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:
Multifamily
Parkwood Plaza Apartments
Multiple Locations
Funded
100% funded
...
Parkwood Plaza Apartments
Multiple Locations
All Investments > Parkwood Plaza Apartments
...
Overview
Parkwood Plaza Apartments
Multifamily property being acquired in a major city by a Sponsorship group with an institutional background in the product type and market.
current
current
current
current
current
Videos
Details
For more information, view the Sponsor's Investment Memorandum.
Estimated First Distribution 9/2017
Estimated Hold Period 5 years
Investment Strategy Value-Add
Investment Type Equity
Year Built 1981
Number of Units 115
Gross Building Area 64,500 square feet
Occupancy 100%
Parking Spaces 149 (1.3 per unit)
Number of Buildings 5
Sponsor Documents
The offering documents above 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.
Deal Highlights
Investment Highlights
Marc Venegas, Founder and CEO of the Sponsor, reports completing over $710 million of multifamily acquisitions over the past five years
Sponsor reports having recently purchased a similar multifamily asset in the market which is currently outperforming its business plan
The Property is located in an infill location in the Denver market
Marc Venegas, Founder and CEO of the Sponsor, reports completing over $710 million of multifamily acquisitions over the past five years
Sponsor reports having recently purchased a similar multifamily asset in the market which is currently outperforming its business plan
The Property is located in an infill location in the Denver market
Contact Us
Questions before investing?
Speak with our Investor Relations team.
Schedule a Call
Management
For more information, view the Sponsor's Investment Memorandum.
ColdWater Partners

ColdWater Partners LLC ("CWP") is a real estate investment company formed in 2016 by Marc Venegas to acquire multifamily assets in major markets in the Western United States.  CWP focuses on well located apartment properties with strong current cash flow and value add potential in markets expected to experience above average job growth.  CWP employs a disciplined and consistent underwriting process based upon macroeconomic trends, submarket factors and property fundamentals.

Sponsor Track Record

The below track record for Marc Venegas includes CWC's previous apartment acquisition, as well as those Mr. Venegas was responsible for while Director of Multifamily Investments at MIG Real Estate.

Property Name Location Date Acquired # of Units Purchase Price
ColdWater Partners - Founder & CEO (2016 - Present)      
Lamar Station Apartments Denver, CO Jun-16 138 $12,750,000
Subtotal     138 $12,750,000
         
MIG Real Estate - Director of Multifamily (2012-2016)      
Berkshire Apartments Renton, WA Dec-15 274 $46,600,000
Regency at Stone Bridge Ranch McKinney, TX Mar-15 301 $49,000,000
Midtown Commons Austin, TX Feb-15 562 $90,000,000
Alta Heights Houston, TX Dec-14 256 $53,000,000
Elan City Centre Dallas, TX Nov-14 330 $45,750,000
Marquis at Rogers Ranch San Antonio, TX Sep-14 246 $31,700,000
Symphony Chandler, AZ Aug-14 234 $35,500,000
Quadrangles Village Tempe, AZ Apr-14 510 $41,850,000
Copper Terrace Centennial, CO Feb-14 168 $24,000,000
Adagio Swenson Farms Austin, TX Jan-14 336 $32,875,000
Pine Creek Ranch Houston, TX Aug-13 240 $33,000,000
Acacia Creek Scottsdale, AZ Feb-13 304 $40,000,000
Churchill Downs Denver, CO Dec-12 168 $19,040,000
Canyon Point Cottages Golden, CO Aug-12 196 $31,250,000
Huntington Lakewood, CO Aug-12 288 $28,700,000
Hamptons Lakewood, CO Aug-12 312 $36,000,000
The Cottages Austin, TX Jun-12 330 $35,500,000
Wynhaven at Willowbrook Austin, TX May-12 372 $26,500,000
Subtotal     5,427 $700,265,000
         
Total     5,565 $713,015,000

The above track record information was provided by the Sponsor and has not been independently verified by RealtyMogul.com​.

Management Team
Management
Marc Venegas
Founder & CEO

Marc Venegas formed ColdWater Partners to invest in multifamily properties throughout the Western United States and is responsible for all aspects of identifying and managing the firm’s investments. ColdWater Partners currently owns Lamar Station Apartments in Lakewood, CO   and expects to expand its Denver portfolio with the acquisition of Parkwood Plaza Apartments in January 2017.

Prior to forming ColdWater Partners, Marc was the Director of Multifamily Investments for MIG Real Estate, a Newport Beach family office with over $2 billion of assets under management. Marc was responsible for identifying investment opportunities throughout the Western United States and overseeing the asset management for the multifamily portfolio. Over four years, Marc acquired $700 million of multifamily properties and managed a portfolio with over 6,200 units producing returns significantly in excess of underwriting including two dispositions that generated a blended 24% IRR and 1.8x equity multiple.

Prior to joining MIG Real Estate in 2012, Marc was a Senior Vice President of Acquisitions at Heitman, a Chicago-based real estate investment advisory firm with over $22 billion of assets under management, where he was responsible for identifying investment opportunities throughout the Western United States.

Before joining Heitman in 2006, Marc was a Vice President, Fund Investment Management, with the J. E. Robert Companies. Marc began his real estate career as a senior financial analyst with NHP Incorporated, a Washington DC-based multifamily owner and operator.

Over his 20-year career, Marc has successfully underwritten and closed over $3.0 billion of transactions in all property types, including over 16,000 multifamily units.

Marc holds a Bachelor of Science Degree in Economics from the University of Pennsylvania and is a licensed real estate broker in the State of California.

Management
Kyle Henrickson
Asset Manager

Kyle Henrickson joined ColdWater Partners in December 2016 and is responsible for fund raising and investment analysis. Prior to joining ColdWater Partners, Kyle was in the debt and equity practice at HFF in Los Angeles.

Before joining HFF, Kyle was a Senior Vice President at George Smith Partners, a Los Angeles-based real estate investment banking firm, where he was responsible for underwriting, structuring/due diligence activities, and market research related to identifying the optimal capital source for commercial real estate transactions. Kyle successfully closed $1.3 billion in commercial mortgage debt and equity for all property types across the country. Areas of expertise include joint venture and preferred equity advisory as well as permanent, bridge, and mezzanine debt financing.

Property
For more information, view the Sponsor's Investment Memorandum.

Built in 1981, this garden-style apartment was 100% leased as of January 30, 2017. The Property primarily functions as workforce housing and is comprised entirely of one (1) bedroom, one (1) bathroom units. The Property is situated on 2.6 acres in infill Denver.  Each unit is individually metered for electricity and gas, with water and sewer reimbursed using a ratio utility billing system.  While the Sponsor does not intend to implement a full interior renovation program at the Property, the Sponsor has budgeted $620 per unit per year for turnover and replacement reserves to make ready turning units at the Property going forward.

Unit Mix - As-Is
Unit Type # of Units Avg SF/Unit In-Place Rent Rent/SF Market Rent* Rent/SF
1 Bed, 1 Bath 86 525 $792 $1.51 $825 $1.57
1 Bed, 1 Bath 29 575 $824 $1.43 $875 $1.52
Total 115 538 $800 $1.49 $838 $1.56

*Note:  Market rent figures are via Axiometrics projections for the Property, and are consistent with recent leasing at the Property. 

The Property is situated on 2.6 acres, providing for a density of 45.1 units per acre. Property amenities include an on-site leasing office, park, and multiple laundry centers. The Property's 149 parking spaces equates to 1.3 spaces per unit. The Property consists of wood-frame construction with stucco siding and concrete slab foundation. 

Comparables
For more information, view the Sponsor's Investment Memorandum.
Leasing Comps
Property Subject Orchard Glen The Amherst Mansard Square Blvd. Gardens Loretto Heights Total / Averages
Total # of Units 115 114 81 42 40 312 115
Occupancy 100% 100% 100% 100% 95% 91% 97%
Year Built 1981 1973 1973 1983 1971 1989 1979
1 Bedroom 1 Bathroom             
# of 1 Bed Units 115 9 42 30 4 100 37
Average SF  538 595 560 575 600 800 626
Asking Rental Rate  $838 $1,020 $913 $829 $1,063 $1,540 $1,022
Asking Rental Rate $/SF $1.56 $1.71 $1.63 $1.44 $1.77 $1.93 $1.71
Quality - Inferior Similar Similar Similar Superior -
Distance from Subject (miles) - 0.5 2.0 1.3 2.2 2.7 1.8
Sale Comps
Property Subject Lamar Station Carriage Hill Sage Brook Village by the Park Sheridan South Total / Averages
Sale Date - Jun-16 Jun-16 Aug-16 Aug-16 Aug-16 -
# of Units 115 138 103 216 288 109 171
Year Built 1981 1971 1975 1972 1971 1962 1970
Purchase Price $10,725,000 $12,748,600 $9,500,000 $26,300,000 $26,000,000 $12,050,000 $17,319,720
$/Unit $93,261 $92,381 $92,233 $121,759 $90,278 $110,550 $101,440
Cap Rate - 6.84% 5.17% 6.09% 6.14% 5.97% 6.04%
Distance from Subject (miles) - 5.4 13.7 10.4 16.7 2.6 9.8

Sale and Leasing Comp information provided from final CBRE appraisal for the Property.

Financials
For more information, view the Sponsor's Investment Memorandum.
Sources & Uses
Total Capitalization
Sources of Funds Cost
Debt $8,028,000
Equity $3,674,380
Total Sources of Funds $11,702,380
Uses of Funds Cost
Purchase Price $10,725,000
Acquisition Fee $107,250
Closing Costs $90,000
Loan Fee $80,280
Broker Dealer Fee $50,000
Zoning Change Legal Costs $30,000
Exterior Property Rehabilitation Budget $260,450
Deferred Capital Items $194,400
Unit Reconfiguration Budget $145,000
Working Capital $20,000
Total Uses of Funds $11,702,380
Debt Assumptions

The targeted terms of the debt financing are as follows:

  • Lender: CBRE
  • Loan Type: Agency (Freddie Mac - DUS)
  • Proceeds: $8,028,000
  • Loan to Purchase: 75%
  • Term: Ten (10) years
  • Rate: 4.59%
  • Amortization: 30 years
  • Interest-Only Period: Three (3) years
  • Extensions: None
  • Prepayment: Yield maintenance through Month 114, 1.0% prepayment premium from Month 115 through Month 117
  • Replacement Reserves - Initial Deposit: $86,377
  • Replacement Reserves - Monthly Ongoing: $252 per unit per year
  • Immediate Repairs Reserve: $100,469
  • Green Up Reserve: $46,500

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.

Distributions

CWP Parkwood Plaza JV, LLC intends to make distributions of operating cash flows to investors (Realty Mogul 76, LLC, Other LP investors and Sponsor, collectively, the "Members") as follows:

  1. To the Members, pari passu, all excess operating cash flows to a 8.0% Preferred Return to the Members,
  2. 80.0% / 20.0% (80.0% pro rata to the Members / 20.0% to the Sponsor) of excess operating cash flows thereafter. Any excess operating cash flows distributed to the Members above the 8.0% Preferred Return will be treated as a return of capital.

CWP Parkwood Plaza JV, LLC intends to make distributions of cash flows due to the sale or refinance of the Property to the Members as follows:

  1. To the Members, pari passu, all excess operating cash flows to a 8.0% Preferred Return to the Members,
  2. To the Members, pari passu, all excess cash flows and appreciation until all Members have received a full return of capital, 
  3. 80.0% / 20.0% (80.0% pro rata to the Members / 20.0% to the Sponsor) of excess cash flows and appreciation thereafter. 

Note that 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).

Realty Mogul 76, LLC will distribute 100% of its share of excess cash flow (after expenses and fees) to the members of Realty Mogul 76, LLC (the RealtyMogul.com investors). 

Distributions are expected to start in September 2017 and are expected to continue on a quarterly basis thereafter. These distributions are at the discretion of the Sponsor, who may decide to delay distributions for any reason, including maintenance or capital reserves. 

Targeted Cash Flow
  2017* 2018 2019 2020 2021
Effective Gross Revenue $991,334 $1,269,592 $1,322,711 $1,384,868 $1,434,702
Total Operating Expenses $453,936 $561,653 $579,041 $594,593 $612,627
Net Operating Income $537,399 $707,940 $743,669 $790,275 $822,075
Annual Debt Service $307,071 $368,485 $368,485 $472,485 $493,286
Distributions to Realty Mogul 76, LLC Investors $44,285 $67,511 $73,381 $61,868 $1,459,485

*Note:  As the Property is anticipated to be acquired on March 2, 2017, the 2017 year of targeted cash flow represents only 10 months of projected operations, whereas 2018-2021 targeted cash flows are representative of a full calendar year.  

Fees

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

Type of Fee Amount of Fee Received By Paid From Notes
One-Time Fees
Acquisition Fee $107,250 Sponsor Capitalized Equity Contribution 1.00% of the property purchase price
Broker-Dealer Fee $50,000 North Capital (1) Capitalized Equity Contribution 4.00% of equity raised by RealtyMogul.com or a minimum of $50,000
Recurring Fees
Property Management Fee 3.0% of Effective Gross Income Apartment Management Consultants, LLC Distributable Cash Unaffiliated third party
Asset Management Fee 0.5% of Effective Gross Income Sponsor Distributable Cash  
Management and Administrative Fee 1.0% of amount invested in Realty Mogul 76, LLC RM Manager, LLC Distributable Cash  RM Manager, LLC is the Manager of Realty Mogul 76, LLC and a wholly-owned subsidiary of Realty Mogul, Co. (2)

Notes:
(1) Certain employees of Realty Mogul, Co. are registered representatives of, and are paid commissions by, North Capital Private Securities Corp., a Delaware corporation ("North Capital"). In addition, North Capital pays a technology provider services fee to Realty Mogul, Co. for licensing and access to certain technology, reporting, communications, branding, entity formation and administrative services performed from time to time by Realty Mogul, Co., and North Capital and Realty Mogul, Co. are parties to a profit sharing arrangement.

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

The above presentation is based upon information supplied by the Sponsor or others. Realty Mogul, Co., RM Manager, LLC, and Realty Mogul 76, LLC, along with their respective affiliates, officers, directors or representatives (the "RM Parties") hereby advise you that none of them has independently confirmed or verified any of the information contained herein. The RM Parties further make no representations as to the accuracy or completeness of any such information and undertake no obligation now or in the future to update or correct this presentation or any information contained herein.

Sources & Uses
Total Capitalization
Sources of Funds Cost
Debt $8,028,000
Equity $3,674,380
Total Sources of Funds $11,702,380
Uses of Funds Cost
Purchase Price $10,725,000
Acquisition Fee $107,250
Closing Costs $90,000
Loan Fee $80,280
Broker Dealer Fee $50,000
Zoning Change Legal Costs $30,000
Exterior Property Rehabilitation Budget $260,450
Deferred Capital Items $194,400
Unit Reconfiguration Budget $145,000
Working Capital $20,000
Total Uses of Funds $11,702,380
Debt Assumptions

The targeted terms of the debt financing are as follows:

  • Lender: CBRE
  • Loan Type: Agency (Freddie Mac - DUS)
  • Proceeds: $8,028,000
  • Loan to Purchase: 75%
  • Term: Ten (10) years
  • Rate: 4.59%
  • Amortization: 30 years
  • Interest-Only Period: Three (3) years
  • Extensions: None
  • Prepayment: Yield maintenance through Month 114, 1.0% prepayment premium from Month 115 through Month 117
  • Replacement Reserves - Initial Deposit: $86,377
  • Replacement Reserves - Monthly Ongoing: $252 per unit per year
  • Immediate Repairs Reserve: $100,469
  • Green Up Reserve: $46,500

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.

Distributions

CWP Parkwood Plaza JV, LLC intends to make distributions of operating cash flows to investors (Realty Mogul 76, LLC, Other LP investors and Sponsor, collectively, the "Members") as follows:

  1. To the Members, pari passu, all excess operating cash flows to a 8.0% Preferred Return to the Members,
  2. 80.0% / 20.0% (80.0% pro rata to the Members / 20.0% to the Sponsor) of excess operating cash flows thereafter. Any excess operating cash flows distributed to the Members above the 8.0% Preferred Return will be treated as a return of capital.

CWP Parkwood Plaza JV, LLC intends to make distributions of cash flows due to the sale or refinance of the Property to the Members as follows:

  1. To the Members, pari passu, all excess operating cash flows to a 8.0% Preferred Return to the Members,
  2. To the Members, pari passu, all excess cash flows and appreciation until all Members have received a full return of capital, 
  3. 80.0% / 20.0% (80.0% pro rata to the Members / 20.0% to the Sponsor) of excess cash flows and appreciation thereafter. 

Note that 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).

Realty Mogul 76, LLC will distribute 100% of its share of excess cash flow (after expenses and fees) to the members of Realty Mogul 76, LLC (the RealtyMogul.com investors). 

Distributions are expected to start in September 2017 and are expected to continue on a quarterly basis thereafter. These distributions are at the discretion of the Sponsor, who may decide to delay distributions for any reason, including maintenance or capital reserves. 

Targeted Cash Flow
  2017* 2018 2019 2020 2021
Effective Gross Revenue $991,334 $1,269,592 $1,322,711 $1,384,868 $1,434,702
Total Operating Expenses $453,936 $561,653 $579,041 $594,593 $612,627
Net Operating Income $537,399 $707,940 $743,669 $790,275 $822,075
Annual Debt Service $307,071 $368,485 $368,485 $472,485 $493,286
Distributions to Realty Mogul 76, LLC Investors $44,285 $67,511 $73,381 $61,868 $1,459,485

*Note:  As the Property is anticipated to be acquired on March 2, 2017, the 2017 year of targeted cash flow represents only 10 months of projected operations, whereas 2018-2021 targeted cash flows are representative of a full calendar year.  

Fees

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

Type of Fee Amount of Fee Received By Paid From Notes
One-Time Fees
Acquisition Fee $107,250 Sponsor Capitalized Equity Contribution 1.00% of the property purchase price
Broker-Dealer Fee $50,000 North Capital (1) Capitalized Equity Contribution 4.00% of equity raised by RealtyMogul.com or a minimum of $50,000
Recurring Fees
Property Management Fee 3.0% of Effective Gross Income Apartment Management Consultants, LLC Distributable Cash Unaffiliated third party
Asset Management Fee 0.5% of Effective Gross Income Sponsor Distributable Cash  
Management and Administrative Fee 1.0% of amount invested in Realty Mogul 76, LLC RM Manager, LLC Distributable Cash  RM Manager, LLC is the Manager of Realty Mogul 76, LLC and a wholly-owned subsidiary of Realty Mogul, Co. (2)

Notes:
(1) Certain employees of Realty Mogul, Co. are registered representatives of, and are paid commissions by, North Capital Private Securities Corp., a Delaware corporation ("North Capital"). In addition, North Capital pays a technology provider services fee to Realty Mogul, Co. for licensing and access to certain technology, reporting, communications, branding, entity formation and administrative services performed from time to time by Realty Mogul, Co., and North Capital and Realty Mogul, Co. are parties to a profit sharing arrangement.

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

The above presentation is based upon information supplied by the Sponsor or others. Realty Mogul, Co., RM Manager, LLC, and Realty Mogul 76, LLC, along with their respective affiliates, officers, directors or representatives (the "RM Parties") hereby advise you that none of them has independently confirmed or verified any of the information contained herein. The RM Parties further make no representations as to the accuracy or completeness of any such information and undertake no obligation now or in the future to update or correct this presentation or any information contained herein.

Disclosures
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.

JOIN REALTYMOGUL
Create an account or sign in.
Are you an Accredited Investor?
Must be 8 characters or more with an uppercase and lowercase character, a number, and a symbol.
By clicking "JOIN REALTYMOGUL" you are agreeing to our Terms of Service and Privacy Policy, and that you've had an opportunity to review RM Securities, LLC's Form Customer Relationship Summary.
SIGN IN
Don't have an account yet? Join RealtyMogul.
Forgot Password?
Questions? Our Investor Relations team is available to help 9 AM - 8 PM ET 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
Welcome,

Welcome to RealtyMogul! We need to ask a few additional questions to get to know you.

Your Net Worth
Are you interested in 1031 exchanges?
Thank you!

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

Welcome to RealtyMogul

As part of RealtyMogul's commitment to transparency, we want to inform you that you have been directed to our website from an unaffiliated third-party marketing company who is compensated up to $250 for each investor who registers on our site. RealtyMogul and its affiliates have no relationship with the marketing company other than this compensation arrangement. RealtyMogul and its affiliates are not responsible for the preparation or accuracy of, and do not explicitly or implicitly adopt or endorse, any content provided by the unaffiliated marketing company.

SECURITY SETUP

Secure Your Account

Add a layer of protection to your RealtyMogul account. Set up two-factor authentication below.

Select your preferred method of two-factor authentication to continue:

Set Up SMS Verification

Receive a one-time code via text message to verify your identity when you log in.

Use an Authenticator App

Use an authenticator app on your device to verify your identity when you log in.

Remind me later
SECURITY SETUP

Security setup is complete.

You can manage your two-factor authentication settings anytime in your profile.

SECURITY SETUP

Verify your phone number.

We've sent a text message with a one-time verification code to:

Request another code.

SECURITY SETUP

Verify your phone number.

Request a one-time verification code to verify the phone number we'll use for two-factor authentication.

US phone number only. Message and data rates may apply.

SECURITY SETUP

Connect your authenticator app.

1. Install an authenticator app

of your choice on your mobile device.

2. Scan this QR code

with your authenticator app to get a verification code.

QR Code

3. Enter the code

from your authenticator app:

SIGN IN

Verify your identity.

REPLACE ME

Request another code.

SECURITY SETUP

Security setup skipped.

You can manage your two-factor authentication settings anytime in your profile.

Set New Password