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.

Escrow accounts

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.

Detailed Checklists

We have formalized processes and checklists for every private placement deal listed on the platform.

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:
Open for investment
Estimated Hold Period 2.5 Years
Estimated First Distribution 11/2024
FUNDED 62%
...
View Our Due Diligence Process
Offered By
Mortar Group
Investment Strategy Development
Investment Type Equity
Minimum Investment 1
Overview
Mortar Group is developing a ground-up 24-unit Class-A multifamily complex in Williamsburg, Brooklyn, one of New York's most sought-after housing markets.
Location

30 Bushwick combines the appeal of being located in a popular and well known New York neighborhood, the downside protection of a low acquisition basis, and the upside of a growing residential Brooklyn neighborhood with excellent access to transportation, vibrant retail corridors, and direct proximity to some of Brooklyn’s primary cultural institutions.

Capital Appreciation

The asset was secured and underwriting was completed during the Covid Pandemic, and returns may be based on income lower than current market income pricing. Once the Project is completed and ready to begin marketing, underwriting may be conservative. 

Risk Adjusted Returns

Acquired in an off-market deal, this investment offers investors an attractive target internal rate of return of over 20.0% and equity multiple of 1.7X.

Property at a glance
# of Units 24
Residential Square Feet 24,715
First Units Delivered March 2024
Projected Stabilization October 2024
Target Return on Cost 6.1%
Land Acquisition Price $5,450,000
Investment Highlights
New York's strong residential market fundamentals make this development a captivating investment, with a 2.6% submarket vacancy rate and 22.8% asking rent growth over the last 12 months.
Attractive investor target internal rate of return of over 20.0% and target equity multiple of 1.7x.
Amenities will include a private gym and yoga studio, gracious home offices, outdoor cooking area, private co-working spaces, private pet-grooming rooms, as well as a rooftop resident's lounge with great views of the Williamsburg Bridge and Downtown Manhattan.
Design drawings and filing applications have been completed. The Project will soon be shovel-ready and expected to break ground this Summer.
With Midtown Manhattan 10 minutes away by subway, the Project location offers direct mass transit and highway access to New York City and the Tri-State area.
Design, construction, and development will be directly managed by the Sponsor's experienced and hands-on vertically integrated team.
Management
Cumulative Distributions

Mortar Group

Mortar Group (the "Mortar")…Mortar is a uniquely qualified company established to create value in New York’s highly competitive multi-family real estate market: their in-house resources allow them to fulfill every role of the real-estate process as architect, developer, and asset manager. Specializing in multi-family Ground Up construction and Value Add Real Estate, Mortar's streamlined process maximizes efficiency, increases value, and minimizes risk across complex deal structures. Mortar’s comprehensive resources allow them to outmaneuver other real estate investment firms and has led to over two decades of positive investor returns.

https://www.mortargroup.com/
  • Anthony Morena
    Principal
Anthony Morena
Principal

Mortar Group is led by Anthony Morena, the Founder, and Principal of the firm. Mr. Morena is a licensed architect in the states of New York and New Jersey and is an active member of the Urban Land Institute, the American Institute of Architects (AIA), and the Municipal Art Society. After receiving his Bachelor of Architecture from Pratt Institute, Mr. Morena received his Real Estate Development training at New York University where he attended the Graduate School of Real Estate Finance and Development. Over the last 20 years, Anthony Morena has established Mortar Group as a premier real estate development and investment management team with over 50 years of collective experience and expertise in real estate development, investment, management, and construction.

After completing studies at New York University, Mr. Morena began his work with the renowned Joseph Pell Lombardi & Associates, one of the first firms in New York to specialize in restoration, preservation, and adaptive reuse buildings. During this time with Lombardi & Associates, Mr. Morena was responsible for overseeing the design, development, and construction process for several landmark loft building conversions in Tribeca, restoring and converting historic downtown buildings into luxury residential apartments.

Upon completion of his tenure with Lombardi & Associates, Mr. Morena joined The Moinian Group, a real estate company that owns and operates a portfolio in excess of 20 million square feet of assets valued at nearly $10 billion across the U.S. that is among the only national real estate entities to develop, own and operate properties across every asset category, including office, hotel, retail, condos, and rental apartments. Mr. Morena’s work at The Moinian Group involved several unique and special projects totaling over 1,200 residential apartments – including the Atelier, a 42-story, 500-unit residential tower located on Manhattan’s West Side.

Mr. Morena’s work has been featured in several publications, and he has been an invited juror for the Multi-Housing News’ Green Initiative Awards Competition.

Track Record

Properties Sold Purchase Completed Value
Astoria - Queens, NY 2020 $31,250,000
Hells Kitchen - Manhattan, NY 2019 $17,800,000
Williamsburg - Brooklyn, NY 2019 $7,600,000
Williamsburg - Brooklyn, NY 2002 $3,600,000
Vinegar Hill - Brooklyn, NY 2008 $6,500,000
Vinegar Hill - Brooklyn, NY 2010 $6,750,000
Bushwick, Brooklyn, NY 2014 $6,200,000
Alphabet City, Manhattan, NY 2014 $11,600,000
Williamsburg - Brooklyn, NY 2013 $12,600,000
Williamsburg - Brooklyn, NY 2013 $13,200,000
Williamsburg - Brooklyn, NY 2016 $6,200,000
Greenpoint - Brooklyn, NY 2015 $16,000,000
Williamsburg - Brooklyn, NY 2017 $14,650,000
Greenpoint - Brooklyn, NY 2017 $13,800,000
Greenpoint - Brooklyn, NY 2017 $14,325,000
Williamsburg - Brooklyn, NY 2018 $16,500,000
Greenpoint - Brooklyn, NY 2018 $6,445,000
Subtotal   $205,020,000
     
Properties Held Purchase Current Value
Williamsburg - Brooklyn, NY 2008 $5,200,000
Williamsburg - Brooklyn, NY 2012 $4,600,000
Williamsburg - Brooklyn, NY 2015 $4,950,000
Greenpoint - Brooklyn, NY 2017 $5,600,000
Williamsburg - Brooklyn, NY 2018 $8,600,000
Greenpoint - Brooklyn, NY 2021 $5,675,000
Subtotal   $34,625,000
     
A. Morena: Previous Projects   Completed Value
36 Hudson Street - New York, NY   $32,000,000
44 Laight Street - New York, NY   $38,000,000
Subtotal   $70,000,000
     
A. Hockett: Previous Projects   Completed Value
8 Saint Marks Place - Brooklyn, NY   $22,000,000
762 Park Place - Brooklyn, NY   $40,000,000
440 Atlantic - Brooklyn, NY   $15,000,000
202 President - Brooklyn, NY   $8,000,000
25 Carroll - Brooklyn, NY   $26,000,000
Subtotal   $111,000,000
     
TOTAL   $420,645,000

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

The Mortar Group (the "Sponsor") is pleased to present their new development at 30 Bushwick. The Project is a ground-up 24-unit Class-A multifamily complex in Williamsburg, Brooklyn, one of New York's most sought-after housing markets. Secured and entered into contract in an off-market deal at approximately $220 / SF or 30% below current market prices for recent comparable land sales, and underwritten during the Covid Pandemic, sales and leasing estimates were conservatively based on income lower than current market income pricing. 

With construction expected to take 24 months, followed by 9 months to stabilize, market, and sell the asset, the Sponsor will leverage its track record of successful multifamily development to complete the Project and return equity investments and projected gains within 30-36 months. The investment is expected to be funded by a 68% LTC construction loan, and the Project is anticipated to be sold in the Fall of 2024.

There will be 24 market-rate units. The average unit size is 866 square feet, with luxury amenities including washer/dryers, outdoor space, and fully equipped kitchens with high-end appliances and quartz countertops. With Midtown Manhattan 10 minutes away by subway, the Project location offers direct mass transit and highway access to New York City and the Tri-State area. 30 Bushwick combines the appeal of being located in a popular and well known New York neighborhood, the downside protection of a low acquisition basis, and the upside of a growing residential Brooklyn neighborhood with excellent access to transportation, vibrant retail corridors, and direct proximity to some of Brooklyn’s primary cultural institutions. 

Amenities will focus on the new demand for Post-Covid amenities that residents have grown to enjoy over the last few years, including a private gym and yoga studio, outdoor cooking areas, gracious home offices, private co-working spaces, private pet-grooming rooms, as well as a rooftop resident's lounge with great views of the Williamsburg Bridge and Downtown Manhattan. Design, construction, and development will be directly managed by the Sponsor's experienced and hands-on vertically integrated team.

The total completed valuation of the Project is estimated to be approximately $24,747,855. In the event of market shifts during construction, our risk analysis reviews other potential exit scenarios at the completion of construction, allowing the asset to benefit and gain from market changes, maximizing investor returns. The low acquisition basis combined with efforts to control costs and preserve flexible layouts will afford us the opportunity to pivot to a condominium fallback.

This offering represents an opportunity to invest in an urban and proven neighborhood with excellent Sponsorship and a uniquely qualified company established to create value in New York’s highly competitive multi-family real estate market.

Development Costs

Acquisition Costs $ Amount Per Unit
Purchase Price  $5,450,000 $227,083
Air Rights $1,219,000 $50,792
Mortgage Tax - Acquisition $91,560 $3,815
Mortgage Tax - Construction $283,230 $11,801
Startup Costs $200,000 $8,333
Equity Closing Costs $316,429 $13,185
Lender Fee - Acquisition $32,700 $1,363
Lender Fee - Construction $101,154 $4,215
Title Insurance $46,848 $1,952
Legal - Acquisition/Closing $35,000 $1,458
Interest Reserve  $1,015,674 $42,320
Total Acquisition Costs $8,791,595 $366,316
     
Hard Costs $ Amount Per Unit
Construction Contract  $7,682,835 $320,118
Development Fee $495,000 $20,625
Bond  $300,000 $12,500
Demolition $150,000 $6,250
Construction Insurance $399,142 $16,631
Total Hard Costs $9,026,977 $376,124
     
Soft Costs $ Amount Per Unit
Architectural  $395,000 $16,458
Structural Engineering $50,000 $2,083
Mechanical Engineering $40,000 $1,667
Entitlements $195,000 $8,125
Renderings $12,000 $500
Model Apartment / Staging $25,000 $1,042
Marketing + Branding $10,000 $417
Lender Fees $8,000 $333
Builder's Risk Insurance $25,000 $1,042
Utilities $10,000 $417
Legal $10,000 $417
3rd Party Consultants $5,000 $208
City & State Filing Fees $20,000 $833
Real Estate Taxes $20,000 $833
Subscription Costs $35,000 $1,458
Accounting $10,000 $417
Controlled Inspections $50,000 $2,083
Geotechnical Consultant $5,000 $208
Survey Engineering $5,000 $208
Vibration Monitors $10,000 $417
Building Department Costs $60,000 $2,500
Access Agreements $25,000 $1,042
Total Soft Costs $1,025,000 $42,708
     
Contingency (10%) $915,784 $38,158
     
Grand Total $19,759,356 $823,307
Property Information

30 Bushwick will be located in Williamsburg, Brooklyn, a well-known and established neighborhood that has become a hub for new technology, artistic and creative businesses. The Project will be home to 24 Class-A residential units in a nine-story fully amenitized luxury building in a vibrant and thriving community that has excellent access to all forms of transportation, entertainment, and retail corridors, and a Neighborhood Walk Score of 96.

Unit Mix

Unit Type # of Units Avg SF/Unit Pro Forma Rent (Per Unit) Pro Forma Rent (Per SF)
Studio 2 425 $2,200 $5.18
1x1 7 615 $3,410 $5.54
2x1 5 995 $4,239 $4.26
3x2 10 1,065 $6,483 $6.09
Total/Averages 24 866 $4,762 $5.47
Comparables

Lease Comparables

  206 Powers Street 139 Skillman Avenue 147 Hope Street 456 Grand Street 446 Kent Avenue Averages Subject
Year Built 2020 2019 2020 2020 2018 2019 October 2024
Rental Rate $5,800 $3,650 $9,995 $5,790 $8,000 $6,647 $4,762
Unit Size 789 SF 600 SF 2,000 SF 720 SF 780 SF 978 SF 866 SF
Average $/SF $7.35/SF $6.08/SF $5.00/SF $8.04/SF $10.26/SF $7.35/SF $5.47/SF
Distance from Subject 0.2 mi 0.1 mi 0.5 mi 0.4 mi 0.5 mi    

Sales Comparables

  182 Eagle Street 171 Carlton Ave 37-21 32nd Street 35 Bedford Street 59 Thompson Street Averages Subject (Exit)
Year Built 2006 1998 2022 1960 1950 1987 October 2024
# of Units 25 19 86 33 34 39 24
Average Unit Size 898 SF 1,200 SF 884 SF 593 SF 623 SF 840 SF 866 SF
Sale Price $21,500,000 $22,000,000 $70,000,000 $32,000,000 $34,000,000 $35,900,000 $24,747,855
$/Unit $860,000 $1,157,895 $813,953 $969,697 $1,000,000 $960,309 $1,031,161
$/SF $958/SF $579/SF $921/SF $1,635/SF $1,605/SF $1,140/SF $1,232/SF
Cap Rate 4.50% 2.70% 3.00% 4.10% 4.60% 3.78% 4.50%
Building Size 22,450 SF 38,000 SF 76,000 SF 19,566 SF 21,180 SF 35,439 SF 20,092 SF

Lease and Sales Comparables may differ from the Project Summary in the Documents section.

Location Information

Market Overview

Emerging from the 2020 market decline resulting from the Covid Pandemic, Brooklyn has emerged as one of the strongest and most resilient local markets in New York City. Established neighborhoods with low inventory of residential apartments have seen a boom in the last 12 months, boasting a 2.6% submarket vacancy rate and 22.8% asking rent growth over the last 12 months. This coupled with the new hybrid-work environments, excellent quality of living, and high employment - Brooklyn has become a center for growth as new businesses of numerous disciplines, including high-end retail, luxury hotels, and national brands continue to relocate in the area.

Submarket Overview

Williamsburg is Brooklyn’s booming epicenter with a well-deserved and worldwide reputation for being an influential hub thanks to a thriving cultural scene. Here you will find eye-catching new construction, brownstones, and pre-wars sitting next to historic buildings on streets dotted with restaurants, art spaces, boutiques, and more. With a Manhattan-facing waterfront and its large weekend markets, the neighborhood is ideal for strolling and people-watching. Another fringe benefit is Williamsburg’s proximity to Manhattan via the G, L, M, and N subway lines.

Cap Stack
Sources & Uses

Total Capitalization

Sources of Funds $ Amount $/Unit
Debt $13,385,401 $557,725
GP Investor Equity $2,373,955 $98,915
LP Investor Equity $4,000,000 $166,667
Total Sources of Funds $19,759,356 $823,307
     
Uses of Funds $ Amount $/Unit
Acquisition Costs(1) $8,791,595 $366,316
Hard Costs $9,026,977 $376,124
Soft Costs $1,025,000 $42,708
Contingency $915,784 $38,158
Total Uses of Funds $19,759,356 $823,307

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

  • Lender: TBD
  • Term: 3 Years
  • LTC: 67.7%
  • Estimated Proceeds: $13,385,401
  • Interest Type: Floating
  • Spread Above One-Month LIBOR: 4.5%
  • Interest-Only Period: 36 Months

There can be no assurance that the Sponsor will secure debt on the rates and terms noted above, or at all.  All of the Sponsor’s estimated rates and terms of the debt financing are subject to lender approval, including but not limited to possible increases in capital reserve requirements for funds to be held in a lender-controlled capital reserve account.

A substantial portion of the total acquisition for the Property will be paid with borrowed funds. The use of borrowed money to acquire real estate is referred to as leveraging.  Leveraging increases the risk of loss.  If the Sponsor were unable to pay the payments on the borrowed funds (called a "default"), the lender might foreclose, and the Sponsor could lose its investment in its property.

Distributions

Mortar Group intends to make distributions as follows:

  1. To the Investors, pari passu, all operating cash flows to a 12.0% Preferred Return;
  2. 70% / 30% (70% to Investors / 30% to the Manager) of excess cash flow thereafter.

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

Cash Flow Summary
    Year 1 Year 2 Year 3
Effective Gross Revenue   $0 $488,474 $985,231
Total Operating Expenses   $0 $46,799 $107,852
Net Operating Income   $0 $441,675 $877,379
         
Project-Level Cash Flows
  Year 0 Year 1 Year 2 Year 3
Net Cash Flow ($6,373,955) $0 $441,675 $11,141,164
         
Investor-Level Cash Flows(1)
  Year 0 Year 1 Year 2 Year 3
Net Cash Flow ($4,000,000) $0 $184,022 $6,320,176
         
Investor-Level Cash Flows - Hypothetical $50,000 Investment(1)
  Year 0 Year 1 Year 2 Year 3
Net Cash Flow ($50,000) $0 $2,300 $79,002

(1) Returns are net of all fees.  Such Fees include fees paid to RM Admin, an affiliate of RealtyMogul, who charges an annual fixed administrative fee for providing certain ongoing administrative services to the Sponsor.  Please see the Fees and Disclaimers sections and Disclaimers sections below for additional information concerning fees paid to RM Admin. 

RM Technologies, LLC and its affiliates does not provide any assurance of returns.  The content on this Page, including Sponsor’s pro forma projections, was provided by the Sponsor or an affiliate thereof.  Although RM Technologies, LLC believes the Sponsor reliably produced this content, RM Technologies, LLC makes no representations or warranties as to the accuracy of such information and accepts no liability therefor.  The assumptions and projections included in the content on this Page, including the Sponsor’s pro forma projections, are not reflective of the position of RM Technologies, LLC or any other person or entity other than the Sponsor or its affiliates.  There can be no assurances that all or any of the Sponsor’s assumptions will be true, that actual performance will bear any relation to these hypothetical illustrations, or that the Sponsor’s investment objectives will be achieved.  For additional information concerning the Sponsor’s assumptions and projections, and the significant risks involved in investing in real estate, please see the Disclaimers section below. (1) Returns are net of all fees.  Such Fees include fees paid to RM Admin, an affiliate of RealtyMogul, who charges an annual fixed administrative fee for providing certain ongoing administrative services to the Sponsor.  Please see the Fees and Disclaimers sections and Disclaimers sections below for additional information concerning fees paid to RM Admin. 

Fees

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

Real Estate Company Fees:
Type of Fee Amount of Fee Received By Paid From
Development Fee $495,000 or approximately 2.5% of Total Development Costs Sponsor Affiliate Development Costs
Architectural Fee $395,000 or approximately 2.0% of Total Development Costs Sponsor Affiliate Development Costs
Disposition Fee 2.0% of Sales Proceeds Sponsor Affiliate Sales Proceeds
Sales Brokerage Fee 1.0% of Sales Proceeds (not to exceed $260,000) Sponsor Affiliate Sales Proceeds
         
Recurring Fees:
Type of Fee Amount of Fee Received By Paid From
Administrative Solution Fee flat quarterly fee of $125 per investor serviced through the Administration Solution RM Technologies, LLC(2) Cash Flow
Property Management Fee $14,400 Per Annum Sponsor Affiliate Cash Flow

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

(2) RM Technologies, LLC, an affiliate of RealtyMogul, operates the RealtyMogul Platform.  RM Technologies, LLC charges a fixed, non-percentage-based fee for real estate companies and their sponsors to use the RM Technologies, LLC’s proprietary Platform and receive Platform-related services.  An estimate of this fee is included in the Closing Costs above and is intended to be capitalized into the transaction at the discretion of the Sponsor.  The Platform fees received by RM Technologies, LLC are disclosed in the relevant operating agreement(s).  RM Technologies LLC’s receipt of Platform fees creates a conflict of interest between RealtyMogul and its affiliates, and investors or prospective investors.

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.

INVEST TODAY

...

Questions?

(877) 781-7062

Contact Investor Relations
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 8 AM - 6 PM PST Monday to Friday. Contact us at (877) 977-2776.
Forgot Password
Enter your email address to receive a code to reset your password.
Enter the code sent to your email address below and your new password.

Resend Code

WELCOME
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.