Submarket’s average vacancy is currently 5.6%, compared to 6.7% nationally, and has consistently been below the national average vacancy rate since 2000. This trend is expected to continue through 2028, averaging 140 bps lower than the national average.
Despite a recent increase in supply, the Submarket has seen steady absorption and annual rent growth remains above the submarket’s long-term average. Demand is forecasted to keep pace with future supply as residents will continue to benefit from Washington’s lack of state income tax, the development of Vancouver’s downtown and waterfront, and access to Portland.
Major employers within Vancouver, are concentrated in the health, education, and tech industries. The Innovation Partnership Zone (IPZ) is an initiative designed by the City of Vancouver to grow and support tech companies located in Downtown Vancouver. This has attracted new companies and existing firms to expand their presence in Vancouver. Notably, Zoominfo announced they will move their corporate headquarters in 2025 to the Vancouver Waterfront, having signed a 366,000 SF lease to occupy the entire Terminal 1 project. Zoominfo’s move is expected to increase the number of employees up to 3,000.
Total Capitalization
| Sources | Amount | $/Unit | % |
| Senior Loan | $11,190,000 | $174,844 | 54.1% |
| Investor Equity | $9,481,153 | $148,143 | 45.9% |
| Total | $20,671,153 | $322,987 | 100.0% |
| Uses | Amount | $/Unit | % |
| Purchase Price | $19,500,000 | $304,688 | 94.3% |
| Loan Fee | $83,925 | $1,311 | 0.4% |
| Closing Costs | $310,000 | $4,844 | 1.5% |
| CapEx Budget | $194,547 | $3,040 | 0.9% |
| Acquisition Fee | $390,000 | $6,094 | 1.9% |
| Taxes and Insurance | $16,933 | $265 | 0.1% |
| Working Capital | $125,000 | $1,953 | 0.6% |
| Interest & CF Reserve | $50,749 | $793 | 0.2% |
| Total | $20,671,153 | $322,987 | 100.0% |
The expected terms of the debt financing are as follows:
Senior Debt:
- Loan Type: Agency
- Lender: Freddie Mac
- Total Loan Amount: $11,190,000
- Loan Term: 10 Years
- Interest Rate: 3.58%
- Interest-Only Period: 10 Years
- Initial Loan-to-Value: 57.4%
- Loan-to-Cost: 56.8%
Subordinated Debt:
- Loan Date: Month 36
- Total Loan Amount: $3,320,000
- Loan Term: 7 Years
- Interest-Only Period: 7 Years
- Interest Rate: 4.25%
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 possible increases in capital reserve requirements for funds to be held in a lender-controlled capital reserve account.
A substantial portion of the total acquisition for the Property will be paid with borrowed funds. 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.
RM Communities intends to make distributions as follows:
Operating Cash Flow:
- To the Investors, pari passu, all operating cash flows to an 8.0% preferred return;
- 70% / 30% (70% to Investors / 30% to Promote) of excess cash flow to a 13% IRR;
- 50% / 50% (50% to Investors / 50% to Promote) of excess cash flow thereafter.
Capital Event:
- To the Investors, pari passu, all operating cash flows to an 8.0% preferred return;
- Return of Capital to Members
- 70% / 30% (70% to Investors / 30% to Promote) of excess cash flow to a 13% IRR;
- 50% / 50% (50% to Investors / 50% to Promote) of excess cash flow thereafter.
RM Communities 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 July 2022 and are projected to continue on a quarterly basis thereafter. Distributions are at the discretion of RM Communities, who may decide to delay distributions for any reason, including maintenance or capital reserves.
(1) Projected returns are net of all fees.
RM Technologies, LLC and its affiliates do not provide any assurance of returns. The content on this page, including Sponsor’s pro forma projections, was provided by the Sponsor or an affiliate thereof. Although RM Technologies, LLC believes the Sponsor reliably produced this content, RM Technologies, LLC makes no representations or warranties as to the accuracy of such information and accepts no liability therefor. The assumptions and projections included in the content on this Page, including the Sponsor’s pro forma projections, are not reflective of the position of RM Technologies, LLC or any other person or entity other than the Sponsor or its affiliates. There can be no assurances that all or any of the Sponsor’s assumptions will be true, that actual performance will bear any relation to these hypothetical illustrations, or that the Sponsor’s investment objectives will be achieved. For additional information concerning the Sponsor’s assumptions and projections, and the significant risks involved in investing in real estate, please see the Disclaimers section below.
Certain fees and compensation will be paid over the life of the transaction; please refer to RM Communities' materials for details. The following fees and compensation will be paid(1):
| One-Time Fees | ||
| Type of Fee | Amount of Fee | Received By |
| Acquisition Fee | 2.0% of Purchase Price | RM Communities |
| Construction Management Fee | 5.0% of Capital Improvement Expenditures | Cushman & Wakefield, Third Party Property Manager |
| Recurring Fees | ||
| Type of Fee | Amount of Fee | Received By |
| Asset Management Fee | 1.5% of Effective Gross Income (EGI) | RM Communities |
| Property Management Fee | 4.0% of Effective Gross Income (EGI) | Cushman & Wakefield, Third Party Property Manager |
(1) Fees may be deferred to reduce impact to investor distributions.
Sponsor’s Projections 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 (“Sponsor”) and are not reflective of the position or opinions of, nor are they endorsed by, RM Technologies, LLC, 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
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 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.
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, prospective 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 Sponsor’s projections or expectations as of the date made. These statements are inherently subject to a variety of risks and uncertainties. Please review 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 is Affiliated with Sponsor
RM Technologies, LLC is affiliated with Sponsor. Sponsor will license and utilize the online platform (located at www.realtymogul.com) operated by RM Technologies, LLC, as well as receive technological, software and platform services provided by RM Technologies, LLC. No fee will be paid to RM Technologies by the Sponsor or its affiliates for such use and services.
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.