Risk and Quality Controls
Steps we take to mitigate risk on the Platform
Sponsors

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.

Escrow accounts

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.

Boots on the ground

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.

Detailed Checklists

We have robust quality controls with detailed checklists and a review of third-party reports.

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:
Waitlist
Target IRR  20.2%-22.2% *
21.2%
Target Return on Cost* 6.1%
Target Equity Multiple* 1.9X
Estimated Hold Period* 3.5 Years
FUNDED 100%
...
View our Risk and Quality Controls.
*Please carefully review the Disclaimers section below, including regarding Sponsor’s assumptions and target returns
Offered By
The Rilea Group
Investment Strategy Development
Investment Type Equity
Estimated First Distribution 6/2026
Minimum Investment 35000
Overview
Phase II of a ground-up development of a Class A, 259-unit mixed-use building in the growing Wynwood neighborhood of Miami.
Class A

Mohawk at Wynwood will be a first-class, Class A building that offers residents a mix of amenities in combination with a growing and desirable location. Additionally, with just 259 units, the building will be smaller than many others in its competitive set, allowing for less density and high-end finishes.

Location

The Wynwood submarket offers the appeal of being well-located near Midtown Miami and the Design District and has become attractive for corporations as well as individuals alike. Surrounding the property is a vibrant, walkable community that boasts over 70 art galleries, luxury boutiques, seven Michelin-star and many five-star restaurants, and the world-famous Wynwood Walls.

Partner

Rilea Group is a South Florida developer with deep roots and experience within the Miami market. Since 1981, the Rilea Group has transformed or is transforming over $2 billion and 10,000,000 square feet of South Florida real estate into some of the most recognizable and award-winning properties. 

Property at a glance
# of Units 259
Construction Start Date August 2023
Construction Completion Date November 2025
Total Development Budget $180,508,653
Target Return on Cost 6.1%
Land Acquisition Price $29,462,788
Investment Highlights
Located in the Wynwood submarket right by Midtown Miami and the Design District.
Amenities will include a rooftop pool deck with bar and grilling area, pickleball court, private lounge hangout, library lounge, movie theater, indoor and outdoor kid's area, large outdoor park, outdoor trellised tables area, and dog park as well as a two-level resident's lounge and an indoor and outdoor gym.
The Sponsor has an over 42-year Miami-centric track record that includes over 10,000,000 sq. ft. of past and ongoing development.
The total project cost is estimated to be $181 million with a total of $73 million in equity. This is Phase 2 of the project. The initial phase (Phase 1) was approximately $36M and Phase 2 is expected to be $37M.
Management
Cumulative Distributions

The Rilea Group

Since 1981, the Rilea Group has transformed or is transforming over $2 billion and 10,000,000 square feet of South Florida real estate into some of the most recognizable and award-winning properties. The Rilea Group partners with investors and landowners interested in creating financially successful and sustainable structures. Their ethos is driven by their values and yearning to define transformational lifestyle experiences, long-term partner satisfaction, and financial return.

https://www.rileagroup.com
  • Alan Ojeda
    CEO
  • Diego Ojeda
    President
  • Marc Coleman
    Director of Development
  • Tony Rey
    Director of Construction
Alan Ojeda
CEO

Alan Ojeda, owner, founder, and CEO, has developed in South Florida since Rilea’s inception in 1981. Mr. Ojeda has been on the cutting edge of real estate developing marquee projects like 1450 Brickell, 1111 Brickell, The Bond, and One Broadway. Mr. Ojeda has always pushed the boundary with his projects, many times choosing non-traditional and out-of-the-box routes which have been quite fruitful and successful. A very hands-on minded individual, Mr. Ojeda considers himself a true artisan of buildings, as he enjoys every step of the process from early design through all steps of construction. Mr. Ojeda graduated from Madrid School of Law and the Madrid School of Economics. Mr. Ojeda is committed to the South Florida Community by serving as a board member in the following organizations:

  • Former chairman and board member of Carrfour (www.carrfour.org) providing homes to the homeless
  • Former board member of the Miami Children Hospital Foundation (www.mchf.org), the leader in local child healthcare
  • Board member of the University of Miami School of Architecture
  • Board member of the ULI
  • Board member of the Miami Downtown Development Authority (www.miamidda.com).
Diego Ojeda
President

Diego Ojeda, President of Rilea Group, joined the family enterprise in 2008. Mr. Ojeda’s responsibilities include devising and executing growth strategy, deal structuring and execution, project management, assets portfolio management, and performance management.

  • Boston University – Bachelors in Communications and Business Management
  • Harvard University – Graduate of School of Design: AMDP Real Estate XVIII
  • Member of YPO – Young Presidents’ Organization
Marc Coleman
Director of Development

With over 25 years of leading-edge design and development experience, Mr. Coleman’s expertise in luxury development has spanned the country from Texas to New York and from California to South Florida. Most recently, Mr. Coleman has spent the past 18 years in South Florida. His experience encompasses millions of square feet of residential and mixed-use developments totaling well over 2-1/2 billion dollars worth of investment.

Educated as an architect, engineer, and developer, Mr. Coleman has spent most of his career leading development teams in various aspects of real estate projects ranging from acquisition, concept, design, and construction, to marketing, branding, leasing, and sales. His skill and expertise have proven indispensable in challenging situations, from highly escalated to severely distressed markets, while his ability to produce has been instrumental in the development and launch of many successful projects in densely populated urban markets. As Director of Development for the Rilea Group, Mr. Coleman brings extensive real-world experience and unparalleled commitment to high-quality, market-driven results.

Prior to Rilea Group, Mr. Coleman was President of Development at One Real Estate Investment. Previously he was Senior Vice-President of Development at Newgard Development and held senior management roles at the Related Group of Florida and Crescent Heights, two of the nation’s largest real estate developers.

Mr. Coleman is a graduate of the Massachusetts Institute of Technology where he earned a Master of Science in Real Estate Development. He is also a graduate of the University of Texas at Austin where he earned both a Bachelor of Architecture and a Bachelor of Science in Architectural Engineering. Mr. Coleman is currently Vice-Chair of the Wynwood Design Review Committee and a licensed architect in Florida and Texas and has served as a member of the Aventura Marketing Council, the Miami Beach Development Commission, and the American Institute of Architects.

 

Tony Rey
Director of Construction

Anthony Rey, Director of Construction, is responsible for pre-construction, procurement, compliance, coordination of construction and turnover operations as well as a liaison to property management. He adherently oversees pre-construction activities involving land acquisition, solicitation of RFP’s/RFQ’s, evaluate the feasibility, due diligence, budgeting, and scheduling. Throughout his career, he has been the principal in charge of numerous types of projects ranging from small volume to several hundred million dollars individually and overall cumulative operation nearing one billion dollars. These projects have included Railways, Hotels, Office/Residential Buildings, Light Industrial, Institutional, Lower and Higher Education, Affordable Housing, and Government Projects with Veteran’s Administration/Internal Services Department oversight as well as environmental assessment and cleanup assessments and reporting. Mr. Rey graduated with a Bachelor of Science in Civil Engineering from Florida International University.

Track Record

Property City, State Asset Type Acq Date Units or SF Status
1450 Brickell (JP Morgan Tower) Miami, FL Office 2007 588,000 SOLD
Sabadell Financial Center Miami, FL Office 1996 420,000 SOLD
International Finance Bank Headquarters Miami, FL Office 2010 525,000 SOLD
The Bond Miami, FL Residential 2010 328 SOLD
One Broadway at Brickell Miami, FL Residential 2003 371 SOLD
Monte Carlo Miami Beach, FL Residential 2011 136 SOLD
Vista Verde at Westchester Miami, FL Residential 1988 306 SOLD
Vista Verde at Deerwood Miami, FL Residential 1997 206 OWNED
Green Key Pembroke Pines, FL Residential 2001 250 SOLD
Vista Verde at Coconut Creek Coconut Creek, FL Residential 2001 288 OWNED
Vista Verde at Sunrise Sunrise, FL Residential (Under Construction) 2017 288 OWNED
Parco Mare Dania Beach, FL Residential (Upcoming) 2009 237 OWNED
The Line - Phase 1 Miami, FL Residential (Upcoming) 2014 449 SOLD
Latin American Plaza Miami, FL Retail 1984 33,000 OWNED

The above bios and track record were provided by The Rilea Group and have not been independently verified by RealtyMogul.

The Rilea Group (the “Sponsor”) is pleased to present an opportunity to provide equity for the development of a mixed-use development to be called “Mohawk at Wynwood”. The Project will consist of a 259-unit, 12-story luxury multi-family building containing 29,535 SF of prime ground-floor retail. The site size is 1.79 acres (77,950 SF).

Located at 56 NE 29th Street, Miami, FL, Mohawk will find itself at the crossroads of Miami’s trendy and bourgeoning Wynwood and Midtown neighborhoods. Residents will be able to walk and scooter to their favorite destinations such as the Wynwood Walls, hip stores and restaurants with various flavors, and the shops at Midtown Mall. Located at just a short 5-minute drive to world-class shopping at the Miami Design District as well as to highway I-195, Mohawk will have access to a wide variety of amenities. 

The Project will boast attractive amenities such as a rooftop pool deck with bar and grilling area, pickleball court, private lounge hangout, library lounge, movie theater, indoor and outdoor kid's area, large outdoor park, outdoor trellised tables area, and dog park as well as a two-level resident's lounge and an indoor and outdoor gym, and amenity private offices for an easy get-away to take care of work & zoom calls.

The Sponsor recently acquired an additional parcel of land that will allow for more density, bringing the total unit count up to 259 from 225. The total project cost is estimated to be approximately $180.5 million. Construction will commence in 2023 and the Project is expected to be sold in 2026.

This offering represents an opportunity to invest in the second phase of the development with excellent Sponsorship with a 42-year track record developing some of Miami’s most iconic projects. In Phase 1, approximately $36M in equity was contributed, much of which went towards acquiring the land and predevelopment costs. Phase 2 allows investors the opportunity to invest in this offering at a date closer to groundbreaking. Groundbreaking is anticipated to be in Q3 2023.

The land is being contributed to Phase II at $41,000,000. Construction is estimated to last 24 months and the lease-up to stabilization an additional 12 months. 

Development Costs

Hard Costs Total Amount Per Unit
Construction $97,934,622 $378,126
Construction Contingency $9,793,462 $37,813
Builder's risk (based on Hard Cost) $1,077,281 $4,159
Payment & Performance Bond $1,077,281 $4,159
Retail / Office Tenant Improvements $2,489,520 $9,612
Cameras & Security System $350,000 $1,351
Gym Equipment $125,000 $483
Decoration $800,000 $3,089
Murals $500,000 $1,931
Signage $200,000 $772
Asst. Project Managers $1,077,281 $4,159
Total Hard Costs $115,424,447 $445,654
     
Soft Costs Total Amount Per Unit
Surveys $35,000 $135
Permit Fees $3,573,290 $13,796
Real Estate Taxes $1,767,920 $6,826
Appraisals $37,500 $145
Legal Costs $550,000 $2,124
Miscellaneous Soft Costs $432,600 $1,670
Project/Owner General Liability $35,000 $135
Const Bond & Warranty $20,000 $77
Consultants $3,141,750 $12,130
Marketing $300,000 $1,158
Retail leasing broker commissions $1,329,075 $5,132
Cable Agreement Income ($64,750) ($250)
Operating Expense Deficit Reserve $500,000 $1,931
Developer's Contingency $3,000,000 $11,583
Developer's Fee  $6,942,640 $26,806
Total Soft Costs $21,600,025 $83,398
     
Financing + Other Costs Total Amount Per Unit
Mortgage Doc Stamps $379,100 $1,464
Mortgage Intangible Stamps $216,600 $836
Financing Reports & Surveys $20,000 $77
Lender's Fee $1,083,052 $4,182
Agents / Broker's (Loan) $1,083,052 $4,182
Loan Guarantee Insurance $866,442 $3,345
Equity Finders $2,172,232 $8,387
Loan Closing Costs $220,000 $849
Interest Reserve - Construction $7,980,915 $30,814
Total Financing + Other Costs $14,021,393 $54,137
     
Grand Total $151,045,865 $583,189
Summary
Property Information

The Property sits in a location that is bordered by Wynwood, Midtown Miami, and the Design District, earning a Walk Score of 94. Wynwood is known for being Miami's epicenter of the arts and creative businesses and attracts 4M+ visitors annually. Midtown Miami is a 56-acre master-planned community with over 645,000 square feet of retail anchored by Target, Marshalls, HomeGoods, and restaurants. The Design District is known for high-end shopping and is home to 150+ luxury stores such as Louis Vuitton, Burberry, Fendi, and Dior. Collectively, these three walkable neighborhoods give the Property's future residents an array of dining, nightlife, and shopping options.

Unit Type # of Units  Avg SF/Unit  Avg Rent Rent PSF
Studio 44 549 $2,850 $5.19
One Bedroom 123 779 $3,675 $4.72
Two Bedroom 82 1,157 $4,600 $3.98
Three Bedroom 10 1,868 $6,600 $3.53
Totals 259 902 $3,941 $4.37

 

Commercial Space  SF   TI/LC  Avg Rent / SF
Retail 29,535 2,362,800 $75
Office 1,584 126,720 $100
Totals/Averages 31,119 -   $76
Comparables

Lease Comparables

  Gio Midtown Sentral Wynwood The Dorsey Wynd 27 & 28 Eve at The District Bezel Miami Worldcenter Solitair Brickell Sofia Coral Gables Averages Subject Property (Mohawk at Wynwood)
Year Built 2020 2020 2022 2023 2016 2021 2018 2017 2020 2025
Class A A A A A A A A A A
Average Unit Size 890 SF 747 SF 758 SF 642 SF 857 SF 850 SF 819 SF 995 SF 656 SF 902
Distance from Subject Property 0.3 Miles 0.3 Miles 0.4 Miles 0.4 Miles 0.7 Miles 1.8 Miles 2.8 Miles 8.8 Miles 1.6 mi N/A
                     
Studio
$ / Unit $2,769 $3,091 $2,575 $2,650 - $2,438 $2,563 $2,643 $1,873 $2,850
Square Feet 544 SF 631 SF 532 SF 540 SF - 568 SF 494 SF 399 SF 371 SF 549 SF
$ / SF $5.09 / SF $4.90 / SF $4.84 / SF $4.91 / SF - $4.29 / SF $5.19 / SF $6.62 / SF $3.58 / SF $5.19 / SF
                     
1 Bedroom
$ / Unit $3,736 $3,059 $2,841 $2,900 $3,185 $3,700 $3,854 $3,374 $2,665 $3,675
Square Feet 774 SF 644 SF 656 SF 634 SF 742 SF 796 SF 764 SF 792 SF 580 SF 779 SF
$ / SF $4.83 / SF $4.75 / SF $4.33 / SF $4.57 / SF $4.29 / SF $4.65 / SF $5.04 / SF $4.26 / SF $3.67 / SF $4.72 / SF
                     
2 Bedrooms
$ / Unit $4,812 $4,282 $4,310 $4,150 $4,435 $5,162 $4,734 $5,865 $3,775 $4,600
Square Feet 1,127 SF 901 SF 1,018 SF 901 SF 1,061 SF 1,042 SF 1,038 SF 1,161 SF 825 SF 1,157 SF
$ / SF $4.27 / SF $4.75 / SF $4.23 / SF $4.61 / SF $4.18 / SF $4.95 / SF $4.56 / SF $5.05 / SF $3.66 / SF $3.98 / SF
                     
3 Bedrooms
$ / Unit $6,635 $5,741 $5,499 - $5,000 $11,304 $4,996 $6,315 $4,549 $6,600
Square Feet 1,711 SF 1,382 SF 1,335 SF - 1,779 SF 1,808 SF 1,533 SF 1,543 SF 1,109 SF 1,868 SF
$ / SF $3.88 / SF $4.15 / SF $4.12 / SF - $2.81 / SF $6.25 / SF $3.26 / SF $4.09 / SF $2.86 / SF $3.53 / SF

Sales Comparables

  The Urban 19 Dutch The Chelsea Lofts at 5 Points The Pullman Watermarc at Biscayne Bay Amalta Broken Sound Averages Subject Property (Mohawk at Wynwood)
Year Built 2020 2018 1986/2022 2020 2020 2021 2022 2020 2025
Class A A A A A A A A A
# of Units 100 483 204 85 168 296 297 163 259
Average Unit Size - 681 SF 770 SF 802 SF 1477 SF 1043 SF 1120 SF 982 SF 902 SF
Sale Date 01-19-2023 11-23-2022 06-27-2022 07-26-2022 07-01-2021 06-01-2022 09-01-2022    
Sales Price $86,500,000 $487,500,000 $245,000,000 $88,000,000 $174,250,000 $211,000,000 $194,000,000 $148,625,000 $180,508,652
Sales Price / Unit $865,000 $1,009,317 $1,200,980 $1,035,294 $1,037,202 $712,838 $653,199 $651,383 $696,945
Sales Price / SF - $1,482 $1,560 $1,291 $702 $683 $583 $630 $682
Location Flushing, NY NY, NY NY, NY Ogden, UT Denver, CO Miami, FL Boca Raton, FL   Miami, FL
Location Information

Market Overview

Miami has long been considered the Gateway to Latin America within the U.S. Many overseas companies use the Miami area as their base for U.S. operations. More than 1,200 multinational companies have been lured to the area over the past 25 years, thanks in part to the multilingual workforce. With Florida’s relatively low taxes, including no state income tax, and diverse workforce, Miami-Dade and the region are becoming more attractive to companies seeking year-round sunshine and a lower cost of living. South Florida has become the #4 relocation destination for Americans who have moved during COVID according to FCP. The South Florida MSA is now ranked as the 7th largest MSA in the United States and has grown by almost 50% in the last 25 years. 

Submarket Overview

The Wynwood submarket is a trendy location that is sandwiched between Midtown Miami and the Design District. Even during the peak of COVID, Wynwood saw expansion in multiple forms, inclusive of several restaurant openings, Spotify announcing a South Florida HQ location and Trader Joe's agreeing to a lease across the street from this Project. The submarket's central location is just minutes north of downtown Miami and is ideal for artists, residents, creative office users, and small business owners. 

Cap Stack
Sources & Uses

Total Capitalization

Sources of Funds $ Amount $ / Unit $ / SF
Debt $108,305,191 $418,167 $409
LP Investor Equity $68,593,288 $264,839 $259
GP Investor Equity(1) $3,610,173 $13,939 $14
Total Sources of Funds $180,508,652 $696,945 $682
       
Uses of Funds $ Amount $/Unit $ / SF
Land(2) $27,857,000 $107,556 $105
Soft Costs $25,908,095 $100,031 $98
Hard Costs $112,722,166 $435,221 $426
Financing Costs $14,021,392 $54,137 $53
Total Uses of Funds $180,508,652 $696,945 $682

(1) The Sponsor/General Partner will contribute 5% of the required equity. The Sponsor’s equity contribution may consist of friends and family equity and equity from funds controlled by the Sponsor.

(2) The original land was purchased on June 21st, 2021 for $22,000,000.  Additional land was purchased on February 9th, 2023 for $5,700,000 million. The land was appraised by Cushman & Wakefield as well as JLL and based on their combined valuation, the land is being contributed to Phase II at $41,000,000. This updated value for the land results in an additional $13,243,000 of implied equity to Phase I investors. The targeted returns set forth in the Investment Documents take this into account.

Debt Assumptions

The Sponsor will seek to secure a construction loan in an amount of $108.5 million that is +/- 60% loan to cost from a construction lender on terms reasonably satisfactory to Sponsor. Upon stabilization, a longer-term permanent loan is intended to be secured. The construction loan is modeled to be at an annual rate of 7.5%

(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 Sponsor's use of debt. 

Distributions

The Rilea Group intends to make distributions on a pro rata basis out of funds received as a holder of Mowyn, LLC who intends to make distributions as follows:

  1. Return of capital to Investors pro rata until an 8% non-compounding annual preferred return from the time of investment until sale.
  2. Thereafter, (i) twenty-five percent (25%) to the Manager and (ii) seventy-five percent (75%) to the Investors (including the Manager) pro rata in proportion to their respective Interests until Investor receives a 15% non-compounding annual return on their investment,
  3. Thereafter, (i) thirty-five percent (35%) to the Manager and (ii) sixty-five percent (65%) to the Investors (including the Manager) pro rata in proportion to their respective Interests.

The Rilea Group 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 June 2026 and are projected to continue on a quarterly basis thereafter. Distributions are at the discretion of The Rilea Group, who may decide to delay distributions for any reason, including maintenance or capital reserves.

The Rilea Group will receive a promoted/carried interest as indicated above.

Cash Flow Summary
  Year 0 Year 1 Year 2 Year 3 Year 4 Year 5
Effective Gross Revenue   $0 $0 $0 $348,015 $8,423,599
Total Operating Expenses   $0 $0 $0 ($10,440) ($2,693,093)
Net Operating Income   $0 $0 $0 $337,574 $5,730,507
             
Project-Level Cash Flows
  Year 0 Year 1 Year 2 Year 3 Year 4 Year 5
Net Cash Flow ($36,088,000) $0 ($36,115,461) $0 $0 $173,329,221
             
Investor-Level Cash Flows(1)
  Year 0 Year 1 Year 2 Year 3 Year 4 Year 5
Net Cash Flow $0 $0 ($36,115,461) $0 $0 $68,522,329
             
Investor-Level Cash Flows - Hypothetical $50,000 Investment(1)
  Year 0 Year 1 Year 2 Year 3 Year 4 Year 5
Net Cash Flow $0 $0 ($50,000) $0 $0 $94,866

(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.

 

Fees

Certain fees and compensation will be paid over the life of the transaction; please refer to The Rilea Group's materials for details. The following fees and compensation will be paid(1)(2)(3):

One-Time Fees:
Type of Fee Amount of Fee Received By Paid From
Development Fee 4.0% of Total Development Costs Rilea Group Development Costs
Construction Management Fee 1.0% of Hard Costs Rilea Group Development Costs
Technology Solution Licensing Fee(2) Flat one-time licensing fees of $15,000 plus $1,400 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)

       
Recurring Fees:
Type of Fee Amount of Fee Received By Paid From
Property Management Fee 3.0% of EGI Rilea Group Cash Flow
Administration Solution Licensing Fee(2) Annual licensing fee of 1.0% of Platform Investors' equity 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.

(3) RM Admin will be providing the following services: (a) responding to inbound investor inquiries regarding how to subscribe to the Project, (b) distribution of all annual tax forms (after receipt of same from Project Sponsor), (c) processing distributions that are payable from RM Mohawk, LLC to Investors, however, RM Admin will not be deemed to have custody of client funds, (d) distribution of all quarterly reports (after receipt of same from Project Sponsor) and (e) summarizing sponsor information on property performance, responding to investor inquiries regarding sponsor performance information as well as the real estate market generally.

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

None of RM Technologies nor any affiliate are registered as a broker, dealer, investment adviser, or funding portal (except with respect to RM Adviser, LLC, which has no involvement in the transactions to be consummated hereby or contemplated herein and solely for the purposes hereof, shall not be deemed an affiliate or RM Technologies). They do not provide investment advice or recommend the purchase of any securities that are the subject of this agreement or the Sponsor’s offering with respect to the Project. Project Sponsor’s use of the Platform, including Project Sponsor’s license to utilize the Platform and any related technology, software and supporting services, Project Sponsor’s posting of offering documents and all related information on the Platform does not constitute the approval of or endorsement by RM Technologies or any of its affiliates of Project Sponsor’s securities offering with respect to the Project or signify the suitability thereof in any manner.

For additional information on risks and disclosures visit https://www.realtymogul.com/investment-disclosure.

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