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.
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.
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.
We have formalized processes and checklists for every private placement deal listed on the platform.
Brennan Investment Group
Brennan Investment Group, LLC (“Brennan Investment Group” or the “Company”) is a private real estate investment company headquartered in Chicago, Illinois. Brennan Investment Group was formed in 2010. Its Managing Principals are comprised primarily of former First Industrial Realty Trust (NYSE: FR) founders and executives. Since 2010, the Company has purchased more than $800 million in industrial real estate, partnering with institutional capital providers such as California State Teachers Retirement System (CalSTRS), Gatehouse Bank and DLJ Real Estate Capital Partners.
The Company’s current portfolio spans 21 states, encompasses over 12.8 million square feet (with an additional 3 million under management), and currently has an occupancy rate of 98.7%. Brennan Investment Group acquires, develops and operates industrial real estate in select major metropolitan markets throughout the United States, including Central Florida, Chicago, Northern New Jersey, Southern California, Texas and Washington, D.C. The Company’s experienced principals utilize a disciplined investment approach in selectively identifying opportunities that look to achieve risk-adjusted returns for investors. Brennan Investment Group believes that industrial real estate is a large, stable and diversified investment class that offers a compelling opportunity for both current income and appreciation across a variety of industrial property types.
Track Record
http://brennaninvestmentgroup.com/At A Glance
Investment Strategy: | Buy and Hold |
Projected Hold Period: | 3-5 years |
Total Project Budget: | $20,156,250 |
Property Type: | Single Story Office |
Net Rentable Area: | 164,448 Square Feet |
Distributions to Realty Mogul 25, LLC: | 10% preferred return, with excess cash flow and appreciation shared 60/40 |
Going-In Cap Rate (Year 1): | 8.71% |
Going-In Cap Rate (Trailing 12): | 7.80% |
Estimated Closing Date: | November 21, 2014 |
Investment Details
Brennan Investment Group ("BIG" or "the Sponsor") plans to acquire and lease Cumberland Metro Office Park ("the Property"), a 164,448 square foot single story office park comprised of 12 buildings located in the O'Hare submarket of Chicago, IL. The Property is located near numerous transportation routes as well as retail, restaurant and entertainment venues. Downtown Chicago is located 30 minutes to the east. Realty Mogul investors are being provided the opportunity to invest in Realty Mogul 25, LLC. Realty Mogul 25, LLC will be making an investment in Cumberland Metro LLC, which will hold title to the Property.
Through Cumberland Metro LLC, BIG will handle all aspects of the investment including acquiring the property, implementing a property management and leasing program, and ultimately selling the property. BIG is purchasing the Property for $18.5 million ($112 per square foot) and plans to renew existing leases as they rollover while signing new leases for the currently vacant spaces. The operating plan includes making improvements to the buildings in years two and three, but they will be financed through Property cash flow and the cost will be billed back to the tenants though common area maintenance ("CAM") billings. The Property has been institutionally owned, managed and is in good condition.
BIG plans to hold the property for three (3) years before exiting the investment, but 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 may expect to receive quarterly updates and quarterly distributions, with the first distribution expected in May 2015 and on a quarterly basis thereafter.
Cumberland Metro represents a unique opportunity to invest in a strategically located single story office park in close proximity to the O'Hare International Airport and featuring access to Downtown Chicago via the Interstate system and/or the CTA Blue Line. The Property has been historically well occupied and is one of only two single story properties in the immediate area.
Investment Highlights
- Experienced Sponsorship: The Sponsor is an experienced group with an in depth understanding of the market and product. They recently sold a similar single story office property in a comparable suburban Chicago submarket and are also headquartered two miles from the Property. Founded in 2010, Brennan Investment Group is a private real estate investment company that specializes in acquiring, developing and operating industrial real estate in major metro markets throughout the United States. They have partnered with institutional capital partners such as Trigate, Gatehouse Bank and DLJ Real Estate Capital Partners. Their current portfolio spans 21 states, encompasses over 12.8 million square feet of industrial product, and has an occupancy rate of 98.7%
- Location Near Local Demand Drivers: The Property is located two miles from O’Hare International Airport with easy access to major transportation thoroughfares (I-90 and I-294). There are numerous retail, restaurant and entertainment amenities nearby, and downtown Chicago is 30 minutes away. Public transportation is easily accessible via the CTA bus stop at the Property or the nearby Cumberland Blue Line Station. Being located in suburban Chicago, access to public transportation is important to tenants in this market, as it provides them access to the workforce located in the surrounding suburbs, as well as downtown Chicago. The Property also enjoys the benefit of having a Chicago address as opposed to one of the many nearby suburbs.
- Well Occupied Real Estate: The Property is currently 90% occupied and occupancy over the last seven years has averaged 89% and has not dropped below 85%. Despite being located in a micromarket with 15% vacancy, and a submarket of 20% vacancy, the Property has been able to maintain higher occupancy levels than the market.
- Recent Leasing: 32,492 square feet (20% of the NRA) in recent leases have been signed in 2014 in line with the Sponsor's market leasing assumptions. The Sponsor is underwriting rents of $13.00 per square foot (NNN) which trails behind the rents at most of the traditional office buildings, and as can be seen in the table below, is in line with recent leasing at the Property. It is important to note that although the NNN rents trail those of the competitive set by only 5%, when the Property's lower expenses (associated with single story office) are taken into account, the total gross rent is 16% below the competitive set, which should be attractive to cost-conscious tenants in the market.
- Diversified Tenant Base: There are 29 tenants currently occupying the property with only one of them occupying more than 10% of the NRA. The tenants span industries including financial services, construction, medical-related fields, real estate and engineering, which should protect the income stream from a downturn in any single industry. Mellon Financial, the largest (22% of NRA) tenant's lease is guaranteed by the Bank of New York Mellon (S&P A+ rating) and does not expire until 2024.
- Recurring Distributions to Investors and Upside Potential: The Property is being purchased at an 8.71% cap rate based on Year 1 NOI and the Property is expected to generate cash on cash returns ranging from 4.1-7.8% per annum, with an average of 6.6%. Distributions are expected to begin in May 2015 and continue on a quarterly basis thereafter.
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 25, 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.
- Available Competing Supply: There is significant competing available supply of traditional office product that may restrict the level to which rents can be pushed. The sponsor is underwriting rents that trail behind traditional office rents and the property benefits from lower NNN expenses and little leakage, which should allow it to be competitive against the other available supply. Additionally, tenants in the market have reportedly been receptive to single story office product due to the increased access and identity provided, as well as the ability to better control their own expenses.
- Debt With a Five Year Term: The loan on the Property is expected to have a term of five (5) years, potentially creating a refinancing risk should market conditions deteriorate over the next five years. As mentioned above, the Sponsor will be focused on signing/renewing leases at the Property, and there is limited rollover during the projected hold period, assisting in mitigating the refinance risk. Lastly, this risk is further mitigated by the fact that the Sponsor is projecting a three (3) year hold period.
- Lease Up of Vacant Space: There is a risk that the leasing team will be unable to lease up the vacancy at the Property. This would have an impact on future cash flow and projected value for the Property. This risk is partially mitigated by an experienced leasing team - BIG intends to retain one of the major leasing firms in Chicago. The Sponsor's underwriting assumptions assume no currently vacant space is leased up until year three. Additionally, the Sponsor's current portfolio has an occupancy rate of 98.7%.
- Local Market Conditions May Impact Rental Rates: Local conditions may significantly affect occupancy, rental rates, and the operating performance of a property. Such risks include (but are not limited to): (i) plant closings, industry slowdowns and other facts that affect the local economy; (ii) an oversupply of, or a reduced demand for, similar properties; (iii) a decline in household formation or employment or lack of employment growth, (iv) laws that could inhibit the ability to raise rents or to sell a property; and (v) other economic conditions that might cause an increase in operating expenses, such as increases in property taxes, utilities, compensation of on-site personnel and routine maintenance.
- Management Risk: Investors will be relying solely on the manager of Cumberland Metro LLC 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 Cumberland Metro LLC (including Realty Mogul 25, 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 Cumberland Metro LLC has significant operating experience, Cumberland Metro LLC is a newly formed company and has no operating history or record of performance.
- Manager of Realty Mogul 25, LLC Will Participate in Sponsors' Promote Interest:The manager of Realty Mogul 25, LLC will 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 25, LLC. Investors must recognize and agree to waive and bear the risk of this conflict of interest.
- Rising Interest Rates: The Federal Reserve has announced plans over time to methodically reduce the amount of stimulus it will inject into the U.S. economy. This could potentially lead to rising interest rates and have an effect on the future value of the property. This risk is partially mitigated by the steadily increasing rental rates and income for the property that should be beneficial in offsetting the effects of future interest rate increases. The loan on the Property has an interest rate that has been locked, further mitigating this risk. Finally, the Sponsor is projecting a hold period of just three to five years.
- Uncertain Distributions: The manager of Cumberland Metro LLC cannot offer any assurances that there will be sufficient cash available to make distributions to its members (including Realty Mogul 25, 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 tenant improvements, tenant refurbishments and other lease-up costs or for working capital reserves.
- Risk of Interest Charges for Sponsor Capital Calls: The amount of capital that may be required by Cumberland Metro LLC from the Company is unknown, and although Cumberland Metro LLC does not require that its members contribute additional capital to it, it may from time to time request additional funds in the form of loans or additional capital. The Company does not intend to participate in a capital call if one is requested by Cumberland Metro LLC, and in such event the manager of Cumberland Metro LLC may accept additional contributions from other members of Cumberland Metro LLC. Amounts that the contributing members of Cumberland Metro LLC advance on behalf of the Company will earn interest at the rate of 16% annually (compounded monthly) and repayment of those additional contributions will have priority in the distributions of cash flow from the property.
- General Economic and Market Risks: While BIG 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 Cumberland Metro 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.
Address: | 5501-5523 Cumberland Avenue Chicago, IL 60656 |
Submarket: | O'Hare |
Year Built: | 1984 |
Current Occupancy: | 90% |
Net Rentable Area: | 164,448 square feet |
Total Units: | 40 |
Parking: | 538 spaces, 3.3 per 1,000 square feet of rentable area |
Property Highlights
- Single Story Office Product: Per conversations with market professionals, tenants in the market have embraced the single story office product as opposed to traditional mid/high rise office space for a variety of reasons. Single story office offers tenants the ability to create more of a brand/tenant identity than would be possible in a mid/high rise building. Tenants enjoy the ease of access provided, including the ability for tenants/customers of the tenants to park in front of their building and walk inside, especially due to the limited parking options in the area, and particularly for the tenants involved in the medical services industry. Lastly, the rents are lower at a single story office building as there is less expense leakage, and the NNN’s (expenses billed back to the tenants) are lower, providing cost-conscious tenants an alternative to traditional office product.
- Institutional Ownership: The Property is in good condition and has benefited from institutional ownership and management, as Invesco has owned the Property for the past 15 years.
Cumberland Metro Office Park is strategically located in the O'Hare submarket within the suburban Chicago metropolitan area. The O’Hare Suburban Office Market comprises 12.2% of the overall Chicago Suburban Office Market with 13.4 million square feet of multi-tenant office space in 94 office buildings, covering 6 municipalities; Des Plaines, Mount Prospect, Park Ridge, Schiller Park, Rosemont, and part of Chicago.
The market information below was provided by various reports including the CBRE Q2 2014 Chicago Suburban Office MarketView report and was supported by conversations with local market participants.
Chicago Suburban Office Overview
The Chicago Suburban Market took another statistical step towards stabilization during Q2 2014. The overall market finished with positive net absorption for the eleventh consecutive quarter and continued in a positive direction for the first half of 2014 after compiling significant totals in 2013. At the half-way point in the year, the suburban market is on track for another year of over one million square feet of positive net absorption. In Q2 2014, the net absorption totaled 476,587 square feet with all three class types showing positive results. As a result of the large positive absorption, the direct vacancy decreased 50 basis points from the previous quarter to 19.3%. This is the lowest direct vacancy rate since the beginning of 2009. The sublease vacancy remained at 0.8%, bringing the total vacancy rate to 20.1% for Q2 2014. The current overall gross asking rate is $21.46 per square foot, an increase of $0.47 since this time last year. The suburban market has experienced an increase in gross asking rates for the past six consecutive quarters. The current streaks of positive net absorption and increasing asking rates, coupled with recent long-term corporate commitments, all point toward continued development of the suburban market.
O'Hare Submarket Overview
The O'Hare submarket is home to approximately 13.4 million square feet of stock, of which approximately 3.5 million square feet is categorized as Class B office space. The bulk of the submarket is comprised of traditional mid and high rise office product, and as of 2Q 2014, had a current vacancy rate of 23.6%. Average gross asking lease rates are $20.84 per square foot and 2014 has seen 65,764 square feet of positive net absorption. Per conversations with local market participants, the vacancy rate in the Subject's immediate "micromarket" is closer to 15%.
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, LLCSponsor 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 DocumentsThe 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 InvestmentThis 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 AssumptionsSponsor 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 PerformanceAny 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 DebtA 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 RegisteredSponsor’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 AdviceNothing 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 RiskInternal 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.