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Completed Equity
Multifamily
Lakeside at Town Center Apts
Marietta, GA
INVESTMENT STRATEGY
Core Plus
INVESTMENT TYPE
Equity
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100% funded
Offered By Arenda Capital Management
12.4%* TARGET IRR 11.0%-12.0%
6.0%* TARGET AVG CASH ON CASH
* TARGET EQUITY MULTIPLE
Estimated Hold Period 7 to 10 years
Estimated First Distribution
*Please carefully review the Disclaimers section below, including regarding Sponsor’s assumptions and target returns
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Overview
Management
Cumulative Distributions

Arenda Capital Management

Arenda Capital Management, LLC (“Arenda”) is a private investment firm based in Los Angeles, CA that invests in real estate and real estate related opportunities across the United States, including both debt and equity investments, on behalf of select institutional and private investors. The firm takes an absolute return approach to its investment activities, with an emphasis on opportunities that offer superior risk-adjusted returns. Arenda’s principals have been involved in the acquisition of over 12,000 multifamily units and 580,000 square feet of retail, office and mixed-use properties in the past 12+ years. The principals of Arenda have acquired significant multifamily real estate throughout the southeast, including suburban garden style, urban apartments, and urban mid-rise apartment projects. Since 2011, Arenda Capital Management has acquired approximately $500 million of commercial real estate, while placing over $160 million of equity.

Sample Multifamily Holdings (Arenda Capital Partners II & III)

Property Location Units Total Capitalization Status
Aventine at Lindbergh  Buckhead,GA 296 $44,720,000 Active
Spinnaker Cove  Nashville, TN 278 $27,845,732 Active
93 East  Atlanta, GA 192 $12,000,000 Active
Mountain Park Estates Kennesaw, GA 450 $51,041,000 Active
Lakeside Villages  Atlanta, GA 310 $22,336,000 Active
Bellevue West  Nashville, TN 560 $56,100,000 Active
Autumn Brook  Chattanooga, TN 156 $11,837,000 Active
10 Perimeter Park  Atlanta, GA 230 $27,484,000 Active
Grove at Trinity Pointe  Cordova, TN 464 $27,025,000 Active
Avondale Station Decatur, GA 212 $12,291,000 Active
Hawthorne Gates Dunwoody, GA 164 $20,654,000 Active
Courtney Station Savannah, GA 300 $36,550,000 Active
Madison at Schilling Farms Collierville, TN 324 $33,455,000 Active
  Total 3,936 $383,338,732  
http://arendacapital.com/
  • Ryan Millsap
  • Dusan Miletich
  • Evan Meyer
Ryan Millsap

Ryan Millsap is the Co-Founder and Co-Managing Principal of the Managing Member, Arenda Capital Management, LLC (also referred to as “ACM”). Mr. Millsap, Mr. Miletich, and Mr. Meyer co-founded ACM and together they oversee the investment activities thereof. Ryan’s daily responsibilities include capital sourcing, business strategy, economic trend analysis, and sourcing and structuring of new investments. He has extensive experience in multifamily operations, multifamily acquisition/rehabilitation, real estate finance and investment, entrepreneurial land development, private placement equity, and publicly traded debt and equity markets. He will be employing these same areas of expertise when structuring investments for the Company. Ryan has played a principal level role in the acquisition or disposition of more than $750.0 million in real estate assets, including more than 6,000 apartments in cities across the nation from Savannah to Los Angeles. Since the inception of ACM, he has helped the company acquire approximately $500.0 million in real estate assets, primarily via arranging joint venture arrangements with several prominent pension fund advisors and a publicly traded REIT. Ryan frequently speaks on expert panels at real estate and private equity industry events in Southern California and New York including those hosted by the Investment Management Network, and the Graduate Real Estate Association of the University of Southern California (USC). Ryan holds a Master of Real Estate Development degree from the University of Southern California and a Bachelor of Arts degree in Philosophy and Literature from Biola University. He spent one year of his undergraduate education as a visiting student in Philosophy and Literature at Oxford University in England. He is a licensed California Real Estate Broker and a member of the USC LUSK Center for Real Estate Alumni Association. He is also currently an Adjunct Professor of Real Estate at the University of Southern California where he teaches two separate courses, one each semester at the graduate and undergraduate level. He has been very involved in a continued development of the real estate curriculum at USC and teaches the capstone case study class for seniors entitled “Advanced Real Estate Investment and Finance”.

Dusan Miletich

Dusan Miletich is the Co-Founder and Co-Managing Principal of ACM. His daily responsibilities include capital sourcing, business strategy, economic trend analysis, and sourcing and structuring of new investments. He also has day-to-day management direction of the company’s operations as well as overseeing the firm’s construction management. He has extensive experience in retail and industrial real estate investment, private placement equity, and private investment partnerships. Dusan has been directly responsible for many aspects of the real estate development and ownership process, from entitlements, to construction, to leasing and on-going property management. Dusan is a former Adjunct Professor of Real Estate where he instructed the Retail Development course in the Master of Real Estate Development program at the University of Southern California (USC). He is a member of the Lusk Center for Real Estate at USC, is a former President of the USC Graduate Real Estate Association, and is a member of the Young President’s Organization. Dusan holds three advanced degrees from USC: Master of Business Administration, Master of Real Estate Development, and Master of Construction Management. He earned his Bachelor of Arts in American Literature and Culture from the University of California at Los Angeles.

Evan Meyer

Evan Meyer is the Co-Founder and Co-Managing Principal of ACM. Evan’s daily responsibilities with ACM include capital sourcing, business strategy, and the sourcing of new investment opportunities. He is the Managing Principal in charge of all new retail, office and industrial acquisition activities. Via Arenda, he continues to provide management direction to the Meyer Family holdings, which have focused on street-front retail and office investments in uniquely positioned communities such as Beverly Hills, Newport Beach, Pasadena, and Santa Barbara. He oversees the daily operations including leasing, acquisitions, property management, and construction management of this portfolio. His properties have been awarded both architectural and historic preservation awards. For decades the Meyer Family has owned and managed Gearys of Beverly Hills, one of Beverly Hills’ oldest retailers. Prior to joining ACM, Evan was the Director of Acquisitions with Champion Development Group, a full service real estate investment and development company. He was responsible for sourcing investment and development opportunities, financial underwriting, site planning/design and cultivating brokerage and banking relationships. Beginning his career as an office leasing and investment broker with Insignia/ESG, Evan was recognized in his first year by the Los Angeles Business Journal as the “Top Rookie Broker”.  Following the acquisition of Insignia/ESG by CB Richard Ellis, he joined Madison Partners as a Director. Evan earned his bachelor’s degree in Economics from the University of California, Berkeley and a Master of Real Estate Development from the University of Southern California.

Track Record

Business Plan
Property

At A Glance

Investment Strategy: Buy and Hold
Hold Period: 7-10 years
Total Project Budget: $39,505,000
Property Type: Multifamily
Number of Units: 358 units
Net Rentable Area: 390,594 square feet
Distributions to Realty Mogul 23, LLC: 8% preferred return
80/20 split to a 15% IRR
​70/30 split thereafter
Going-In Cap Rate: 6.1% (based on Year 1 NOI)
Transaction Closing Date: 10/31/2014
Projected Distributions: Quarterly

Investment Details

Arenda Capital Management (the "Sponsor") acquired Lakeside at Town Center Apartments, a 358 unit Class A multifamily property (the "Property") located in Marietta, GA in March 2014. Realty Mogul investors are being provided the opportunity to invest in Realty Mogul 23, LLC. Realty Mogul 23, LLC will be making an investment in Lakeside Town Center Partners, LLC, which holds 50% of the ownership interest in Lakeside 358, LLC, the entity that holds title to the property. The other 50% interest in Lakeside 358, LLC is held by an entity wholly owned by Loma Linda University. The Sponsor is the manager of each of these entities.

The Sponsor has and will handle all aspects of the investment including purchasing the Property, completing a minor renovation program, re-positioning the asset, and ultimately selling the property. The Sponsor has budgeted $300,000 for minor cosmetic upgrades to the Property including repainting, refreshing the clubhouse/leasing office, landscaping/lighting upgrades, parking lot repairs, new fitness equipment, new pool furniture and some mechanical upgrades. This capital improvement plan, along with the $272,000 in capital improvements invested in the Property from 2012-2013, should enhance the Property’s overall appearance and curb appeal.

In addition to the benefits generated by capital improvements, the Sponsor plans to reduce expenses at the Property through several avenues:

  • Administrative Expenses: Prior ownership charged various administrative expenses to the Property using an allocation based on the total portfolio expense. This will no longer be in place under new ownership.
  • Software: Prior ownership used software with an annual expense of $14,262. The Sponsor will not be using this software and will therefore be eliminating this expense.
  • Insurance: Prior ownership’s insurance was priced on a portfolio basis, and the pricing was above what the Sponsor was able to procure a policy for.
  • Management Efficiencies: The Sponsor owns a similar size and vintage property in the submarket and expects to be able to implement management efficiencies across the two properties.
  • New Service Contracts: All service contracts have been rebid, and budgets will be revamped going forward.   

The Sponsor intends to hold the property for 7-10 years before exiting the investment, though the hold period could be longer or shorter. Realty Mogul investors have the opportunity to participate as equity stakeholders and earn a share of the cash-flow and appreciation. Investors can expect to receive quarterly updates and distributions starting February 2015.

This Property represents a unique opportunity to invest in a well occupied, cash flowing multifamily property alongside a major institution. The Property has existing in-place cash flow while also offering investors value-add potential through a minor renovation and implementation of an aggressive leasing and management strategy by an experienced multifamily owner and operator.

Investment Highlights

  • Experienced Sponsorship: The principals of Arenda have been involved in the acquisition of over 12,000 multifamily units in the past 12+ years, focused mainly on properties throughout the southeast. Since 2011, Arenda Capital Management has acquired approximately $500 million of commercial real estate, while placing over $160 million of equity. The Sponsor also owns a similar vintage property in the same submarket, which should allow for the sharing of market knowledge, as well as provide the opportunity to implement operational efficiencies across the two properties. 
  • Opportunity to Invest Alongside a Major Institution: Loma Linda University is a 50% equity partner in the transaction, indicative of the institutional nature of the deal, the quality of the real estate and the experience of the Sponsor. 
  • Class A Features and Construction: Lakeside at Town Center includes high quality features and construction. Exteriors consist of primarily HardiePlank (lap siding) and brick with low maintenance PVC railings and stone retaining walls throughout. The grounds are well kept and manicured and the porte-cochere with brick pavers at the front of the leasing office helps to make an inviting first impression. The leasing office overlooks a resort-style pool below, which leads to a large stocked lake with fountain and lighted boardwalk. A full array of common amenities also includes a cyber café, updated fitness room, lighted tennis court, playground, business center, movie library, laundry facility, car care facility and controlled access gates. Large floor plans average 1,091 square feet and feature nine foot ceilings, double crown moulding, open kitchens with gourmet islands, ceramic tile backsplash, wine racks, computer nooks and more.
  • Favorable Basis Compared to Recent Trades: The Sponsor purchased the asset for $38.2 million ($107k/unit) at a 6.1% cap rate (based on Year 1 NOI), which compares favorably with other trades in the market. Parkside at Town Center, a similar vintage product located near the Property, sold for $116k/unit at a 5.32% cap rate in March 2014, the same month that the Sponsor purchased the Subject. In addition, the recently completed appraisal estimated an as-is value of $39.0 million, which is $800,000 or 2% above the purchase price of $38.2 million. 

  • Dynamic Town Center Location: Lakeside at Town Center offers its residents convenience and accessibility to major demand generators. Location attributes include:
    • Town Center Mall: A 1.3 million square foot mall anchored by Macy’s, Sears, JC Penny and a wide variety of specialty stores. The surrounding area consists of more than 6.4 million square feet of retail. Town Center has experienced several retail expansions/additions since 2012 (see Location Section for details) reflecting a healthy submarket.
    • Kennesaw State University (KSU): With 24,600 students and 3,000 employees, KSU’s ever-expanding student population and facilities provide an economic impact of $926 million to metro Atlanta. A new football program (and stadium expansion) was recently announced and will kick-off for the 2015 season which should provide a dramatic boost to local businesses.
    • 6.6 Million Square Feet of Office Space: Significant office parks include Barrett Lakes Center, Barrett Business Center, Barrett Summit, Town Park and Chastain Meadows Business Park. WellStar Kennestone Hospital with 633 beds is also nearby.
    • Continuous infrastructure improvements and local investment make the area attractive to residents and business alike. Current projects include Noonday Park Trail, Skip Spann Connector (over I-75), KSU facilities, and the just-approved Northwest Corridor Project (I-75/I-575 toll lanes).

Risks and Risk Mitigation*

  • Forward-Looking Statements: Investors should not rely on any forward-looking statements made regarding this opportunity, because such statements are inherently uncertain and involve risks. We use words such as “anticipated,” “projected”, “forecasted”, “estimated”, “prospective”, “believes,” “expects,” ”plans” “future” “intends,”, “should,” “can”, “could”, “might”, “potential,” “continue,” “may,” “will,” and similar expressions to identify these forward-looking statements.
  • Illiquid Investment - Transfer Restrictions & No Public Market: The transferability of membership interests in Realty Mogul 23, LLC are restricted both by the operating agreement for that entity and by U.S. federal and state securities laws. In general, investors will not be able to sell or transfer their interests. There is also no public market for the investment interests and none is expected to be available in the future. Persons should not invest if they require any of their investment to be liquid. This is particularly important for persons of retirement age, who should plan carefully to assure that their assets last throughout retirement.
  • Lakeside Town Center Partners, LLC Will Not Hold the Property Directly: Lakeside Town Center Partners, LLC holds a 50% interest in Lakeside 358, LLC, a Delaware limited liability company that is the actual title-holding entity for the Lakeside at Town Center apartment complex. The other 50% interest in that entity is held by LLU Lakeside, LLC, a Georgia limited liability company whose sole member is Loma Linda University, a California nonprofit religious corporation. Although the manager of Lakeside Town Center also serves as the manager of Lakeside 358, LLC, that entity has its own buy/sell procedures for resolving any decision deadlocks and is otherwise a separate legal entity with its own operating agreement. Despite the multiple entity structure and its potential to limit the liability of investing entities, it remains possible that multiple claims may still be filed against the various legal entities if such claims relate to the underlying investment.
  • Decrease in Rents or Occupancy: One of the risks associated with this transaction is the possibility of a significant decline in rents or occupancy. This risk is mitigated by three (3) things: 1) historical occupancy at the Property has averaged over 95% and the Property is currently 95% occupied, 2) once completed, the renovation should increase the attractiveness of the Property to potential renters which should allow the Sponsor to push rents further, and 3) the Sponsor is an experienced group that currently owns another property in the submarket which is currently 94% occupied. 
  • Loan Is Interest Only for 10 Years: The loan is interest only for a period of 10 years and therefore the principal balance will not be amortized during this time. This risk is partially offset by the increase in estimated returns to investors during the life of the deal due to the lower debt service. Additionally, despite the absence of principal loan balance reduction, it is estimated that the loan will be 52% loan-to-value in year 10 given the projected financial assumptions. 
  • Prepayment Penalty Risk: Subject to the terms of the loan agreement, if the loan is prepaid prior to 90 days before maturity, the loan is subject to a prepayment fee in the amount of the greater of 1) a 1% prepayment fee, or 2) yield maintenance through maturity. This risk is partially mitigated by the assumption that in a rising interest rate environment, a loan with a fixed rate of 4.9% would be attractive for a buyer to assume, with the option to place additional supplemental financing behind the first mortgage. Additionally, assuming a hold period of 7-10 years, a buyer would be likely interested in assuming a loan with up to three years of interest-only payments. 
  • Management Risk: Investors will be relying solely on the manager of Lakeside Town Center Partners (which manager is also the manager of Lakeside 358, LLC, the title-holding entity) for the execution of its business plan. That manager in turn may rely on other key personnel with relevant experience and knowledge, including contractors and consultants. Members of Lakeside Town Center Partners, LLC (including Realty Mogul 23, LLC) will agree to indemnify the manager in certain circumstances, which may result in a financial burden if any litigation results from the execution of the business plan. While the manager of Lakeside Town Center Partners, LLC has significant operating experience, Lakeside Town Center Partners, LLC was formed only six months ago and has no significant operating history or record of performance. 
  • Manager of Realty Mogul 23, LLC Will Participate in Sponsor's Promote Interest: The manager of Realty Mogul 23, LLC will have a consent right regarding certain major decisions for Lakeside Town Center Partners, LLC and will have a vote on major decisions involving Lakeside Town Center Partners, LLC. The manager (or one of its affiliates) will also be entitled to a participation in the value of any excess distributable cash flow and any appreciation of the Property realized upon its sale. This could lead to a potential conflict of interest between the manager and Realty Mogul 23, LLC. Investors must recognize and agree to waive and bear the risk of this conflict of interest. 
  • Uncertain Distributions: The manager of Lakeside Town Center Partners, LLC cannot offer any assurances that there will be sufficient cash available to make distributions to its members (including Realty Mogul 23, LLC) from either net cash from operations or proceeds from the sale of the asset. That manager, in its discretion, may retain any portion of such funds for property operations or capital improvements. 
  • General Economic and Market Risks: While the Sponsor has conducted significant research to justify the intended rental rates and sales price relative to comparable properties in the market, its best efforts to forecast economic conditions cannot state for certain whether or not investor sentiment and the capital markets will be favorable to the property at the intended disposition date. The real estate market is affected by many factors, such as general economic conditions, the availability of financing, interest rates and other factors, including supply and demand for real estate investments, all of which are beyond the control of the manager of Lakeside Town Center Partners, LLC.

*The above is not intended to be a full discussion of all the risks of this investment. Please see the Risk Factors in the Investor Document Package for a discussion of additional risks.

Property Details

Address: 425 Williams Drive
Marietta, GA 30066
Submarket: Cobb/Douglas
Year Built: 2001
Current Occupancy: 95%
Number of Units: 358 units
Net Rentable Area: 390,594 square feet
Buildings: 21 total buildings
14 three and four-story garden apartment buildings
6 one-story garage/storage buildings
1 two-story clubhouse/leasing center
Parking: 704 total spaces
Effective Rent Per Unit: $1,027
Effective Rent Per Square Foot: $0.94

Unit Mix and Rents

UNIT TYPE TOTAL
UNITS
AVG
UNIT SF
TOTAL SF IN PLACE
RENTS

PSF 

1 BR X 1 BA 126 771 97,146 $839 $1.09
2 BR X 2 BA 176 1,219 214,544 $1,074 $0.88
3 BR X 2 BA 56 1,409 78,904 $1,300 $0.92
TOTAL/AVG 358 1,091 390,594 $1,027 $0.94


Property Highlights

  • The Property is located adjacent to I-75, a major north/south highway which provides ease of access to downtown Atlanta 20 miles to the south, as well as Kennesaw to the north. 
  • The Property is located near numerous demand drivers such as the 1.3 million square foot Town Center Mall (3.4 miles away), Kennesaw University (6.5 miles away), the fastest growing university in the University System of Georgia with a student body of approximately 25,000, as well as other employment and retail centers.
  • The Property has significant frontage and signage along Williams Drive, and is situated 200 yards from Bells Ferry Road, which has a daily traffic count of 11,660 cars per day, and is approximately one mile west of the Canton Road Connector, which has a daily traffic count of 20,660 cars per day. Bells Ferry Road and Canton Road Connector are major local arteries that provide access to the nearby employment and retail centers. 
  • Amenities consist of a business center, cyber café, fitness center, swimming pool, tennis court, playground, car wash facility and a large stocked lake featuring a fountain and boardwalk. 
  • The Property is nicely landscaped and has been well maintained, with approximately $275,000 in capital improvements having been spent at the Property since 2012. These improvements include, but were not limited to, painting, clubhouse refurbishment, pool and deck repairs and landscaping. 

Location

Lakeside at Town Center is located near Kennesaw, a northwest Atlanta suburb, close to the I-75/Barrett Parkway exit. Kennesaw is one of the fastest growing municipalities in Cobb County, marking a 63% growth rate since 2000. Situated amid a thriving retail hub anchored by Town Center Mall, Lakeside at Town Center offers convenient access to Kennesaw State University, whose 384-acre campus is located one exit north on I-75. Several Class A office and industrial developments are also located nearby, including Barrett Business Center, Town Park and Chastain Meadows Industrial Park. To the south, I-75 provides relatively easy access to several key Atlanta business and employment centers including Cobb/Galleria, Midtown and Downtown. Finally, Georgia’s third busiest airport, Cobb County Airport-McCollum Field, is only minutes away and caters to business travelers using personal or corporate aircraft.

Town Center Mall and Surrounding Retail District

Built in 1986, expanded in 1998 and renovated in 2009, Town Center Mall is one of the largest malls in the Atlanta area and propelled much of the Northwest Cobb County development boom. At 1.3 million square feet, the mall anchors the major retail hub in northern Cobb County along Barrett Parkway between I-75 and I-575, just north of where the interstates meet and split from each other. Anchor retailers include Belk, JC Penney, Macy’s and Sears. Other notable area stores include the AMC Theatres, Dick’s Sporting Goods, Office Depot, Best Buy and PetSmart.

Stimulated by retail construction and establishment, the Town Center area continues to experience considerable growth and has become increasingly popular for investment since the area initially grew. With 6.6 million square feet of office space, Town Center has been a stable niche area with several factors contributing to this market’s continued success, most notably the easy accessibility commuters enjoy to quality space without the traffic woes often experienced closer to the city center. Transportation infrastructure remains a key attribute of this market, with I-75 and I-575 providing quick access to residential areas throughout the metro area and to national markets to the north. Meanwhile, the West Cobb Loop provides a direct route between Town Center and growing southwestern Cobb County.

Atlanta Market Overview

According to the US Census, the Atlanta metropolitan area ranked as the nation’s ninth largest with a 2013 population of 5.5 million. Atlanta is one of ten U.S. cities classified as an "alpha-world city", and ranks fourth in the number of Fortune 500 companies headquartered within city boundaries, behind New York City, Houston, and Dallas. Atlanta's economy is primarily driven by the financial, healthcare, manufacturing, media and film/television sectors.

Atlanta Multifamily Overview

The market information below is provided by the Colliers International Mid-Year 2014 Atlanta Multifamily Report:

Looking at the multi-family market, Atlanta’s occupancy increased 150 basis points from the end of 2013 to finish off mid-year 2014 at 93.5%, despite the seasonal occupancy weakness generally seen during the winter months. The metro area’s occupancy increased 1.3% (year over year mid-year 2014) after a slight dip earlier in 2013. As occupancy in Atlanta has continued to increase in recent quarters, apartment owners have begun to push rents. Effective rents increased by 0.28% during the second quarter of the year, and on an annual basis the metro’s effective rents are up 5.5%, ahead of the US (3.5%) and Southeast regional (3.0%) averages. This marks the 15th consecutive quarter of annual rent growth for the Atlanta MSA. Apartment owners in the northern suburbs are expected to continue aggressively pushing rents while assets located in more established areas will experience much more modest rent growth due to the influx of new product during the next 12 months.

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