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.
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.
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.
We have formalized processes and checklists for every private placement deal listed on the platform.
Over the last year, the multifamily real estate market in the US has faced an evolving set of challenges primarily driven by the rapid rise of interest rates. As interest rates have increased, buyers have dropped the values they are willing to pay for new acquisitions, and many operators, particularly those with short-term, floating rate debt (such as the seller of 302 North), are facing "cash crunch" problems and in some cases, the reality that an asset's current value may be less than the in-place loan amount. The Sponsor believes this dynamic is playing out in real-time at 302 North. While the current operator is able to sell 302 North above the loan balance, the purchase price of $25,250,000 ($143,465 per unit) represents an approximate 33% markdown from the most recent appraisal of $37,200,000 completed in 2022(1). Cooper Street Capital ("CSC") believes that the seller was willing to accept this markdown to free up liquidity where it was possible to do so in their portfolio.
(1) The Sponsor intends to obtain a new appraisal in connection with this acquisition. The reference of the appraisal from 2022 is in no way meant to anticipate the value that the new appraisal may determine.
CSC will structure the acquisition of 302 North by assuming the seller's in-place $23,031,000 Fannie Mae Structured Arm note. The benefits of assuming the in-place loan versus placing new financing are numerous. The Note has approximately 9 years remaining to its maturity on October 1st, 2032, all of which have interest-only ("IO") required payments. Because of the structure of the note, CSC will have maximum flexibility to exit the investment because the prepayment penalty will be 1% of the loan amount, whereas fixed-rate financing typically has a defeasance or minimum interest payment penalty, whenever the partnership sells. And, lastly, the in-place and replacement rate cap agreement will cap interest payments at 4.00% over the 30-day SOFR index, resulting in a maximum interest rate of 6.30%. In the event the 30-day SOFR index declines further (as some economic projections imply), interest costs for the Project could be reduced further.
For CSC, 302 North's current physical condition and strong exterior presentation allow for a relatively smaller required capital expenditure ("CapEx") budget and will mitigate execution and operational risk. Over the last three years, the seller has completed nearly $1.8 million of CapEx projects, including replacing the asset's pitched roof and updating the asset's interiors with vinyl plank flooring, stainless steel appliances, and in-unit washer and dryers. As the wiring and plumbing are also copper, the majority of CSC's CapEx budget will be deployed for "defensive maintenance" purposes to provide for the longevity of the asset.
![Cumulative Distributions](https://app.realtymogul.com/sites/default/files/styles/private_placement_management_logo/public/download.png?itok=16cumdfa)
Cooper Street Capital
Cooper Street Capital (“CSC”) provides investment access to the commercial real estate space for retail, family office, 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.
https://www.cooperstreetcapital.com/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 | $26,000,000 | 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 |
South Hill Apartments | San Antonio, TX | Multifamily | OWNED | 10/12/2023 | 174 | $11,700,000 | $11,700,000 | N/A | N/A |
Totals/Weighted Average | 10,574 | $943,192,000 | $1,185,779,000 |
The above bios and track record were provided by Cooper Street Capital and have not been independently verified by RealtyMogul.
The investment strategy for the 302 North Apartments will be a slight departure from the "value-add" investment strategies that Cooper Street Capital ("CSC") most often implements. On the scale of multifamily investment strategies, the 302 North Apartments can be more closely categorized as one with a "core-plus" approach. More often than not, CSC is looking for arbitrage opportunities in the real estate market and, particularly, for assets that have notably underwhelming exterior presentation and lower-quality interior living conditions. These dynamics are often associated with financial underperformance, which can be isolated and addressed in order to drive an asset's value. For 302 North, the asset presents well from the street, and the interiors of the asset have all been upgraded by the current owner with stainless steel appliances, backsplash, and in-unit washers and dryers. As could be expected, the in-place rents at the asset, by consequence, are averaging $1.95-$2.00/SF, in line with nearby competitors. By consequence, CSC will not bring a large-scale capital expenditure budget ("CapEx") for a unit-by-unit interior upgrade program. Instead, CSC will use a smaller, more targeted CapEx budget of $850k to address deferred maintenance issues and to proactively replace and upgrade physical component parts to provide for long-term productive use. The less demanding CapEx requirements are expected to reduce execution and operational risk. Further, in contrast to many of its competitors, CSC will actively manage 302 North with its in-house property management company, CSC Management, to aggressively mitigate against vacancy and bad debt loss. The asset is stable now, and CSC will manage to consistently stable operations over a two-year projected hold period. Finally, CSC is acquiring the 302 North Apartments for an appropriate going-in T-12 capitalization rate ("cap rate") of 5.88% (or unlevered return of investment), which correctly reflects today's higher costs of borrowing in the current rate environment and the risk/reward profile of multifamily assets relative to the yield on other assets. The acquisition will be structured by assuming the in-place Fannie Mae Structured Arm loan, which has 9 years until maturity and a maximum prepayment penalty of 1% of the loan balance. With this going-in valuation, time horizon, and prepayment flexibility, CSC will have the ability to sell the asset back into the market if valuations rebound and interest rates come down from their current level, as some economic forecasts suggest.
CapEx Breakdown
Interior Renovations | Total Amount | Per Unit |
Miscellaneous Interior Upgrades (as needed) | $55,000 | $313 |
Total Interior Renovation Costs | $55,000 | $313 |
Exterior Renovations | Total Amount | Per Unit |
HVAC-Related Repairs | $366,600 | $237 |
Concrete Repairs | $25,000 | $142 |
CSC Branding Directionals | $25,000 | $142 |
Landscape | $40,000 | $227 |
Miscellaneous carpentry/ stair securing | $20,000 | $16 |
Water Damage Repair | $8,400 | $6 |
Gutter Repair | $30,000 | $6 |
Pool Deck Crack | $80,000 | $682 |
Carpentry and Stone Wall Repair | $50,000 | $1,023 |
Paint | $30,000 | $114 |
Total Exterior Renovation Costs | $675,000 | $2,595 |
Other Costs | Total Amount | Per Unit |
Marketing | $10,000 | $57 |
Construction Management (5%) | $40,000 | $227 |
Reserve | $70,000 | $398 |
Total Other Costs | $120,000 | $682 |
Grand Total | $850,000 | $3,590 |
The 302 North Apartments are a well-maintained, well-located, 1980s vintage, multifamily apartment community located in downtown Georgetown, TX. The 176-unit complex is positioned in close proximity to major transportation arteries, including IH-35 & Hwy 130, with access to several major employers in the area and northern Austin. Since the current owner purchased the Property in 2017, the asset has seen a systematic interior upgrade inclusive of granite countertops, stainless steel appliances, tile backslash, and in-unit washers and dryers. The roofs are pitched and were recently replaced in 2018, and the plumbing and wiring are both copper.
Unit Mix
Unit Type | # of Units | Avg SF/Unit | Avg Rent (Proforma) | Rent PSF (Proforma) | Avg Rent (In-Place) | Rent PSF (In-Place) |
1 Bedroom / 1 Bath - Small | 48 | 447 | $1,180 | $2.64 | $1,128 | $2.52 |
1 Bedroom / 1 Bath - Large | 32 | 614 | $1,300 | $2.12 | $1,285 | $2.09 |
2 Bedroom / 1 Bath | 48 | 710 | $1,490 | $2.10 | $1,431 | $2.02 |
2 Bedroom / 2 Bath | 48 | 902 | $1,570 | $1.74 | $1,520 | $1.69 |
Totals / Averages | 176 | 673 | $1,393 | $2.07 | $1,346 | $2.00 |
Lease Comparables
Georgetown Park | Elevate Apartments | Indian Creek | Waters Edge | Fox Fire | Averages | 302 North Apartments | |
Year Built | 1984 | 1998 | 1994 | 1999 | 1983 | 1991 | 1987 |
# of Units | 159 | 176 | 240 | 330 | 160 | 213 | 176 |
Distance from Subject Property | 3.0 mi | 0.8 mi | 3.8 mi | 1.6 mi | 10.0 mi | 3.8 mi | |
1x1 | |||||||
$ / Unit | $1,196 | $1,290 | $1,253 | $1,280 | N/A | $1,255 | $1,228 |
Square Feet | 447 SF | 668 SF | 582 SF | 610 SF | N/A | 577 SF | 514 SF |
$ / SF | $2.68/SF | $1.93/SF | $2.15/SF | $2.10/SF | N/A | $2.21/SF | $2.39/SF |
2x1 | |||||||
$ / Unit | $1,291 | N/A | $1,347 | N/A | $1,399 | $1,346 | $1,490 |
Square Feet | 750 SF | N/A | 768 SF | N/A | 719 SF | 746 SF | 710 SF |
$ / SF | $1.72/SF | N/A | $1.75/SF | N/A | $1.95/SF | $1.81/SF | $2.10/SF |
2x2 | |||||||
$ / Unit | $1,535 | $1,757 | $1,537 | $1,541 | $1,699 | $1,614 | $1,570 |
Square Feet | 850 SF | 895 SF | 955 SF | 1,031 SF | 850 SF | 916 SF | 902 SF |
$ / SF | $1.81/SF | $1.96/SF | $1.61/SF | $1.49/SF | $2.00/SF | $1.77/SF | $1.74/SF |
Sales Comparables
12 Oaks | Iron Horse Flats | Hunt Club Apartments | Shadow Oaks | Cedar Station | Balcones Club | Rail at Georgetown | The Latern | Rock Spring Duplexes | Arbor Trails | Averages | 302 NORTH APARTMENTS (Going-In) | |
Sale Date | 08-01-2023 | 10-01-2022 | 08-01-2022 | 05-01-2022 | 05-01-2022 | 03-01-2022 | 12-01-2021 | 10-01-2021 | 03-01-2021 | 09-01-2020 | ||
Sales Price | $4,492,308 | $38,500,000 | $76,800,000 | $35,000,000 | $4,250,000 | $66,456,000 | $12,150,000 | $60,000,000 | $33,500,000 | $10,000,000 | $34,114,831 | $25,250,000 |
Year Built | 1984 | 1985 | 1987 | 1985 | 1985 | 1983 | 1983 | 1983 | 1985 | 1984 | 1984 | 1987 |
# of Units | 32 | 200 | 384 | 176 | 22 | 312 | 111 | 316 | 152 | 100 | 180 | 176 |
Average Unit Size | 832 SF | 741 SF | 831 SF | 749 SF | 855 SF | 823 SF | 530 SF | 877 SF | 1066 SF | 577 SF | 788 SF | 673 SF |
Sales Price / Unit | $140,385 | $192,500 | $200,000 | $198,864 | $193,182 | $213,000 | $109,459 | $189,873 | $220,395 | $100,000 | $175,766 | $143,466 |
Sales Price / SF | $169 | $260 | $241 | $266 | $226 | $259 | $207 | $217 | $207 | $173 | $222 | $213 |
Distance from Subject Property | 13.0 mi | 26.0 mi | 16.0 mi | 20.0 mi | 14.0 mi | 22.4 mi | 2.3 mi | 13.0 mi | 13.0 mi | 11.0 mi | 15.0 mi |
Market Overview
Austin earned the nickname the “Silicon Hills” as early as the 1980s, as tech leaders like Dell, Intel, IBM, and Cisco began moving a larger presence and satellite offices to the area. Corporate relocations and tech investment began to pick up in earnest, however, over the last 10 years to rival other coastal markets like San Francisco and New York City. Austin is now home to 5,500 tech companies and startups, including the above listed companies as well as major offices for Tesla, Facebook, Google, Oracle, and Amazon. The firms have brought job and population growth to The Domain and Tech Ridge neighborhoods in particular (20 minutes from 302 North), while also strengthening network effects in the high-tech, manufacturing, and professional services sectors.
According to The Austin Chamber of Commerce, a year-over-year increase of 51,000 (4.1%) new jobs makes it one of the top-performing labor markets in the US and a favorable place to launch and build a career. To keep pace with the demands of Austin’s booming job market, the MSA has also seen healthy demographic growth. Ranked the fastest growing of the 100 largest metros in the United States, Austin’s population increased by 2.8% from 2021 to 2022 and 2.4% from 2022 to 2023, putting Austin as the 10th largest city in the US. Over the last 10 years, Austin's metro has grown by 33%, and it has become one of the hottest multifamily markets as a result.
Beyond the booming tech sector, Austin’s economy has no shortage of stabilizing segments and long-term economic drivers. The State of Texas employs 63,000, the University of Texas at Austin employs 23,000, and the City of Austin employs over 15,000 workers. The addition of two new hospitals, Texas Children’s Hospital and Dell Children’s Medical Center, round out Austin’s robust economy and are expected to bring another influx of talent to North Austin.
Submarket Overview
The state of Texas has seen tremendous demographic and job growth over the last 10 years, driven mainly by young professionals fleeing higher-cost coastal markets like San Francisco and New York. While Austin is often cited as one of the primary destinations for population growth and corporate investment, the state's fast growth also includes what is often cited as "the fastest-growing city in the US," Georgetown, TX, where the 302 North Apartments sit. Georgetown's population increased 14.4% year over year from 2022 to 2023 from 75,620 to 86,507, according to the US Census Bureau, while the county (Williamson County) grew by 44.1% over the last 10 years. Professionals commute between Austin and Georgetown, the sector networks between them are robust, and Georgetown is often considered a "suburb of Austin," but the city is very much its own market with attractive underlying economic fundamentals. One of the main anchors of employment and household demand in the market is Southwestern University, which is a private liberal arts college with ~1,500 undergraduate students. The city has an old-time Texas charm with a historic downtown square, but in recent years the city has also seen enviable growth in the high-tech, manufacturing, and professional services sectors. At the end of 2023, in a notable example, a New Jersey-based company that builds equipment used for cloud computing and artificial intelligence systems called ZT Systems, acquired a 435,000-square-foot building in Georgetown, where it plans to open a manufacturing plant and hire 1,500 people. At the same time, Valex, a manufacturer of a key part in semiconductors, Enflite, a manufacturer of aircraft components, and CeLink, a manufacturer of EV car parts, also all have manufacturing facilities in Georgetown.
![](https://app.realtymogul.com/sites/default/files/styles/private_placement_cap_stack/public/io/capstack/302_north_capstack_1.png?itok=HFQFxuyD)
Total Capitalization
Sources of Funds | $ Amount | $/Unit |
GP Equity(1) | $565,000 | $3,210 |
LP Equity | $5,074,000 | $28,829 |
Senior Loan | $23,031,000 | $130,858 |
Total Sources of Funds | $28,670,000 | $162,898 |
Uses of Funds | $ Amount | $/Unit |
Purchase Price | $25,250,000 | $143,466 |
Acquisition Fee (1%) | $252,500 | $1,435 |
Capital Expenditure Budget ("CapEx") | $850,000 | $4,830 |
Closing Costs | $1,220,000 | $6,932 |
Interest Reserve | $1,097,500 | $6,236 |
Total Uses of Funds | $28,670,000 | $162,898 |
(1) The Sponsor’s equity contribution may consist of friends and family equity and equity from funds controlled by the Sponsor.
The expected terms of the debt financing are as follows:
- Lender: Fannie Mae
- Loan Type: Permanent Loan
- Term: 120 Months(2)
- Loan-to-Value (LTV): 91.2%
- Loan-to-Cost (LTC): 80.3%
- Estimated Proceeds: $23,031,000
- Interest Type: Floating
- Spread Above SOFR: 2.30%
- Interest-Only Period: 120 Months(2)
- Amortization: Full-Term Interest Only
- Prepayment Terms: 1% prepayment premium
- Extension Requirements: None
- 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 Sponsor's use of debt.
(2) The Sponsor is assuming a loan originated on September 30th, 2022, with an original term of 10 years. The loan matures on October 1st, 2032.
(3) As part of the acquisition, CSC will purchase a new interest rate cap using Chatham Financial. The terms of the rate cap are expected to match the seller's existing rate cap agreement, including a 2-year term and a maximum rate of the 30-day SOFR average at 4.00%. The projected cost to purchase this rate cap is estimated to be $335k, which is budgeted in the closing costs for the 302 North acquisition. While the projected cost is currently $335k, the final cost will be determined by market factors at the time it is purchased right before the closing.
Cooper Street Capital intends to make distributions from CSC 302 North Realty Capital, LLC as follows:
- 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;
- 70% / 30% (70% to LP Equity Investors(2) / 30% to Manager(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 May 2025 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.
Cash Flow Summary | |||
Year 1 | Year 2 | ||
Effective Gross Revenue | $2,920,235 | $3,140,475 | |
Total Operating Expenses | $1,443,839 | $1,494,104 | |
Net Operating Income | $1,476,397 | $1,646,371 | |
Project-Level Cash Flows | |||
Year 0 | Year 1 | Year 2 | |
Net Cash Flow | ($5,639,000) | $30,762 | $8,502,404 |
Investor-Level Cash Flows(4) | |||
Year 0 | Year 1 | Year 2 | |
Net Cash Flow | ($2,000,000) | $10,910 | $2,817,627 |
Investor-Level Cash Flows - Hypothetical $50,000 Investment(4) | |||
Year 0 | Year 1 | Year 2 | |
Net Cash Flow | ($50,000) | $273 | $70,441 |
(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) The Manager of the Company is BSC Ventures, LLC, an affiliate of the Sponsor. Its carried interest is 30% of the Company's profit over the Preferred Return.
(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 | 1.00% of Purchase Price | BSC Ventures, LLC | Capitalized Equity Contribution |
Technology Solution Licensing Fee(2) | 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 | 3.00% of Gross Rental Income | CSC Management | Cash Flow |
Construction Management Fee | 5.00% of Total Costs Before Contingency | CSC Management | Construction Expenditure Budget |
Administration Solution Licensing Fee(2) | 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.
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, LLCSponsor 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 DocumentsThe 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 InvestmentThis 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 AssumptionsSponsor 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 PerformanceAny 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 DebtA 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 RegisteredSponsor’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 AdviceNothing 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 RiskInternal 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.