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
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Open for pledging
Eligibility 1031 Exchange Only
Estimated Hold Period 10 Years
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CF Riverworks Multifamily DST
Offered By
Cantor Fitzgerald
Investment Strategy Core Plus
Investment Type Equity
Minimum Investment 250000
Overview
Built in 2017, Riverworks is a stabilized, 349-unit apartment community located in the Philadelphia MSA. The Property was acquired on April 10, 2024, by Cantor Fitzgerald, a $100 billion sponsor.
Investment Highlights
Strong Sponsorship: Cantor Fitzgerald reached $100 billion in real estate-related transactions in 2023. With a history spanning 79 years and a global footprint of more than 160 offices in 22 countries, Cantor Fitzgerald is a global financial services firm with significant real estate capital markets, research, and investment expertise. Cantor maintains an investment-grade credit rating by Standard & Poor's and Fitch.
High-Quality, Stabilized Asset: The Property is a Class A apartment community completed in 2017 on a sprawling 20-acre site with high-end unit interiors featuring stainless steel appliances, granite countertops, kitchen islands, spacious walk-in closets, a patio/balcony, and a washer/dryer in each unit. Community amenities include a clubhouse, resident lounge, fitness center, resort-style swimming pool with cabanas, outdoor kitchen/grilling area, fire pit, package lockers, and a dog park.
Well Located Within Historic and Dynamic Market: The Property is in historic Phoenixville, Pennsylvania, approximately 29 miles northwest of downtown Philadelphia with convenient access to suburban economic hubs including King of Prussia, Valley Forge, and Malvern. The Property occupies a highly visible location within walking distance of Phoenixville’s historic downtown featuring unique restaurants, breweries, boutiques, art galleries, and entertainment options.
Positive Rental Market Fundamentals: Per CoStar, occupancy in the Upper Chester County multifamily submarket was 92.3% as of Q1 2024, with effective market rent forecasted to grow by an average of 3.0% annually through 2027. Population growth for 2023-2028 within three miles of the Property is projected at an approximate 0.8% annual rate, nearly two times the 2023 national average. The Property is in an affluent area with an average household income within a three-mile radius of $145,803. (Appraisal)
Grade A Schools and Employment Hub: The Property is in the Phoenixville Area School District, which is rated A by Niche and one of the top-ranked school districts in both the Philadelphia metropolitan area and Pennsylvania. The Property is also proximate to numerous employers including Vanguard, Lockheed Martin, SEI Investments, GSK, and Dow Chemical.
Thriving Philadelphia Metro: The Property is in the Philadelphia MSA, the seventh largest metropolitan area in the nation. The Philadelphia MSA is a center for healthcare and medical research, contains world-class educational institutions, and features a diversified economy that is home to 13 Fortune 500 corporate headquarters. Additionally, the Philadelphia MSA was ranked 5th for most job gains in the United States, adding 83,900 jobs in 2023. (Bureau of Labor Statistics)
Experienced Operator: Founded in 1985, Harbor Group is a leading real estate investment manager that together with certain affiliates is engaged in acquisitions, dispositions, asset management, construction, leasing and property management. Harbor Group’s property management affiliate is ranked as the 31st largest multifamily property management firm in the United States,5 with a current portfolio of approximately 54,000 units under management, of which approximately 1,313 units are in the Philadelphia MSA.
Management
Cumulative Distributions

Cantor Fitzgerald

Founded in 1945, Cantor Fitzgerald is a global financial services firm with significant real estate, capital markets, research and investment expertise. Through a powerful alignment of vertically integrated affiliates, Cantor Fitzgerald’s real estate platform offers broad access to critical market data and research, enhanced ability for diligence and underwriting, and superior deal flow enabling the ability to deliver institutional-quality alternative investments to investors.

Since 2008, Cantor Fitzgerald(1) has invested more than $2 billion in building its vertically integrated commercial real estate investment, finance and brokerage businesses, providing unique insight into every phase of a real estate transaction(2).

 

(1) Cantor Fitzgerald refers to Cantor Fitzgerald, L.P., its subsidiaries, including Cantor Fitzgerald & Co., and its affiliates including BGC Group (NASDAQ: BGC) and Newmark (NASDAQ: NMRK).

(2) Includes originated debt and non-originated debt placement transactions.

Track Record

Please request a copy of the Private Placement Memorandum from your Investor Relations Representative to view Cantor Fitzgerald's Track Record.

Debt Assumptions

The terms of the debt financing are as follows:

  • Loan Amount: $52,000,000
  • Interest Rate: 5.709% Fixed
  • Maturity Date: May 1, 2034
  • Lender: Insurance Strategy Funding Corp. LLC (Mortgage Private Placement of JPMorgan Chase Bank, N.A.)
  • Amortization: Interest-only payments

(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 Sponsors use of debt. 

Fees

Please refer to the CF Riverworks Multifamily DST - Private Placement Memorandum in the Documents section for details regarding distributions and fees.

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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