FORMALIZED DUE DILIGENCE PROCESS 
Sponsors

The team at our affiliated broker-dealer, RM Securities, conducts diligence on of the issuer, including detailed background checks, criminal checks, bad actor checks, and reference checks on sponsors. In addition to screening for any criminal background, we may also turn down sponsors due to poor reference checks, even if the background and criminal checks are satisfactory.

Escrow accounts

We require unaffiliated sponsors to use an unaffiliated third-party escrow agent.* When an investor makes an investment with such 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 contingency 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.

Unless otherwise disclosed, escrow accounts are not required for some investments that accommodate 1031 investments where the property is already acquired.

Boots on the ground

Our processes typically includes visiting certain properties (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. For certain properties that accommodate 1031 exchange investments, the team will review third-party prepared due diligence reports in lieu of a site visit.

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Confidentiality Agreement
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Funded
Estimated Hold Period 5 Years
Estimated First Distribution 2/2022
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View Our Due Diligence Process
Investment Returns: Discerning investors don't rely on a single projected return metric as a basis to invest. Rather, when assessing a potential investment, we encourage you to evaluate all information provided by a sponsor including the business plan, assumptions, and risk factors which can be found in the relevant offering documents. This approach is consistent with our requirements as a broker-dealer, which prohibit us from communicating projected returns.
Offered By
RM Communities
Investment Strategy Value-Add
Investment Type Debt
Minimum Investment 35000
Overview
Kings Landing is a 2005 built, 152-unit multifamily asset with four ground-floor retail spaces located in Creve Coeur, an affluent suburb of St. Louis, MO.
Value-Add

As the only property constructed in the submarket between 2001-2015, Kings Landing is uniquely positioned for a renovation. The business plan is to spend approximately $12,000 per unit to upgrade in the interior of the units to include quartz counters, vinyl flooring, modern finishes, and a tech package.

Asset Quality

Kings Landing's construction as a mid-rise asset provides a significant contrast to the majority of Creve Coeur multifamily, which is primarily comprised of 1990s and older vintage, and largely garden-style units, with some high-end construction beginning in 2016. Additionally, the Property is the only property in the comparable set with ground-floor retail spaces.

Market

Kings Landing is in Creve Coeur, MO, an affluent suburb of St. Louis. Creve Coeur is one of the most educated suburbs in St. Louis, with higher education attainment of 68%. It has one of the highest median area incomes in the MSA at $96K, and an unemployment rate of 5.1% compared to 6.1% nationally.

Property at a glance
Year Built 2005
# of Units 152
Current Occupancy 98%
Acquisition Price $40,100,000
Investment Highlights
RM Communities is acquiring the Property for $40.1 million, which represents a going-in cap rate of 4.47% on expected year one net operating income.
Kings Landing is primed for a renovation, as it is the only property in the submarket built between 2001-2015. A capital improvement budget of $3.7 million (or $24,401 per unit) has been capitalized for interior and exterior renovations.
RM Communities intends to increase rents to an average of $1,799 /unit, an increase driven by a full high-end renovation, which includes vinyl flooring, hard surface countertops, updated cabinets, modern fixtures and hardware, new lighting, and a tech package. Exterior and common area expenditures include painting and carpentry, hallway refresh, roof repairs, landscaping, signage, and upgrading the fitness center, clubhouse, and barbeque area. Post-renovated rent figures will remain well below newer built rent comps.
RM Communities will retain property manager Village Green, a nationally recognized property management company. Village Green's expertise and familiarity with the market provide higher assurance of projected performance.
Due to the favorable financing environment, the Property is projected to have solid cash flow out of the gate with a projected year one cash-on-cash of 5.7%. Year two cash-on-cash projection is 8.2% as the renovation program accelerates and the one vacant retail space is leased up.
The exit strategy is to sell the Property in five years at an anticipated blended cap rate of 5.10% (5.0% from the residential revenue and 6.5% from the retail revenue).
Management
Cumulative Distributions

RM Communities

RM Communities is a sister-company to RealtyMogul, one of the leading real estate technology platforms. RM Communities is an owner/operator of multifamily assets with a proprietary playbook to deliver strong risk-adjusted returns. RM Communities has grown its real estate portfolio to include nearly 2,000 multifamily units and over $325 million in real estate with a fully dedicated team of acquisitions, underwriting and asset management professionals.(1)

The RM Communities Multifamily 2023 First Quarter Review & Market Update

In this webinar, Todd Hanson, Managing Director of RM Communities, and his team discuss the real estate portfolio performance, observations from the first quarter, and their outlook for the remainder of 2023. This webinar also includes Todd’s thoughts on multifamily risks and opportunities and how best to navigate the current investment environment. Watch the Webinar

(1) References made to the RM Communities portfolio includes four properties that were acquired prior to the formation of RM Communities. Consequently, these assets are managed by an affiliate and are included as part of the RM Communities portfolio as a result of being acquired and managed by the same executive leadership and according to the same investment strategy employed by RM Communities. 

  • Todd Hanson
    Managing Director
  • Yacov Ronen
    Acquisitions Associate
Todd Hanson
Managing Director

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.  

Yacov Ronen
Acquisitions Associate

Yacov Ronen is an Acquisitions Associate for RM Communities supporting the direct acquisitions of multifamily opportunities in the Mountain West region of the United States and Texas. Prior to joining RM Communities, Mr. Ronen worked as an Associate at RealtyMogul where he was directly involved in $400M in acquisitions across various asset classes. He holds B.A. in Economics from University of California, Santa Barbara.

Track Record

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, Net IRR of 18.5% (23.1% deal-level)
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
Ridgeline View Townhomes Vancouver, WA A 50 2022 $18,100,000 $37,500 Closed
Brookside Apartments Raleigh, NC B 68 1986 $9,400,000 $1,402,680 Pending
Total     2,099   $338,301,000 $24,451,029  

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.

The Business Plan is to implement a value-add program and renovate all 152 units and increase average in-place rents from $1,415 to $1,799. The renovation plan aims to spend approximately $12,000 per unit to upgrade the residential units to include quartz counters, vinyl flooring, refaced cabinets, updated lighting and fixtures, and a modern tech package. Additionally, the Real Estate Company plans to lease out the vacant retail unit at $26/SF NNN, which is projected to be leased in year 2. They also plan to convert two empty spaces into two studios. Amenity and exterior upgrades include painting and carpentry, hallway refresh, roof repairs, landscaping, signage, and upgrading the fitness center, clubhouse, and barbeque area. Total interior CapEx is $1.57 million and exterior, common area, and deferred maintenance CapEx is $1.65 million; total CapEx including construction management fee and contingency is $3.71 million.

RM Communities plans to finance the Property with bridge debt with a 3+1+1 term, 75% LTC, and 3.15% + LIBOR (initial all-in 3.40% with LIBOR floor of 0.25%). At the end of year three when most of the renovations and repositioning have been completed, they plan to refinance with long-term agency debt. The plan is to exit in year five at a blended cap rate of 5.10% (5.0% on residential revenue and 6.5% on retail revenue).

Capital Improvement Budget

Interior Upgrades Total Per Unit No. of Units Cost of Upgrade
Appliances $334,400 $2,200 152 $2,200
Countertops $360,000 $2,368 150 $2,400
Backsplashes $60,800 $400 152 $400
Cabinet Doors / Pulls $76,000 $500 152 $500
Hardware $45,600 $300 152 $300
Plumbing Fixtures $45,600 $300 152 $300
Ceiling Fans $22,800 $150 152 $150
Flooring $135,000 $888 54 $2,500
Bathroom $121,600 $800 152 $800
Paint $76,000 $500 152 $500
Tech Package $76,000 $500 152 $500
General $220,400 $1,450 152 $1,450
Total $1,574,200 $10,357   $12,000
         
Exterior, Common Area Upgrades and Repairs Total Per Unit    
Amenity $150,000 $987    
TI and Commission $117,000 $770    
HVAC Replacements $50,000 $329    
Paint / Carpentry $200,000 $1,316    
Model Unit $25,000 $164    
Landscaping & Drainage $25,000 $164    
Roofs $150,000 $987    
Hallway $180,000 $1,184    
Two New Units $180,000 $1,184    
Roof Deck $15,000 $99    
Dryer Vent Cap $10,000 $66    
Retaining Wall $6,000 $39    
Fire Panel $38,000 $250    
Washers and Dryers $25,000 $164    
Fitness Center $20,000 $132    
Clubhouse / Business Center $25,000 $164    
Signage $25,000 $164    
Hot Water Heaters $50,000 $329    
Pergola, Benches, & Grills $10,000 $66    
Future Retail TI / Commission $50,000 $329    
Other $300,000 $1,974    
Total $1,651,000 $10,862    
         
Summary Total Per Unit    
Interior Upgrades $1,574,200 $10,357    
Exterior and Common Area $1,651,000 $10,862    
Construction Management Fee (5%) $161,260 $1,061    
Contingency  (10%) $322,520 $2,122    
Total $3,708,980 $24,401    

These amounts are subject to change at the discretion of the Real Estate Company.

Property Information

Kings Landing is a one-of-a-kind multifamily mixed-use asset located in Creve Coeur, an affluent suburb of St. Louis, MO. Creve Coeur has one of the highest median area incomes in the MSA at $96K.

The Property features unique one, two, and three-bedroom floor plans. Kings Landing has four stories and an adjacent parking structure with 275 spaces. The Property offers amenities such as a 24-hour fitness center, courtyard, and veranda with a grilling station, community clubhouse, business center, and off-leash dog park. The Property is currently 98% occupied.

Unit Mix:

Units Type Unit SF Total SF In-Place Rent Stabilized Rent Rent /SF
4 1 Bed / 1 Bath (Small) 670 2,680 $1,079 $1,300 $1.94
27 1 Bed / 1 Bath (Medium) 814 21,978 $1,224 $1,450 $1.78
8 1 Bed / 1 Bath (Large) 965 7,720 $1,233 $1,550 $1.61
16 1 Bed / 2 Bath Loft 1,313 21,010 $1,479 $1,825 $1.39
1 1 Bed / 2 Bath Loft (Large) 1,490 1,490 $1,671 $2,000 $1.34
55 2 Bed / 2 Bath (Small) 1,113 61,215 $1,413 $1,860 $1.66
31 2 Bed / 2 Bath (Medium) 1,228 38,068 $1,456 $1,895 $1.54
2 2 Bed / 2 Bath (Large) 1,270 2,540 $1,522 $2,000 $1.57
8 3 Bed / 2 Bath 1,740 13,920 $2,076 $2,550 $1.47
152   1,121 170,621 $1,415 $1,799 $1.61
             
2 Additional Studios 500 1,000 $0 $1,200 $2.40

Retail Units and Rent Schedule:

Unit Tenant Unit SF Rent/SF NNN Annual Rent Lease Term / Expiration Lease Type
1 Walgreens Community 1,855 SF 30.0 $55,742 10.1 years – 4/30/2027 NNN
2 Poke Munch Restaurant 1,000 SF 30.3 $30,259 4.8 years – 10/31/2022 NNN
3 Mulqueeny Eye Center 3,098 SF 36.3 $112,406 10 Years – 7/31/2024 NNN
4 Vacant/Proposed 3,276 SF 26.0 $85,176 10 Years NNN
Comparables

Lease Comparables

  Vanguard Heights The Vue at Creve Coeur The Alinea At Town Comp Averages Kings Landing (Subject)
Year Built 2016 2017 2016 2014 2005
$ (1x1) M $1,745 $1,564 $1,400 $1,570 $1,450
SF (1x1) M 805 843 754 801 814
$/SF (1x1) M $2.17 $1.86 $1.86 $1.96 $1.78
           
$ (2x2) S $2,391 $2,125 $2,355 $2,290 $1,860
SF (2x2) S 1,100 1,084 1,103 1,096 1,113
$/SF (2x2) S $2.17 $1.96 $2.14 $2.09 $1.67
           
$ (2x2) M $2,391 $2,295 $2,345 $2,344 $1,895
SF (2x2) M 1,100 1,257 1,103 1,153 1,228
$/SF (2x2) M $2.17 $1.83 $2.13 $2.03 $1.54
           
$ (3x2) $3,169   $2,655 $2,912 $2,550
SF (3x2) 1,509   1,365 1,437 1,740
$/SF (3x2) $2.10   $1.95 $2.03 $1.47

*Rents shown are post-renovation

Sales Comparables

Property Name Submarket Property Address City, State Sale Date Sale Price # of Units Building SQFT* Price Per Unit Price Per SQFT Year Built Building Class
Kings Landing (subject) Creve Coeur 618 N. New Ballas Rd Creve Coeur, MO 7/1/2021  $40,100,000 154 217,688 $263,816 $184 2005 A
Vanguard Heights North Outlying Mid 10362 Old Olive Street  Creve Coeur, MO 4/4/2017  $39,600,000 174 75,946 $227,586 $521 2016
Cortona at Forest Park Cheltenham 5800 Highlands Plz Saint Louis, MO 1/27/2021  $71,100,000 278 222,908 $255,755 $319 2014 A
Clayton on the Park Downtown Clayton 8025 Bonhomme Ave Clayton, MO 4/11/2019  $71,500,000 213 267,375 $335,681 $267 2000 B
Lofts at the Highlands Cheltenham 1031 Highlands Plaza Saint Louis, MO 3/28/2018  $44,400,000 200 343,656 $222,000 $129 2005 A
Alinea Town and Country North Outlying Mid 1283 Daylight Dr Des Peres, mo 9/19/2017  $58,400,000 254 310,000 $229,921 $188 2016 A

* Based on gross building area (GBA) per CoStar

Sale and lease comps were obtained from CoStar and Axiometrics.

Location Information

Market Overview

As the most populated metro area in Missouri, the St. Louis metro is a vibrant cultural destination boasting a wide array of museums, music/theatre venues, and fine dining. The expansion of employment opportunities and an affordable cost of living are supporting a net migration to Greater St. Louis as well as major development in Downtown. Most well-known is the 2018 completion of the Gateway Arch grounds renovation followed by the $260 million development of Ballpark Village at Busch Stadium. With Phase II scheduled to arrive in summer 2020, the metro will be home to over 700,000 square feet of new office space, the first high-end office space to be delivered to the downtown area since the late-1980s.

One of the biggest drivers of the economy is education and health services, which represent nearly 19% of metro-wide employment. Centene Corporation is underway on a $770 million expansion at its headquarters. When complete, Centene is expected to add 2,000 new positions.

Submarket Overview

Located 15 miles from Downtown St. Louis, Creve Coeur, MO is an established and affluent suburban community of over 18,000 people with a daytime population of more than 53,000. The city is recognized as a key node for technology and life sciences in the St. Louis region due to its concentration of life and bio-science, technology and healthcare facilities, and businesses.

Commercial Growth – With nearly 8.5 million square feet of office space, Creve Coeur is the third-largest commercial-office submarket in the region, behind only downtown St. Louis and Clayton. Creve Coeur boasts some of the metro area’s top Class A space and campuses.

Housing and Education – Creve Coeur offers a variety of housing options ranging from traditional single-family to attached residential, lofts, and multifamily. The city is home to a dozen premier educational facilities including private elementary and secondary schools, private colleges, and two nationally recognized public school districts.

Workforce Expansion – Educational attainment of Creve Coeur residents is well above average, with 68 percent attaining a Bachelor’s degree or higher. About one-fourth of the city’s residents also work in Creve Coeur.

Cap Stack
Sources & Uses

Total Capitalization

Sources of Funds Amount $/Unit
Senior Loan $33,335,501 $219,313
Equity $12,323,031 $81,073
Total Sources of Funds $45,658,532 $300,385
Uses of Funds Amount $/Unit
Purchase Price $40,100,000 $263,816
Loan Fee $333,355 $2,174
Closing & Legal Costs $305,000 $2,007
CapEx Budget $3,708,980 $21,844
Acquisition Fee $802,000 $5,276
Taxes & Insurance Escrow $225,297 $1,813
Working Capital $130,000 $855
Total Uses of Funds $45,658,532 $300,385

The numbers represented above can change prior to closing depending on final loan proceeds, property condition assessments, appraisals, final closing costs, and other lender-mandated expenses.

Debt Assumptions

The expected terms of the debt financing are as follows:

  • Loan Type: Bridge
  • Total Loan Amount: $33,335,501
  • Estimated Rate (Floating): LIBOR* + 3.15%
  • Amortization: 30 years
  • Term: 5 Years
  • Interest Only: 3 years
  • Initial Loan-to-Value: 73.9%
  • Loan-to-Cost: 75.0%
  • Extension Options: Two 12-Month Options

*LIBOR floor of 0.25% and rate cap of 2.00%

NOTE:  RM Communities is expecting to refinance with long-term agency debt at the end of year 3. The refinance is assumed to be a 7-year term at 70% LTV, 4.00%, and with 3 years of interest only.

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.

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 funds available for investment or development purposes, on the one hand, but also increases the risk of loss on the other. If the Company were unable to pay the payments on the borrowed funds (called a "default"), thelender might foreclose, and the Company could lose its investment in its property.

Distributions

RM Communities will make distributions from Kings Landing Investors, LLC to investors as follows:

Operating Cash Flow

  1. 8% Preferred Return
  2. 70%/30% (70% to Members/30% to RM Communities) to a 15% IRR
  3. 50%/50% (50% to Members/50% to RM Communities) thereafter

Capital Event

  1. 8% Preferred Return
  2. Return of Capital
  3. 70%/30% (70% to Members/30% to RM Communities) to a 15% IRR
  4. 50%/50% (50% to Members/50% to RM Communities) thereafter

Note: 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). Distributions are expected to start in February 2022 and are projected to continue on a quarterly basis thereafter. These distributions are at the discretion of RM Communities, who may decide to delay distributions for any reason, including maintenance or capital reserves.

Cash Flow Summary

   Year 1   Year 2   Year 3   Year 4   Year 5    Reversion 
 Effective Gross Income (EGI)   $3,032,602 $3,489,486 $3,763,723 $3,986,986 $4,148,491 $4,299,365
 Expenses  $1,240,686 $1,281,655 $1,310,595 $1,386,491 $1,421,230 $1,456,013
 Net Operating Income (NOI)  $1,791,917 $2,207,831 $2,453,128 $2,600,495 $2,727,261 $2,843,352
 Total Property Cash Flow  $699,046 $1,015,894 $3,128,795* $1,107,967 $19,779,473  

*Proceeds include refinance in year 3

Projected Investor Cash Flows

  Year 0 Year 1 Year 2 Year 3 Year 4 Year 5
Net Earnings to Investor
- Hypothetical $50,000 Investment
($50,000) $2,818 $4,104 $12,677 $4,101 $68,376

NO ASSURANCE OF RETURN: The Company's pro-forma projections are based on assumptions regarding future events, such as the timing and extent of the recovery of the residential market and the stabilization of the debt markets. While the Manager believes that these assumptions are reasonable and achievable, the likelihood of its occurrence is subject to many factors that are not within the control of the Company or its Manager and that could impair the ability of the Company to meet its projections.

Fees

Certain fees and compensation will be paid over the life of the transaction. The following fees and compensation will be paid(1):

One-Time Fees:
Type of Fee Amount of Fee Received By Paid From
Acquisition Fee 2.0% of Purchase Price RM Communities Capitalized Equity Contribution
Construction Management Fee 5.0% of Capital Improvement Budget Village Green, Third Party Property Manager Capitalized Equity Contribution
Recurring Fees:
Type of Fee Amount of Fee Received By Paid From
Asset Management Fee 1.5% of Effective Gross Income RM Communities Distributable Cash
Property Management Fee 3.0% of Effective Gross Income and
Incentive Fee if NOI Exceeds Budget
Village Green, Third Party Property Manager Distributable Cash

The above table is a summary and there may be additional fees and expenses associated with this offering. Please refer to the Private Placement Memorandum for further details.

(1) Fees may be deferred to reduce impact to investor distributions

The following offering documents 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.
RM Securities, LLC and its Affiliates Compensation

RM Securities, LLC, its registered representatives, affiliates, associated persons, and personnel of its affiliates who may also be associated with it, including our associated persons and personnel of our affiliates who are also be associated with RM Securities, LLC (it (“RM Securities,” “we,” “our,” or “us”) will receive fees, expense reimbursements, and other compensation (“Fees”) from the issuer of this investment offering, its sponsor, or an affiliate thereof (“Sponsor”), or otherwise in connection with Sponsor’s offering. The Fees paid to us are in addition to other fees you will pay to Sponsor or in connection with Sponsor’s investment offering. You will pay Fees to Sponsor, either directly or indirectly as an investor in the Sponsor’s offering. Sponsor will use the Fees you pay, as well as funds you invest in the relevant offering, to compensate us. The Fees paid to us will directly or indirectly be borne by you as the investor (typically, but not always, in the form of an expense of the Sponsor’s offering in which you invest) because such Fees will reduce the proceeds available for distribution to you and reduce the amount you earn over time.

For more information on the Fees paid to us, or any other Fees you will pay in connection with Sponsor’s offering, please carefully review the Sponsor’s Investment Documents. Please also carefully review RM Securities’ Form CRS, Regulation Best Interest Disclosures, and Limited Brokerage Services Agreement.

No Approval, Opinion or Representation, or Warranty by RM Securities, LLC

Sponsor has provided, approved, and is solely responsible in all aspects for the information on this webpage (“Page”), including Sponsor’s offering documentation, which may include without limitation the Private Placement Memorandum, Operating or Limited Partnership Agreement, Subscription Agreement, the Project Summary and all exhibits and other documents attached thereto or referenced therein (collectively, the “Investment Documents”). The Investment Documents linked on this page have been prepared and posted by Sponsor, and not by RM Securities. We did not assist in preparing, do not adopt or endorse, and we are not otherwise responsible for, the Sponsor’s Investment Documents. We make no representations or warranties as to the accuracy of information on this Page or in the Sponsor’s Investment Documents and we accept no liability therefor. No part of the information on this Page or in the Sponsor’s Investment Documents is intended to be binding on us.

Sponsor’s Information Qualified by Investment Documents

The information on this Page is qualified in its entirety by reference to the more complete information about the offering contained in the Sponsor’s Investment Documents. The information on this Page is not complete and subject to change at the Sponsor’s discretion at any time up to the closing date. The Sponsor’s Investment Documents and supplements thereto contain important information about the Sponsor’s offering including relevant investment objectives, the business plan, risks, charges, expenses, and other information, which you should consider carefully before investing. The information on this Page should not be used as a basis for an investor’s decision to invest.

Risk of Investment

This investment is speculative, highly illiquid, and involves substantial risk. There can be no assurances that all or any of Sponsor’s assumptions, expectations, estimates, goals, hypothetical illustrations, or other aspects of Sponsor’s business plans (“Assumptions”) will be true or that actual performance will bear any relation to Sponsor’s Assumptions, and no guarantee or representation is made that Sponsor’s Assumptions will be achieved. If Sponsor does not achieve its Assumptions, your investment could be materially and adversely affected. A loss of part or all of the principal value of your investment may occur. You should not invest unless you can readily bear the consequences of such loss. Sponsor’s Assumptions should not be relied upon as the primary basis for your decision to invest.

No Reliance on Forward-Looking Statements; Sponsor Assumptions

Sponsor is solely responsible for statements made concerning forward-looking statements and Assumptions, which apply only as of the date made, are preliminary and subject to change, and are expressly qualified in their entirety by the disclosures and cautionary statements included in Sponsor’s Investment Documents, which you should carefully review. Neither RM Securities nor Sponsor are obligated to update or revise such forward-looking statements or Assumptions to reflect events or circumstances that arise after the date made or to reflect the occurrence of unanticipated events. Sponsor’s forward-looking statements and Assumptions are hypothetical, not based on actual investment achievements or events, and are presented solely for purposes of providing insight into the Sponsor’s investment objectives, detailing Sponsor’s anticipated risk and reward characteristics, and establishing a benchmark for future evaluation of actual results; therefore, they are not a predictor, projection, or guarantee of future results. You should not rely on Sponsor’s forward-looking statements as a basis to invest.

Importantly, we do not adopt, endorse, or provide any assurance of returns or as to the accuracy or reasonableness of Sponsor’s Assumptions or forward-looking statements.

No Reliance on Past Performance

Any description of past performance is not a reliable indicator of future performance and should not be relied upon as the primary basis to invest.

Sponsor’s Use of Debt

A substantial portion of the total cost of the real estate asset acquired by the Sponsor with investor funds (“Property”) will be paid with borrowed funds, i.e., debt. Sponsor’s estimated rates and terms of the debt financing are subject to lender approval, and there is no assurance that the Sponsor will secure debt at the rates and terms presented on this Page or in the Sponsor’s Investment Documents, or at all. The use of borrowed money to acquire real estate is referred to as leveraging, which can amplify losses and could result in lender foreclosure. In addition, if the debt includes a variable (or “floating”) interest rate, the total amount of interest paid over the term of the debt will fluctuate and can increase. As a result, Sponsor’s use of debt can result in a loss of some or all of your investment.

Sponsor’s Offering is Not Registered

Sponsor’s securities offering will not be registered under the Securities Act of 1933, as amended (the “Securities Act”), in reliance upon the exemptions from registration pursuant to Rule 506(c) of Regulation D as promulgated under the Securities Act (“Private Placement”). In addition, the offering will not be registered under any state securities laws in reliance on exemptions from state registration. Such securities (your ownership interests) are subject to restrictions on transferability and resale and may not be transferred or resold except as permitted under applicable state and federal securities laws pursuant to registration or an available exemption. All Private Placements on the Platform are intended solely for “Accredited Investors,” as that term is defined in Rule 501(a) under the Securities Act.

No Investment Advice

Nothing on this Page should be regarded as investment advice (either with respect to a particular security or regarding an overall investment strategy), a recommendation, an offer to sell, or a solicitation of or an offer to buy any security. Advice from a securities professional is strongly advised to understand and assess the risks associated with real estate or private placement investments. For additional information on RM Securities’ involvement in this offering, please carefully review the Sponsor’s Investment Documents, and RM Securities’ Form CRS, Regulation Best Interest Disclosures, and Limited Brokerage Services Agreement.

1031 Exchange Risk

Internal Revenue Code Section 1031 (“Section 1031”) contains complex tax concepts and certain tax consequences may vary depending on the individual circumstances of each investor. RM Securities and its affiliates make no representation or warranty of any kind with respect to the tax consequences of your investment or that the IRS will not challenge any such treatment. You should consult with and rely on your own tax advisor about the tax aspects with respect to your particular circumstances.

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