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

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Estimated Hold Period 10 Years
Estimated First Distribution 8/2026
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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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Solace at Cimarron Hills, Phase II
Offered By
Jackson Dearborn Partners
Investment Strategy Development
Investment Type Equity
Minimum Investment 35000
Overview
Solace at Cimarron Hills is a ground-up multifamily project located in the rapidly growing MSA of Colorado Springs, CO. The offering relates to Phase II of a two-phase project totaling 342 units.
Investment Highlights
Opportunity Zone: The Property is located in a Qualified Opportunity Zone, which upon proper execution of a successful real estate investment in an OZ, capital gains invested in Opportunity Zone Funds stand to receive the following tax benefits: temporary deferral of capital gains taxes, step-up in basis for capital gains, and/or all investment gains excluded from taxable income if asset is held for at least 10 years.
Attractive Location: Colorado Springs is the second largest city in Colorado and is located in El Paso County, the most populous county in Colorado which has grown by more than 40% (220,000 residents) since 2000. The Property is ideally located on the east side of the rapidly growing MSA of Colorado Springs along Powers Boulevard, a high-volume arterial that connects the project to an abundance of retail to the north, and two of El Paso County’s economic drivers - Peterson Air Force Base and Colorado Springs Municipal Airport - to the south.
Experienced Sponsor: This is the Sponsor’s 13th OZ Project and 5th of 8 Colorado Projects currently in Development. Jackson Dearborn Partners opened an office in Colorado Springs, CO in 2021 to service development growth in Colorado, one of their primary focus markets. Every facet of the investment is handled in-house, from sourcing the development site to the final disposition.
Proof of Concept: Completion of Phase I is anticipated for this summer, at which point Phase II development will begin. Phase II has fixed-rate debt in place and will benefit from an experienced construction team rolling off Phase I. Phase I and Phase II will share amenities that are under construction already. These include a resort-style pool, fitness center, outdoor fitness area, lounge, and business center, as well as model units, all of which will be open for tours when Phase II construction starts.
Multifamily Market: The Colorado Springs economy is evident in the strength of the multifamily sector, which continued to experience rent growth during the pandemic. Since 2016, year-over-year rent growth has averaged 6.31%, with asking rents increasing by a total of 36.3% during that same span. Additionally, while rents have increased steadily, home values in Colorado Springs have been outpacing rent growth by a wide margin, further inflating apartment demand (sources: CoStar, Zillow).
Management
Cumulative Distributions

Jackson Dearborn Partners

Jackson Dearborn Partners was founded in 2014 to develop and acquire a nationwide portfolio of multifamily and student housing properties. The partners have been working together since the mid-2000s and formalized the partnership to bring construction, management, acquisition, and development services all under one roof.

With a current portfolio valuation of nearly $700 million, JDP opened an office in Scottsdale, AZ in 2020 and Colorado Springs, CO in 2021 to service development growth in Colorado and Arizona, the two primary focus markets.

JDP is focused on developing or acquiring Class A multifamily in Sunbelt, Mountain West, and select Midwest Markets.

https://www.jacksondearborn.com/
  • Ryan Tobias
    Managing Partner
  • Chris Saunders
    Managing Partner
Ryan Tobias
Managing Partner

Ryan is a Managing Partner of Jackson Dearborn Partners. He oversees all elements of the JDP business including acquisitions, site selection, fundraising, and investor relations. With 15 years experience, Ryan has worked on over $1 billion in transactional real estate and has developed or acquired over $500 million in student housing and multi-family real estate.

Prior to founding Jackson Dearborn Partners, Ryan worked at brokerage firms Marcus and Millichap and Newmark Knight Frank before starting Triad Real Estate Partners in 2010. Triad is a leading broker of student housing and multi-family in the Midwest completing nearly $1.6 billion in sales since its inception. Following the success of Triad, he launched JDP with his partners in 2014 with the goal of building out a vertically integrated real estate investment portfolio.

Ryan is a graduate of the University of Michigan and after a decade in Chicago, moved back to Ann Arbor where he now resides with his wife Brittany and their two children.

Chris Saunders
Managing Partner

Chris is a Managing Partner of Jackson Dearborn Partners. Chris is involved in all aspects of JDP’s strategic growth plan, helping to guide the company’s vision and overall direction.

With 18 years of experience, Chris has acquired and developed more than $500 million of real estate, including Student Housing, Multifamily, Affordable, Retail, Industrial, and Office. He is the President and Owner of Green Street Realty, a Champaign, Illinois-based real estate company that manages over 3,000 student housing beds, 2,000 multifamily units, and 350,000 square feet of office, industrial and retail. He is the Founder and President of Sub 4 Development Company, a Construction Management company that has completed over $300 million of new developments. Sub 4 has offices in Champaign, Illinois, Scottsdale, Arizona, and Denver, Colorado. In addition, Chris is the Co-owner of Insurance Providers Group, an independent insurance agency with six offices throughout Central Illinois.

Chris has undergraduate and master’s degrees from the University of Illinois at Urbana-Champaign. Saunders competed in Track and Field and Cross Country for the Fighting Illini, earning All-American honors in Track and Field during his career. Chris currently resides in Urbana, Illinois with his wife Jodi and their four children.

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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