FORMALIZED DUE DILIGENCE PROCESS 
Sponsors

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

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We require unaffiliated sponsors to use an unaffiliated third-party escrow agent.* When an investor makes an investment with such sponsors using the RealtyMogul platform, the investor’s money is transferred directly into a third-party escrow account. All closing conditions in connection with a sponsor’s contingency offering need to be met before the third-party escrow agent will approve releasing investor funds to the issuer or general partner. For example, if an issuer or general partner plans to use funds for a real estate acquisition that does not ultimately transact, the third-party escrow agent will not transfer investor funds to the issuer or general partner, and funds will be returned to investors.

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

Boots on the ground

Our processes typically includes visiting certain properties (or a subset of properties if it's a fund) to confirm the real estate is what and where the real estate is supposed to be. For certain properties that accommodate 1031 exchange investments, the team will review third-party prepared due diligence reports in lieu of a site visit.

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Estimated Hold Period 5 Years
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Investment Returns: Discerning investors don't rely on a single projected return metric as a basis to invest. Rather, when assessing a potential investment, we encourage you to evaluate all information provided by a sponsor including the business plan, assumptions, and risk factors which can be found in the relevant offering documents. This approach is consistent with our requirements as a broker-dealer, which prohibit us from communicating projected returns.
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Canvas at Savannah
Offered By
One Real Estate Investment
Investment Strategy Value-Add
Investment Type Equity
Minimum Investment 35000
Overview
Canvas at Savannah is a 2003-built, 300-unit Class B multifamily asset located in the high-growth Savannah, GA market and acquired by OREI in November 2023.
Investment Highlights
Mark-to-Market Strategy: The Property was originally built as a Low-Income Housing Tax Credit (LIHTC) property, and the related Land Use Restrictive Covenant (LURA) was terminated in October 2019. Since then, prior ownership focused on repositioning and rebranding the asset by making $4.3M of strategic interior and exterior capital improvements. There remains a large delta between nearby rental communities of similar vintage as nearby comparables' rents exceed Canvas at Savannah's average effective rents by around $340/unit. (Source: AxioMetrics)
Business Plan Execution in Progress: Since acquisition in November 2023, OREI has continued the seller’s value-add enhancement program to the remaining classic units, including stainless steel appliances, cabinet fronts, new hardware, kitchen tile backsplashes, granite counters, and more. The Property is currently 92% occupied, with a 30-day anticipated occupancy of 96%, based on currently signed leases.
Experienced, Repeat Sponsor: One Real Estate Investment currently owns and manages a well-diversified portfolio of multifamily real estate valued at more than $1.5 Billion, composed of more than 11,000 multifamily apartment units. This is their second offering on the RealtyMogul Platform and third deal in Savannah, where they currently manage 600 units.
Robust New Leases and Renewals: Newly rehabbed units have been achieving premiums of $375 - $550 over classics and are fully leased. Lease trade-outs and renewals increased by $249 (24.5%) and $217 (21.0%), respectively, over the last 30 days. Additionally, the last 20 leases signed at the property have achieved premiums of $77 (6.6%) over average effective rents.
High Growth Savannah Location: Savannah’s population has grown by a staggering 20% since 2010 and is projected to grow an additional 7% by 2026. Major demand drivers include the Port of Savannah and the related industrial boom, Gulfstream (7,000+ jobs), Memorial University Medical & St. Joseph’s/Candler Hospital (9,000+ jobs), Fort Stewart & Hunter Army Airfield (25,500+ jobs) and Savannah’s budding film industry ($280M economic impact). (Source: CBRE Fast Report)
Savannah’s Job Market is Booming: According to the Bureau of Labor Statistics, job growth in Savannah was 2.6% in December 2022, reflecting 5,200 jobs added during a 12-month period and exceeding the national rate of 2.4%. As a result of this continued growth, 2.9% GDP growth is projected over the next 5 years, outpacing the national average. The Property is located less than 5 minutes from Rockingham Farms Industrial Park, which is currently under development and will bring 2,500+ jobs along with 10M SF of warehouse space. A recently announced Hyundai EV plant will be located within 20 minutes of Canvas at Savannah and will bring 10,000 direct jobs by 2025.
Top-Tier Property Management Partnership: OREI will bring in their strategic partner and top property manager, Cushman & Wakefield, to maximize operating efficiency. C&W has 172,000 units under management across over 800 assets in 25 major markets and currently manages over 598 units in the Savannah metro.
Management
Cumulative Distributions

One Real Estate Investment

Founded in 2001, One Real Estate Investment (“OREI”) is a privately owned, Miami-based real estate investment and asset management company. OREI is a disciplined investor, manager, and operator focused on acquiring multifamily assets in the Southeast United States and Texas. The firm’s expertise is in executing and managing strategic asset repositioning, amenity upgrade, and operational optimization programs to maximize value for its tenants, investors, and communities in which it invests. The firm’s deals are capitalized by proprietary funds and programmatic relationships with institutional, family office, and ultra-high-net-worth capital partners. OREI has over 5,000 units under management nationally and has acquired and sold over 10,000 value-add multifamily units since its inception. 

https://www.onerealestateinvestment.com/
  • Jeronimo Hirschfeld
    Founder, Chairman, and CEO
  • Jesus Artidiello
    Chief Financial Officer
  • Alexander Rose
    Chief Investment Officer
Jeronimo Hirschfeld
Founder, Chairman, and CEO

Jeronimo Hirschfeld is the Founder, Chairman, and CEO of One Real Estate Investment (OREI). Under his direction, the Company has acquired and manages a portfolio valued at over $800 Million. He is a leading developer and sophisticated investor with seats on the Boards of a number of highly successful real estate-oriented companies. Today, Mr. Hirschfield’s firm is composed of experienced real estate professionals who work full time on the management of company properties, allowing him to continue to successfully seek out new investments and effectively grow One Real Estate Investment’s real estate portfolio.

Jesus Artidiello
Chief Financial Officer

Jesus has over 20 years of executive financial management and controllership experience. Throughout his career, Mr. Artidiello has worked with global accounts, offshore relations, and has significant experience with contract negotiations. His responsibilities at OREI include accounting, fiscal planning, expense tracking, portfolio analysis, and overseeing the bookkeeping department. Jesus is a graduate of Campbell State University in North Carolina where he earned an MBA and a Bachelor of Science degree in accounting.

Alexander Rose
Chief Investment Officer

Alexander (AJ) brings over 15 years of experience in institutional real estate investment management and serves as OREI’s Chief Investment Officer overseeing the Acquisitions Team and the Asset Management Division. AJ is involved in the debt and equity raise for each OREI transaction as well as structuring long-term programmatic capital structures for OREI’s investment platform. Over his career, he has overseen the investment of over $1 billion of equity into commercial real estate assets. AJ has an MBA from the University of Cambridge and a Bachelor of Science degree in business administration, with a concentration in real estate finance, from the University of Southern California.

Track Record

OREI Track Record

Property City, State Asset Type Acq Date Units Purchase Price
The Summit at Landry Way Fort Worth, TX Multifamily 2017 224 $18,000,000
The Summit at 7700 Houston, TX Multifamily 2018 172 $13,500,000
Westbury Crossings Houston, TX Multifamily 2018 240 $17,000,000
Oakwood Apartments Lake Worth, TX Multifamily 2018 160 $29,000,000
Wynwood Square Miami, FL Mixed use development   257 $200,000,000
The Carter @ 4250 Norcross, GA Multifamily 2019 300 $34,962,000
West End at Fayetteville Fayetteville, NC Multifamily 2019 360 $39,800,000
Park Crossing Lilburn, GA Multifamily 2019 280 $31,250,000
Mira Vista Austin, TX Multifamily 2019 200 $23,250,000
Axiom Apartments Charlotte, NC Multifamily 2019 202 $22,844,200
Sunswept Townhomes Houston, TX Multifamily 2020 211 $17,050,000
Element at University Park College Station, TX Multifamily 2020 192 $19,872,000
Ardmore Pointe Fayetteville, NC Multifamily 2020 291 $26,750,000
Tampa, Florida Land Wesley Chapel, FL Land 2020 400 $11,100,000
Whitney Manor New Orleans, LA Multifamily 2020 199 $15,300,000
Westchase New Orleans, LA Multifamily 2020 380 $31,500,000
La Villita Houston, TX Multifamily 2020 308 $21,750,000
Avalon Charlotte, NC Multifamily 2020 240 $32,400,000
Kelston Charlotte, NC Multifamily 2020 310 $36,300,000
Total       4,926 $641,628,200

Realized Track Record (100+ Unit Multifamily Assets)

Property City, State Asset Type Disposition Date Units IRR Yield
Airport Portfolio (2 Assets) Houston, TX Multifamily 7/31/2019 412 20% 7%
Winding Trails Houston, TX Multifamily 1/2/2019 438 17% 5%
Uvalde Portfolio (2 Assets) Houston, TX Multifamily 9/1/2017 882 18% 6%
Crystal Lakes Miami, FL Multifamily 10/1/2015 1,312 24% 7%
Houston Portfolio (5 Assets) Houston, TX Multifamily 7/29/2015 105 30% 4%
Riverwalk II Apartments Homestead, FL Multifamily 8/1/2014 112 17% 4%
Cardsound Apartments Homestead, FL Multifamily 7/1/2014 491 19% 6%
        3,752 21% 6%

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

Sources & Uses

Total Capitalization

 

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

Debt Assumptions

The expected terms of the debt financing are as follows:

 

 

(x) 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. 

Distributions

Sponsor Name intends to make distributions from Entity Name as follows:

  1. To the Investors, pari passu, all operating cash flows to an 8.0% IRR;
  2. 75% / 25% (75% to Investors / 25% to Promoted/Carried Interest) of excess cash flow to a 12.0% IRR;
  3. 65% / 35% (65% to Investors / 35% to Promote/Carried Interest) of excess cash flow to a 24.0% IRR;
  4. 50% / 50% (50% to Investors / 50% to Promote/Carried Interest) of excess cash flow thereafter.

Sponsor Name 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 December 2021 and are projected to continue on a quarterly basis thereafter. Distributions are at the discretion of Sponsor Name, who may decide to delay distributions for any reason, including maintenance or capital reserves.

Sponsor Name will receive a promoted/carried interest as indicated above.

 

 

 

 

 

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

 

Fees

You will pay certain fees and compensation over the life of the transaction; please refer to Sponsor Name's materials for details. The following fees and compensation will be paid(2)(3)(4):

One-Time Fees:
Type of Fee Amount of Fee Received By Paid From
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
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

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

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

.

The following offering documents have been prepared and are being delivered by the Sponsor of this investment opportunity, and not by RM Securities, LLC. RM Securities, LLC and its associated persons did not assist in preparing, do not explicitly or implicitly adopt or endorse, and are not otherwise responsible for, the Sponsors offering documents posted below or any content therein.
RM Securities, LLC and its Affiliates Compensation

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

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

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

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

Sponsor’s Information Qualified by Investment Documents

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

Risk of Investment

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

No Reliance on Forward-Looking Statements; Sponsor Assumptions

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

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

No Reliance on Past Performance

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

Sponsor’s Use of Debt

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

Sponsor’s Offering is Not Registered

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

No Investment Advice

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

1031 Exchange Risk

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

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