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

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.

Open for pledging
Target IRR  16.6%-18.6% *
Target Avg. Cash on Cash* 7.5%
Target Equity Multiple* 1.59X
Estimated Hold Period* 3 Years
View our Risk and Quality Controls.
*Please carefully review the Disclaimers section below, including regarding Sponsor’s assumptions and target returns
South Hill Apartments
Offered By
Cooper Street Capital
Investment Strategy Value-Add
Investment Type Equity
Estimated First Distribution 7/2024
Minimum Investment 35000
South Hill is located in a market that the Sponsor knows well and the Sponsor believes the Property is an appropriately valued asset that will be positively leveraged at acquisition with several value-add components.

The purchase price value for South Hill of $11,700,000 represents a going-in 7.00% capitalization (“cap”) rate. Further, the going-in price/pound valuation is approximately $67,000/door and $92/SF for South Hill. Cooper Street Capital ("CSC") believes this valuation is in line with the valuations for this vintage asset class that the firm first saw when they began investing in the San Antonio market in 2019. Recent nearby sales have also traded for notably higher values, including The RiverBend Apartments, which although of a newer 1980s vintage, traded for $90k/door in April 2023. 


The Brooks City Base area, where South Hill Apartments sits, is a unique, "up-and-coming", and fast-developing mixed-use pocket of south San Antonio that used to be a US Air Force Base until 2001. This southern pocket is now anchored by two large and long-term economic drivers, including the Mission Trails Baptist Hospital, with 110 beds, and the University of the Incarnate Word School of Osteopathic Medicine (UIWSOM). With these anchors, and its close proximity to downtown, the neighborhood has been the beneficiary of rapid development and revival in the last 15 years. Major national brands have opened new locations in Brooks City, including move-ins from Chick-fil-A, Krispy Kreme, Cheddar's Scratch Kitchen, Embassy Suites, Walmart Supercenter, Lowe's, and HEB (all within a mile of South Hill). Clustering nearby are also several large newly built apartment communities, including Landings at Brooks City-Base, The Kennedy Apartments, and the Anderson at Brooks.

Cash Flow

Because of the favorable going-in basis and capitalization rate, the success of the South Hill acquisition will not depend on the implementation of a costly, systematic, and drawn-out value-add upgrade program, and CSC will finance the Project with a 7-year fixed rate note. As of September 2023, the asset is also currently occupied at 93%. Taken together, CSC expects South Hill to provide partners with cash flow not long after acquisition. To drive additional value, CSC will replace the asset’s roof and convert the master metered electric utility structure to sub-metering in order to pass the utility costs onto residents. 

Property at a glance
# Units 174
Current Occupancy 93%
Year Built 1965
Total CapEx Budget $1,347,000
Exit Cap Rate 5.75%
Acquisition Price $11,700,000
Investment Highlights
South Hill was initially marketed with a price expectation of $15 million in late 2022, a valuation that represented nearly double what the seller bought the asset for in 2019. Since that initial effort, however, the asset has been in and out of contract twice, and the seller moved brokerages. In both instances, the potential buyers noted that they misjudged the available financing, which greatly frustrated the seller.
This year, investors have rightly shown a greater appetite for real estate opportunities when projects provide for an adequate risk-adjusted return compared to more liquid investments. These real estate projects are currently difficult to find, but CSC believes that the projected first-year unlevered return on investment at South Hill (same as the acquisition's cap rate) at 7.00% provides an appropriate spread over the market returns that could be expected in short term treasury bills and bonds, CDs, or high yield savings accounts.
Cooper Street Capital ("CSC") is a Repeat Sponsor on the RealtyMogul technology platform with a proven track record on the platform and in the San Antonio market. The firm previously completed two other projects using the RealtyMogul technology platform, including Barberry Village Apartments in Portland, OR, which sold for a project level 36.6% IRR, and the Amber Hill Apartments in San Antonio, which sold for a project level 63.3% IRR. The South Hill Apartments will be the firm's sixth acquisition in the San Antonio market, bringing the firm's current portfolio to 415 units in the market and its total track record in the market to 915 units.
The South Hill acquisition will be structured with a seven-year fixed loan from Fannie Mae with a target hold period of three years. The Project's returns have factored in the yield maintenance costs of paying off the loan within this projected three-year horizon, in advance of the loan's maturity. As a result, CSC and its partners will have the ability to exit in a shorter-term horizon, if the economics are optimal, or to hold the asset for a longer period if the returns remain accretive.
Cooper Street Capital is a fully vertically integrated private equity real estate firm. The life cycle of each asset is managed in-house from acquisition to operations to sale, thereby ensuring that each asset is running at full efficiency. The day-to-day operations of each asset are carried out by the staff of CSC Management, a subsidiary property management company wholly owned by Cooper Street Capital, with close oversight. On the day of closing at South Hill, the team at CSC Management will be on-site ready to kick the asset into gear.
Cumulative Distributions

Cooper Street Capital

Cooper Street Capital (“CSC”) provides investment access to the commercial real estate space for retail, family offices, and institutional investors. As a private equity real estate firm, CSC applies targeted acquisition strategies and active asset management to provide consistent risk-adjusted returns for investors in value-add and core-plus multifamily real estate opportunities. CSC aims to capture upside potential for its partners through both physical renovations and/or major operational improvements.

Since the firm's founding in 2011, CSC’s team has stayed committed to sourcing commercial real estate investment opportunities from across the United States that have demonstrated strong financial performance in the past or that exhibit the potential for gains in the future. In either case, potential acquisitions must be supported by strong market fundamentals.

CSC aims to minimize downside risk for its partners through “deal-by-deal” and targeted acquisitions. The firm seeks out existing multifamily real estate assets that can provide for continued cash flow and where value can be built upon through the process of driving up an asset’s yearly Net Operating Income (NOI). The firm is headquartered in Aspen, Colorado. 

  • Brandon Cooper
    Managing Partner
  • Matt Cooper
    Director of Acquisitions
  • Robert Fay
    Director of Investor Relations
Brandon Cooper
Managing Partner

Brandon has spearheaded the acquisition of over $1.5 billion worth of real estate assets in the last twelve years. Prior to founding Cooper Street Capital, Brandon was the co-founder of two other real estate investment firms, including Maroon Peak Partners and I-95 Ventures. Before breaking into the real estate sector, Brandon worked as a financial advisor at Merrill Lynch and previous to that as a policy analyst at The Center for Middle East Peace in Washington, D.C. He graduated Magna Cum Laude from Bates College where he led the Bobcat’s Division I cross country ski team. 

Matt Cooper
Director of Acquisitions

Prior to joining Cooper Street Capital, Matt spent several years with the US Delegation to the World Trade Organization (WTO) and the Organization for Economic Co-operation and Development (OECD) researching topics of international trade and the economics of corporate governance frameworks. Since joining, he has leveraged his analytical background to help CSC acquire over $1 billion of commercial real estate. He also holds a Bachelor of Arts in Political Science and French Language from the University of Virginia and a Masters of Science in International Political Economy from the London School of Economics.

Robert Fay
Director of Investor Relations

Over the past seven years, Robert has capitalized, acquired, and repositioned over $1.25 billion worth of multifamily real estate raising and managing over $450 million in equity from family offices and high-net-worth individuals. Prior to Robert’s real estate ventures, he worked in equity research assisting in the valuation of publicly traded stocks with market caps between $30-$200 billion and for Bank of America Merrill Lynch. At Cooper Street Capital, Robert is in charge of all things Investor Relations where he works closely with the CEO and Director of Acquisition on capital events for the company and its investing partners. He graduated from the University of Colorado at Boulder with a dual degree in Economics and Psychology.

Property Name City, State Asset Type Status Acq Date Units Purchase Price Sales Price or Estimated Value IRR EMx
Highland Park Albuquerque, NM Multifamily SOLD 2/1/2013 80 $5,125,000 $6,400,000 18.40% N/A
Maroon Peak Netherwood  Albuquerque, NM Multifamily SOLD 8/1/2013 220 $13,975,000 $18,500,000 12.90% N/A
Citadel Apartments Albuquerque, NM Multifamily SOLD 3/1/2014 233 $9,719,000 $14,792,000 33.40% N/A
I-95 Portfolio Portland, ME Multifamily SOLD 7/1/2014 54 $6,550,000 $9,500,000 18.00% N/A
Bowdoin Realty Portfolio Portland, ME Multifamily SOLD 12/1/2014 41 $5,630,000 $9,900,000 22.30% N/A
94-96 Winter Portland, ME Multifamily SOLD 2/1/2015 10 $900,000 $1,400,000 54.50% N/A
Bricklight Capital Portfolio Portland, ME Multifamily SOLD 7/1/2015 45 $4,900,000 $7,100,000 20.50% N/A
East End Apartments Portland, ME Multifamily SOLD 9/1/2015 37 $4,300,000 $5,800,000 24.10% N/A
Bricklight II  Portland, ME Multifamily SOLD 9/1/2015 24 $2,730,000 $3,250,000 25.20% N/A
773 Congress  Portland, ME Multifamily SOLD 9/1/2015 5 $390,000 $420,000 29.60% N/A
59 Bramhall  Portland, ME Multifamily SOLD 10/1/2015 9 $625,000 $750,000 48.00% N/A
Bear Creek Apartments  Albuquerque, NM Multifamily SOLD 6/1/2016 84 $2,820,000 $3,400,000 30.50% N/A
Cedar 31 Apartments  Austin, TX Multifamily OWNED 4/9/2017 14 $2,310,000 $3,100,000 N/A N/A
Bannister Apartments  Austin, TX Multifamily SOLD 5/1/2017 34 $2,485,000 $3,300,000 18.30% N/A
1515 Clermont  Denver, CO Multifamily SOLD 7/1/2017 36 $5,500,000 $7,150,000 14.00% N/A
The Goose Nest Apartments Portland, OR Multifamily SOLD 8/1/2017 22 $3,075,000 $4,260,000 20.10% N/A
Villas de la Luz  Austin, TX Multifamily SOLD 1/1/2018 240 $20,500,000 $25,225,000 22.80% N/A
Courtyard and Arbors Apartments Albuquerque, NM Multifamily SOLD 2/1/2018 529 $31,100,000 $38,000,000 18.30% N/A
English Aire and Lafayette Landing Austin, TX Multifamily SOLD 8/1/2018 397 $38,750,000 $45,000,000 50.70% N/A
Sage Canyon  Albuquerque, NM Multifamily SOLD 8/24/2018 105 $8,790,000 $10,260,000 38.15% 1.54x
CSC North Austin Portfolio  Austin, TX Multifamily SOLD 1/1/2019 523 $56,000,000 $62,350,000 50.70% N/A
Gallery Park and Westfal  Portland, OR Multifamily OWNED 1/18/2019 93 $18,200,000 $2,600,000 N/A N/A
Mueller Rose Austin, TX Multifamily SOLD 3/15/2019 181 $18,825,000 $30,000,000 25.10% 1.93x
CSC Spanish Trails Austin, TX Multifamily SOLD 3/1/2019 40 $6,238,000 $7,600,000 19.30% N/A
1919 Portsmouth, 1903 Portsmouth, 420 W. Alabama  Houston, TX Multifamily OWNED 4/26/2019 75 $13,000,000 $14,000,000 N/A N/A
Rock Creek Albuquerque, NM Multifamily SOLD 6/28/2019 121 $6,875,000 $8,000,000 39.10% 1.48x
Pyramid Portfolio Albuquerque, NM Multifamily SOLD 6/28/2019 34 $1,905,000 $2,300,000 25.20% 1.25x
Bannister Place Austin, TX Multifamily SOLD 7/11/2019 20 $3,300,000 $4,000,000 13.21% 1.40x
The French Quarter Albuquerque, NM Multifamily SOLD 7/2/2019 84 $3,400,000 $4,480,000 16.45% 1.33x
Lexington Realty Capital Albuquerque, NM Multifamily SOLD 8/9/2019 156 $7,400,000 $11,750,000 142.16% 2.43x
The Zeno Apartments Portland, OR Multifamily OWNED 8/27/2019 22 $4,250,000 $5,000,000 N/A N/A
Cascade Apartments Austin, TX Multifamily SOLD 9/19/2019 198 $31,500,000 $38,000,000 13.90% 1.41x
Villas Esperanza Albuquerque, NM Multifamily SOLD 9/20/2019 188 $12,250,000 $19,000,000 35.60% 2.28x
Miller Square  Austin, TX Multifamily SOLD 9/1/2019 51 $8,640,000 $10,800,000 13.23% 1.42x
Chestnut Park San Antonio, TX Multifamily SOLD 12/3/2019 145 $12,000,000 $18,500,000 30.20% 1.89x
Arbors and Courtyards Albuquerque, NM Multifamily SOLD 12/23/2019 529 $38,000,000 $66,500,000 61.80% 3.04x
Barberry Village Portland, OR Multifamily SOLD 1/10/2020 180 $21,500,000 $34,000,000 36.59% 2.05x
Arcadian  Austin, TX Multifamily SOLD 2/14/2020 83 $11,350,000 $13,400,000 29.27% 1.80x
Amber Hill San Antonio, TX Multifamily SOLD 3/18/2020 244 $16,750,000 $20,700,000 52.90% 1.57x
Blue Vine Apartments San Antonio, TX Multifamily SOLD 4/27/2020 111 $10,050,000 $14,500,000 17.54% 1.39x
The Lexington Place Albuquerque, NM Multifamily SOLD 8/13/2020 156 $11,750,000 $15,752,000 35.57% 1.68x
River Park Apartments New Braunfels, TX Multifamily SOLD 9/2/2020 100 $7,800,000 $11,195,000 64.80% 1.67x
Luna Verde El Paso, TX Multifamily OWNED 9/9/2020 297 $13,500,000 $23,000,000 N/A N/A
Paso Oeste El Paso, TX Multifamily SOLD 9/9/2020 244 $15,500,000 $21,025,000 29.40% N/A
Vista Grande Albuquerque, NM Multifamily SOLD 10/19/2020 168 $11,000,000 $19,200,000 130.08% 3.80x
Mountaindale El Paso, TX Multifamily SOLD 10/1/2020 88 $5,100,000 $7,550,000 23.83% 1.34x
Creeks Edge Apartments Austin, TX Multifamily SOLD 1/4/2021 200 $23,000,000 $33,250,000 21.97% 1.32x
Netherwood Village Albuquerque, NM Multifamily SOLD 1/29/2021 220 $18,500,000 $31,500,000 366.94% 4.59x
Amber Hill - 2 San Antonio, TX Multifamily SOLD 5/25/2021 244 $27,000,000 $27,000,000 69.30% 1.73x
Raintree Village El Paso, TX Multifamily SOLD 4/15/2021 275 $15,750,000 $20,265,000 22.43% 1.44x
Evergreen Apartments Santa Fe, NM Multifamily OWNED 5/3/2021 70 $6,300,000 $8,500,000 N/A N/A
Alexis Apartments Las Cruces, NM Multifamily SOLD 6/2/2021 170 $13,235,000 $25,000,000 299.90% 4.25x
The Oasis, Speedway 38, Barton Ridge  Austin, TX Multifamily OWNED 7/21/2021 121 $21,650,000 $21,650,000 N/A N/A
Velo Apartments Spokane, WA Multifamily SOLD 6/16/2021 58 $7,900,000 $8,400,000 30.16% 1.44x
Orlo  Portland, OR Multifamily OWNED 8/6/2021 38 $5,000,000 $5,000,000 N/A N/A
Regal Ridge Spokane, WA Multifamily SOLD 8/31/2021 97 $18,250,000 $21,500,000 8.30% 1.16x
1865 Union Street San Francisco, CA Multifamily OWNED 9/30/2021 5 $4,100,000 $4,100,000 N/A N/A
The Rosewood  Spokane, WA Multifamily OWNED 12/15/2021 77 $10,500,000 $13,230,000 N/A N/A
Paso Norte, Santa Rosa, Rosetta El Paso, TX Multifamily OWNED 12/3/2021 288 $19,475,000 $24,000,000 N/A N/A
The Alexandra Lexington, KY Multifamily OWNED 2/15/2022 204 $14,000,000 $14,000,000 N/A N/A
The Lennox Spokane, WA Multifamily OWNED 3/7/2022 51 $6,600,000 $6,600,000 N/A N/A
Trinity Place/Casa Barranca El Paso, TX Multifamily OWNED 6/1/2022 429 $32,400,000 $32,400,000 N/A N/A
The Caterina/Paso Este  El Paso, TX Multifamily OWNED 6/1/2022 131 $8,825,000 $8,825,000 N/A N/A
Arabella San Antonio, TX Multifamily OWNED 7/12/2022 144 $12,700,000 $12,700,000 N/A N/A
Crescent Ridge Cincinnati, OH Multifamily OWNED 8/1/2022 154 $17,300,000 $17,300,000 N/A N/A
White Willow  Portland, OR Multifamily OWNED 9/21/2022 90 $11,700,000 $11,700,000 N/A N/A
Jackson / Morrison  Spokane, WA Multifamily OWNED 10/14/2022 111 $16,550,000 $16,550,000 N/A N/A
Elm Creek San Antonio, TX Multifamily OWNED 12/13/2022 81 $9,350,000 $9,350,000 N/A N/A
Casa Loma  Santa Fe, NM Multifamily OWNED 1/13/2023 132 $26,500,000 $26,500,000 N/A N/A
Dawn Run Lexington, KY Multifamily OWNED 4/27/2023 218 $9,100,000 $9,100,000 N/A N/A
The Izzy Oklahoma City, OK Multifamily OWNED 3/21/2023 328 $32,250,000 $32,250,000 N/A N/A
Villas on 50th Oklahoma City, OK Multifamily OWNED 5/8/2023 114 $7,300,000 $7,300,000 N/A N/A
Totals/Weighted Average         10,400 $931,492,000 $1,150,679,000    

The above bios and track record were provided by Cooper Street Capital and have not been independently verified by RealtyMogul.

Business Plan

Over a 2-3 year stretch, starting not long after the COVID-19 pandemic, the multifamily market saw valuations spike because of record low interest rates. Capital flows into the sector broke records, competition was fierce, and sellers could basically name their price. According to Real Capital Analytics, multifamily sales volume totaled $331 billion in 2021, an increase of more than $140 billion over the previous calendar year record established in 2019. Because the Federal Reserve (“The Fed”) has raised interest rates ten times since March 2022 to fight inflation, however, market dynamics have rapidly shifted. A sizable portion of investment equity has moved to the sidelines, anticipating an economic slowdown and real estate transactions have come nearly to a halt. According to Northmarq, sales velocity in the first quarter of 2023 in San Antonio, for example, was down roughly 30% from levels recorded at the end of last year. In addition, the median sales price through the first quarter this year was $97,700/unit — down 12% from the 2022 figure. Many would-be sellers have not adjusted asset prices in accordance with the new and higher cost of capital. Investors have rightly demanded that asset values reflect the higher borrowing costs and that equity invested in real estate provides adequate risk-adjusted returns compared to more liquid investments like bonds and other credit instruments. Cooper Street Capital ("CSC") believes the trajectory of South Hill’s sales process is a direct reflection of this changing environment and just how challenging it will be for asset values to re-adjust. Only after the asset went in and out of contract twice was the seller able to eventually find where the market actually was. Now CSC has the asset under contract for $11,700,000, or a 7.00% going-in cap rate, and the approximate $67k/door basis is in line with 2018/2019 values.

With the uncertainty in the market, and the strong going in metrics, CSC has decided against a more traditional value-add strategy to overhaul the asset’s exterior presentation and interior living quality to aggressively drive up the net operating income (“NOI”) with a large capital expenditure (“CapEx”) injection, as the firm most often does. Instead, the firm will focus a more targeted $1,347,000 CapEx budget on more large-scale projects that will ensure the asset’s long-term use. In addition, CSC will focus on driving up the asset's net operating income ("NOI") by shifting the asset from an all bills paid structure to one where residents are billed back for utility usage. To complete the transaction, CSC will utilize a Fannie Mae 7-year note with a fixed rate at 153 bps over the 7-year Treasury and 7 years of interest-only payments. By not focusing on a large-scale value-add project, CSC can use fixed-rate financing and remove interest rate risk over the course of the hold period. 


CapEx Budget

Exterior Renovations Total Amount Per Unit
Concrete / Asphalt $38,500 $221
Amenities $50,000 $287
Plumbing  $25,000 $144
Signage Package $20,000 $115
Office  $20,000 $115
Mold Remediation $36,000 $207
Green Initiatives $162,000 $931
Sub-Meter $150,000 $862
Roofs $650,000 $3,736
Total Exterior Renovation Costs $1,151,500 $6,618
Other Costs Total Amount Per Unit
Marketing $15,000 $86
Construction Management (5%) $60,000 $345
Reserve (10.4%) $120,000 $690
Total Other Costs $195,000 $1,121
Grand Total $1,347,000 $7,739

The South Hill Apartments is a 174-unit garden-style multifamily apartment community located in San Antonio's southern Brooks City Base neighborhood. The Sponsor believes that the Property boasts a desirable unit mix with an average unit size of 727 SF in addition to a noteworthy collection of amenities, including three pools, a tennis court, and ample covered parking. The Property is also strategically located just off of SE Military Drive, providing close-in access to the area's many retail and commercial destinations, while it sits within a short distance to US Highway 281, thereby providing excellent connectivity to the city's major employers. 

Unit Mix

Unit Type Avg SF/Unit Avg Rent Rent PSF Avg Rent (In-Place) Rent PSF (In-Place) Lease Type
Studio 485 $745 $1.54 $741 $1.53 NMI
1 BD / 1 BA (Small) 520 $835 $1.61 $820 $1.58 NMI
1 BD / 1 BA (Large) 720 $930 $1.29 $896 $1.24 NMI
2 BD / 2 BA (Small) 800 $1,050 $1.31 $945 $1.18 NMI
2 BD / 2 BA (Large) 920 $1,050 $1.14 $1,038 $1.13 NMI
2 BD / 2 BA (XL) 940 $1,050 $1.12 $1,078 $1.15 NMI
2 BD / 2.5 BA 1,040 $1,080 $1.04 $1,067 $1.03 NMI
3 BD / 1.5 BA 1,100 $1,300 $1.18 $1,161 $1.06 NMI
Totals / Averages 727 $939 $1.29 $919 $1.26  

Sales Comparables

  Ivy Plains Seven Pines Amber Hill The Establishment Villa de Oro Arcos RiverBend Willow Run Averages South Hill Apartments (Going-in)
Sale Date 05-15-2022 06-15-2022 06-15-2022 08-15-2022 09-15-2022 02-15-2022 04-15-2023 09-01-2022    
Sale Price $15,500,000 $9,500,000 $27,100,000 $13,642,000 $17,000,000 $13,400,000 $18,000,000 $12,700,000 $15,855,250 $11,700,000
Year Built 1974 1969 1969 1969 1987 1970 1984 1960 1972 1965
# of Units 135 87 244 144 150 117 200 154 154 174
Average Unit Size 735 SF 695 SF 788 SF 744 SF 603 SF 771 SF 730 SF 867 SF 742 SF 727 SF
Sales Price / Unit $114,815 $109,195 $111,066 $94,736 $113,333 $114,530 $90,000 $82,468 $103,768 $67,241
Sales Price / SF $156 $157 $141 $127 $188 $149 $123 $95 $142 $93
Distance from Subject Property 1.4 mi 6.1 mi 17.5 mi 10.0 mi 6.9 mi 16.8 mi 3.5 mi 12.9 mi 9.4 mi  


Lease Comparables

  Highland Hills Brooksfield Apartments Ivy Plains at Brooks Salem Creek RiverBend The Aliso Ridge at Southcross Averages South Hill Apartments
Distance from Subject Property 2.0 mi 1.1 mi 1.4 mi 3.2 mi 3.5 mi 3.3 mi 2.3 mi 2.4 mi  
Year Built 1956 1987 1978 1985 1984 1965 1974 1975 1965
Number of Units 176 156 135 75 200 176 210 161 174
1 Bedrooms               Averages Market Rent (Target Rent)
$ / Unit $820 $999 $1,149 $1,041 $811 $999 $795 $945 $835
Square Feet 529 SF 500 SF 667 SF 560 SF 516 SF 640 SF 618 SF 576 SF 520 SF
$ / SF $1.55/SF $2.00/SF $1.72/SF $1.86/SF $1.57/SF $1.56/SF $1.29/SF $1.65/SF $1.61/SF
1 Bedrooms                  
$ / Unit $840 $1,098 N/A $1,066 $765 $945 N/A $943 $930
Square Feet 546 SF 675 SF N/A 678 SF 678 SF 740 SF N/A 663 SF 720 SF
$ / SF $1.54/SF $1.63/SF N/A $1.57/SF $1.13/SF $1.28/SF N/A $1.43/SF $1.29/SF
2 Bedrooms                  
$ / Unit $965 $1,170 $1,371 $1,354 $869 $1,213 $965 $1,130 $1,050
Square Feet 682 SF 790 SF 971 SF 844 SF 837 SF 840 SF 861 SF 832 SF 920 SF
$ / SF $1.41/SF $1.48/SF $1.41/SF $1.60/SF $1.04/SF $1.44/SF $1.12/SF $1.36/SF $1.14/SF
2 Bedrooms                  
$ / Unit $913 N/A N/A $1,386 $924 N/A $1,292 $1,129 $1,080
Square Feet 694 SF N/A N/A 901 SF 910 SF N/A 1,132 SF 909 SF 1,040 SF
$ / SF $1.32/SF N/A N/A $1.54/SF $1.02/SF N/A $1.14/SF $1.25/SF $1.04/SF

Market Overview

CSC believes in the importance of stable and long-term economic drivers and engines when evaluating the merits of urban markets and multifamily projects, particularly in the face of potential economic headwinds in the year to come. For CSC, the big three long-term economic drivers of any US metro include “eds” (education institutions/universities), “feds” (federal spending), and “meds” (healthcare/medical institutions). San Antonio has it all, and these segments have been growing in the last few years. The largest and most well-known university in San Antonio is the University of Texas at San Antonio with 34,000 undergraduates, but the city also boasts campuses for Trinity College and San Antonio College. According to YardiMatrix, the education and health services sectors led job gains in 2022 in the city with 15,200 new jobs. The University of Texas at San Antonio recently opened its $92 mil new data science building, in the first phase of the school’s 10-year plan to revitalize its downtown campus. Not for nothing, San Antonio is also called "Military City" with four military bases, including Fort Sam Houston, Camp Bullis, Randolph Air Force Base, and Lackland Air Force Base, comprised of 70,000 members. The City of San Antonio also estimates that the United Services Automobile Association (USAA), the insurance and banking provider for military families, employs just over 19,000 employees. According to Fannie Mae, San Antonio has averaged more than 28,000 new residents per year for the last four years. Driven in part by the growth in those long-term driver market segments, the population is forecasted to grow this year at twice the speed of the national average, with the 20-to-34-year-old segment growing even faster. 

Submarket Overview

The Brooks City neighborhood, previously known as the Brooks City Air Force Base, is rapidly becoming a cluster of new retail, restaurants, manufacturing, and new housing. This pocket of south San Antonio, where the South Hill sits, is a 1,308-acre mixed-use community approximately 7 miles south of the city's downtown. According to the Brooks Development Authority, since 2001, when the Air Force base was finally closed by the US Government, more than $1.2 billion has been invested into the area, which is rapidly changing the area landscape. As of 2022, according to Northmarq, the population at Brooks had increased by 14.4% to 43,236 since 2012 and 13,250 regional jobs had been created at the surrounding businesses. Several significant and recent corporate announcements are helping to expand the area beyond its historically renter-by-necessity demographic. OKIN BPS, a Prague-based business processes supplier, for example, set plans in 2018 to invest nearly $23 million in Brooks to build its headquarters. Cuisine Solutions at Brooks, in another example, cut the ribbon on a very large and new $200 million facility in 2021 with a goal of bringing 300 new employees to Brooks. As more companies continue to open up operations at Brooks, and the word gets out about some of the new restaurants and retail options, the submarket is expected to see an influx of renters coming from more traditional suburban locations like Northwest and Far West San Antonio. As a result, CSC believes South Hill is well situated for steady demand in the medium term. 


Total Capitalization

Sources of Funds $ Amount $/Unit
GP Equity(1) $500,000 $2,874
LP Equity $4,324,000 $24,851
Senior Loan $8,925,000 $51,293
Total Sources of Funds $13,749,000 $79,017
Uses of Funds $ Amount $/Unit
Purchase Price $11,700,000 $67,241
Acquisition Fee (1%) $117,000 $672
CapEx $1,347,000 $7,741
Closing Costs(2) $585,000 $3,362
Total Uses of Funds $13,749,000 $79,017

(1) The Sponsor’s equity contribution may consist of friends and family equity and equity from funds controlled by the Sponsor.

(2) RM Technologies, LLC, an affiliate of RealtyMogul, operates the RealtyMogul Platform. RM Technologies, LLC charges a fixed, non-percentage-based fee for real estate companies and their sponsors to use the Platform and for Platform-related services. Please see the Fees and Disclaimers sections below for additional information concerning fees paid to RM Technologies, LLC. 

The expected terms of the debt financing are as follows:

  • Lender: Fannie Mae
  • Loan Type: Permanent Loan
  • Term: 84 Months
  • Loan-to-Value (LTV): 76.3% 
  • Loan-to-Cost (LTC): 64.9%
  • Estimated Proceeds: $8,925,000
  • Interest Type: Fixed
  • Annual Interest Rate: 153 bps over 7-year Treasury (Indicative Rate, Fixed Rate to be set prior to Closing)
  • Interest-Only Period: 84 Months
  • Prepayment Terms: Yield Maintenance
  • Extension Requirements: N/A
  • Recourse Description: Non-Recourse

(1) A substantial portion of the total acquisition for the Property will be paid with borrowed funds, i.e., debt.  Please carefully review the Disclaimers section below for additional information concerning the Sponsors use of debt. 

Cooper Street Capital intends to make distributions from CSC South Hill Realty Capital, LLC as follows:

  1. Pari passu all cash flow available for distribution to the Equity Investors(1) until the Equity Investors receive a Preferred Return of 10.0% IRR;
  2. 70% / 30% (70% to LP Equity Investors(2) / 30% to GP Equity Investors(3)) of all cash flow available for distribution thereafter.

Cooper Street Capital 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 2024 and are projected to continue on a quarterly basis thereafter. Distributions are at the discretion of Cooper Street Capital, who may decide to delay distributions for any reason, including maintenance or capital reserves.

Cooper Street Capital will receive a promoted/carried interest as indicated above.

Cash Flow Summary
    Year 1 Year 2 Year 3
Effective Gross Revenue   $2,032,400 $2,186,644 $2,252,810
Total Operating Expenses   ($1,219,875) ($1,282,768) ($1,296,896)
Net Operating Income   $812,525 $903,876 $955,914
Project-Level Cash Flows
  Year 0 Year 1 Year 2 Year 3
Net Cash Flow ($4,824,000) $306,796 $398,148 $7,662,748
Investor-Level Cash Flows(4)
  Year 0 Year 1 Year 2 Year 3
Net Cash Flow ($2,000,000) $127,196 $155,070 $2,896,169
Investor-Level Cash Flows - Hypothetical $50,000 Investment(4)
  Year 0 Year 1 Year 2 Year 3
Net Cash Flow ($50,000) $3,180 $3,877 $72,404


(1) Equity Investors include all members part of the Limited Partnership and General Partnership, including Cooper Street Capital.

(2) LP Equity Investors include members part of the Limited Partnership.

(3) GP Equity Investors include members part of the General Partnership, including Cooper Street Capital.

(4) RM Technologies, LLC and its affiliates do not provide any assurance of returns.  Returns presented are net of all fees.  Please carefully review the Fees and Disclaimers sections below for additional information concerning Sponsor’s use or projected returns and fees paid to Sponsor and RM Technologies, LLC.


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

One-Time Fees:
Type of Fee Amount of Fee Received By Paid From
Acquisition Fee 1.0% of Purchase Price Sponsor Affiliate Capitalized Equity Contribution
Mortgage Brokerage Fee 1.0% of Loan Proceeds Sponsor Affiliate Capitalized Equity Contribution
Financing Fee 1.0% of Loan Fees Sponsor/Sponsor Affiliate Capitalized Equity Contribution
Technology Solution Licensing Fee(xx) Flat one-time licensing fees of $15,000 plus $1,500 per each prospective investor onboarded by Sponsor through its license and use of RM Technologies’ Technology Solution RM Technologies, LLC

Capitalization (at Sponsor’s discretion)

Recurring Fees:
Type of Fee Amount of Fee Received By Paid From
Property Management Fee 2.5% of Gross Rental Income Sponsor/Sponsor Affiliate Cash Flow
Asset Management Fee 0.5% of Gross Rental Income Sponsor/Sponsor Affiliate Cash Flow
Construction Management Fee 5.0% of Total Costs Before Contingency CSC Management, LLC Construction Expenditure Budget
Administration Solution Licensing Fee Flat quarterly licensing fee of $125 per investor serviced by Sponsor through the license and use of  RM Technologies’ Administration Solution RM Technologies, LLC Cash Flow

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

(2) Please see the Fees and Disclaimers sections below for additional information concerning fees paid to RM Technologies, LLC.


Sponsor’s Projects and Targets

*Assumptions and projections included in the information on this Page, including pro forma projections (collectively “Projections”) were provided by the Sponsor or an affiliate thereof and are not reflective of the position or opinions of, nor are they endorsed by, RM Technologies, LLC or its affiliates, or any other person or entity other than the Sponsor or its affiliates.  RM Technologies, LLC and its affiliates do not provide any assurance of returns or the accuracy or reasonableness of the Projections provided by the Sponsor or its affiliates.   There can be no assurance that the Sponsor’s methodology used for calculating any Projections, including Target IRR, Target Annualized Cash-on-Cash Return, and Target Equity Multiple (“Targets”), are appropriate or adequate.  The Sponsor’s Projections and Targets are hypothetical, are not based on actual investment results, and are presented solely for the purpose of providing insight into the Sponsor’s investment objectives, detailing its anticipated risk and reward characteristics and for establishing a benchmark for future evaluation of the Sponsor’s performance. The Sponsor’s Projections and Targets are not a predictor, projection or guarantee of future performance.  There can be no assurance that the Sponsor’s Projections or Targets will be met or that the Sponsor will be successful in meeting these Projections and Targets.  Projections and Target returns should not be used as a primary basis for an investor’s decision to invest.

No Approval, Opinion or Representation, or Warranty by RM Technologies, LLC or it Affiliates

The information on this Page, including the Sponsor’s offering documentation, which may include without limitation the Private Placement Memorandum, Operating or Limited Partnership Agreement, Subscription Agreement, the Project Summary and all exhibits and other documents attached thereto or referenced therein (collectively, the “Investment Documents”) was provided by the Sponsor or an affiliate thereof.  RM Technologies, LLC makes no representations or warranties as to the accuracy of such information and accepts no liability therefor.  No part of the information on this Page is intended to be binding on RM Technologies, LLC or its affiliates, or to supersede any of the Sponsor’s Investment Documents.  The opinions expressed on this page are solely the opinions of the Sponsor and its affiliates and none of the opinions expressed on this Page are the opinions of, nor are they endorsed by, RM Technologies, LLC or its affiliates.

Sponsor’s Information Qualified by Investment Documents

The Information on this Page, including of the principal terms of the Sponsor’s offering, is qualified in its entirety by reference to the more complete information about the offering contained in the Sponsor’s Investment Documents.  The information on this Page is not complete, and each prospective investor should carefully read all of the Investment Documents and any supplements thereto, copies of which are available by clicking the links above or upon request, before deciding whether to make an investment.  The information on this page should not be used as a primary basis for an investor’s decision to invest.  In the event of an inconsistency between the information on this Page and the Investment Documents, investors should rely on the information contained in the Investment Documents.  The information on this Page and the information in the Investment Documents are subject to last minute changes up to the closing date at the sole discretion of the Sponsor and its affiliates.

Risk of Investment

This real estate investment is speculative and involves substantial risk.  There can be no assurances that all or any of the assumptions will be true or that actual performance will bear any relation to the hypothetical illustrations herein, and no guarantee or representation is made that investment objectives of the Sponsor will be achieved.  In the event that actual performance is below the Sponsor’s Targets, your investment could be materially and adversely affected, and there can be no assurance that investors will not suffer significant losses.  A loss of part or all of the principal value of your investment may occur.  You should not invest unless you can readily bear the consequences of such loss.  Please see the Sponsor’s Investment Documents for additional information, including the Sponsor’s discussion concerning risk factors.

Risk of Forward-Looking Statements

Forward-looking statements are found here and in the applicable Investment Documents and may include words like “expects,” “intends,” “anticipates,” “estimates” and other similar words. These statements are intended to convey the Project Sponsor’s projections or expectations as of the date made. These statements are inherently subject to a variety of risks and uncertainties. Please see the applicable Investment Documents for disclosure relating to forward-looking statements.  All forward-looking statements attributable to the Sponsor or its affiliates apply only as of the date of the offering and are expressly qualified in their entirety by the cautionary statements included elsewhere in the Investment Documents.  Any financial projections are preliminary and subject to change; the Sponsor undertakes no obligation to update or revise these forward-looking statements to reflect events or circumstances that arise after the date made or to reflect the occurrence of unanticipated events.  Inevitably, some assumptions will not materialize, and unanticipated events and circumstances may affect the ultimate financial results. Projections are inherently subject to substantial and numerous uncertainties and to a wide variety of significant business, economic and competitive risks, and the assumptions underlying the projections may be inaccurate in any material respect. Therefore, the actual results achieved may vary significantly from the forecasts, and the variations may be material.

Sponsor’s use of Debt

A substantial portion of the total acquisition for the Property will be paid with borrowed funds, i.e., debt.  There can be no assurance that the Sponsor will secure debt on the rates and terms noted above, or at all.  All of the Sponsor’s estimated rates and terms of the debt financing are subject to lender approval, including but not limited to the annual interest rate and possible increases in capital reserve requirements for funds to be held in a lender-controlled capital reserve account. The use of borrowed money to acquire real estate is referred to as leveraging.  Leveraging increases the risk of loss.  If the Sponsor were unable to pay the payments on the borrowed funds (called a "default"), the lender might foreclose, and the Sponsor could lose its investment in its property.

In addition, unless the debt provides for a fixed rate of interest during the term of the loan and/or any subsequent extensions, the total amount of interest paid over the term of the debt will increase by the same amount as the related index. For example, if the index rate increases by 0.50% (50 basis points) the interest rate on the loan will increase by the same amount. The amount of such interest rate increases may be capped either by its terms or as the result of the Sponsor entering into an arrangement that caps the interest rate with respect to the debt at a particular rate.

Sponsor’s Offering is Not Registered

The interests offered by the Sponsor will not be registered under the Securities Act of 1933, as amended (the “Securities Act”) in reliance upon the exemptions from registration pursuant to Rule 506(c) of Regulation D as promulgated under the Securities Act (“Private Placement.”).  In addition, the interests will not be registered under any state securities laws in reliance on exemptions from registration.  Such interests are subject to restrictions on transferability and resale and may not be transferred or resold except as permitted under applicable state and federal securities laws pursuant to registration or an available exemption.  All Private Placements on the RealtyMogul Platform are intended solely for “Accredited Investors,” as that term is defined Rule 501(a) of the Securities Act.  Prospective investors must certify that they are Accredited Investors and provide either certain supporting documents or third party verification, and must acknowledge that they have received and read all investment materials.

RM Technologies, LLC Fees and Conflicts

RM Technologies, LLC, an affiliate of RealtyMogul, operates the RealtyMogul Platform.  RM Technologies, LLC charges a fixed, non-percentage-based licensing fee for real estate companies and their sponsors to license and use the RM Technologies LLC’s proprietary Platform, including one-time flat licensing fees for its Technology Solution and an ongoing quarterly flat licensing fees for its Administration Solution.  A portion of the offering proceeds may be allocated as a reserve to ensure timely payment of the ongoing licensing fees for RM Technologies’ Administration Solution. For the avoidance of doubt, the Administration Solution Fee is not due with respect to any quarter until the Administration Solution has been provided by RM Technologies and without regard to any amounts on reserve for the payment of such fees. 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.




(877) 781-7062

Contact Investor Relations
Staff Menu (IO ID#: 2515078):
Staff Menu (IO ID#: 2515078):
Create an account or sign in.
Are you an Accredited Investor?
Password should be at least 8 characters, contain an uppercase character, a lowercase character, a number and a symbol.
By clicking "JOIN REALTYMOGUL" you are agreeing to our Terms of Service and Privacy Policy.
Don’t have an account yet? Join RealtyMogul.
Forgot Password?
Questions? Our Investor Relations team is available to help 8 AM - 6 PM PST Monday to Friday. Contact us at (877) 977-2776.
Forgot Password
Enter your email address to receive a code to reset your password.
Enter the code sent to your email address below and your new password.

Resend Code


Welcome to RealtyMogul. Please answer the questions below to help us complete your Investor Profile.

Your Net Worth
Thank you!

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