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Completed Equity
Multifamily
Tuscany at Westover Hills
San Antonio, TX
INVESTMENT STRATEGY
Value-Add
INVESTMENT TYPE
Equity
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100% funded
Offered By Comunidad Realty Partners
15.5%* TARGET IRR 14.5%-16.5%
12.4%* TARGET AVG CASH ON CASH
* TARGET EQUITY MULTIPLE
Estimated Hold Period 7 years
Estimated First Distribution 9/2018
*Please carefully review the Disclaimers section below, including regarding Sponsor’s assumptions and target returns
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Explore this project
Overview
Value-add acquisition of a well located multifamily property by an experienced, repeat Real Estate Company.
Property at a glance
Year Built 1984
# of Units 190
# of Buildings 21
Current Occupancy 93.0%
Parking Ratio 1.54/Unit
Acquisition Price

$14,300,000

Amenities

Gated community, basketball court, fitness center, pool, dog park, picnic area, carport, laundry facilities and BBQ.

Investment Highlights
Experienced Repeat Real Estate Company: The Real Estate Company owns and manages over $270 million in multifamily assets overall, comprising approximately 4,600 units, and RealtyMogul.com has invested with Real Estate Company on four previous transactions
Attractive Basis: The Real Estate Company is purchasing the Property for $75,263 per unit which is below last year's appraised value
Strong cash flow with value-add upside potential through renovations
Well Occupied: The Property was 93% occupied as of November 2017
Management
Cumulative Distributions

Comunidad Realty Partners

Comunidad Realty Partners (CRP) is a dynamic real estate investment firm specializing in multifamily apartment communities in densely-populated Hispanic neighborhoods. Core to its investment strategy is creating culturally-relevant, inclusive communities that are tailored to the various ethnicities living at its communities. CRP owns and manages over $286 million in multifamily assets overall, comprising approximately 4,800 units. 

CRP specializes in acquiring and repositioning apartments in infill locations and implementing its proprietary cultural management platform which includes specific cultural upgrades and community-oriented resident services and programs. CRP uses its multifamily lifestyle brand “Buena Vida Community” at its properties to represent its mission of delivering an unparalleled experience of enhanced multifamily living by providing more than just a home but a lifestyle. The firm was founded on a simple principle: enrich lives through enhancing communities while creating value for all stakeholders involved. The firm takes a holistic approach to its investments through symbiotic stakeholder integration of residents, staff, vendors, the greater community, the environment, and investors in order to truly maximize economic and social returns. Its investment philosophy is predicated on fostering innovative lifestyle improvements that align with its residents wants and needs and differentiate the living experience in order to create long-term value for residents and communities in a socially responsible way. Additionally, the firm is focused on “green” environmental improvements that reduce its properties’ energy footprint while reducing utility costs for residents.

RealtyMogul has invested in six prior transactions with the Real Estate Company (Tuscany Apartments, Plano Portfolio, Gazebo Park, Villas de Serenada, Villas del Cabo & Villas de Santa Fe, and Villas de la Colonia). Villas de la Colonia (formerly Metrocrest Village) was acquired in Q2 2014, went full cycle in Q2 2017, and resulted in an IRR to RealtyMogul investors that exceeded pro forma. The renovation program at Villas de la Colonia pushed average leased rents up 20.1%, from $730 per unit to $877 per unit, and reduced the property's expense ratio from 56.8% to 37.3%. Net operating income increased by 32.4% at Villas de la Colonia over the hold period.

http://www.comunidadpartners.com/
  • J. Antonio Marquez
    Managing Partner
  • Santiago Rivera Torres
    Managing Director
J. Antonio Marquez
Managing Partner

J. Antonio Marquez serves as Principal and Managing Partner of Comunidad Realty Partners, a Quez Capital company. He is responsible for strategic planning, capital raising efforts, and sourcing acquisition opportunities for the firm. He is involved in business plan formation on new acquisitions, value-add strategy implementation, and Hispanic marketing efforts. Mr. Marquez has 15 years of experience with his family’s group of companies targeting the Hispanic demographic. He has been involved in over $130 million in commercial/multifamily real estate transactions working with GE Capital, Goldman Sachs, and Principal Real Estate Investors. He has over 10 years of experience managing his family’s commercial portfolio totaling over 1.5 million square feet of office, retail, and industrial space and valued over $110 million. Mr. Marquez graduated cum laude from California Polytechnic – San Luis Obispo and attended the University of Southern California’s Lusk Center for Real Estate where he focused his postgraduate studies in urban real estate with emphasis in affordable/workforce housing through the Stan Ross Program in Real Estate.

Santiago Rivera Torres
Managing Director

Santiago Rivera Torres is a Managing Director at Comunidad Realty Capital. He oversees day to day operations across the portfolio including capital improvement projects, ancillary income services and cultural services & programs implementation. He also is involved in establishing and developing the firm’s commercial partnerships and strategic alliances as well as supporting capital raising efforts and investor relations. Mr. Rivera Torres has worked in the Real Estate and Construction sector in Mexico and U.S. for the last 12 years; his experience ranges from working on family-owned projects on beachfront developments in Baja to residential and low income housing projects in Northern Mexico and retail development in Cabo San Lucas. The Rivera Torres family has been involved in $3 billion USD in housing (400,000 units), hotels & resorts, industrial parks, retail/mall development, and infrastructure development throughout Mexico. In addition, he headed the sales effort for GlobalSolar, a Mexican green technology company specializing in energy-efficient and environmentally sustainable equipment for housing developments throughout Mexico. While he led the sales effort, the company quickly grew to become the largest provider of green technologies to the construction sector in Northern Mexico. Mr. Rivera Torres has a long lineage of real estate experience joined Quez Capital Interests in the early summer of 2012 after learning of their philosophy and Hispanic based multi-family business model.

Track Record

Schedule of Real Estate Owned
Property Name Location Asset Units Cost Basis Occupancy
Villas de la Luz Apartments Austin, TX MF 240 $10,865,000 89%
Villas de la Cascada Apartments San Antonio, TX MF 268 $18,265,000 94%
Villas del Zocalo Phase 1 Dallas, TX MF 206 $5,344,828 96%
Villas del Zocalo Phase 2 Dallas, TX MF 192 $4,810,345 95%
Villas del Zocalo Phase 3 Dallas, TX MF 224 $5,344,828 98%
Villas de Estancia Apartments Irving, TX MF 206 $12,667,724 95%
Villas de Serenada Apartments Euless, TX MF 208 $13,625,000 96%
Villas del Encanto Apartments San Antonio, TX MF 334 $15,580,000 95%
The Vive Apartments Dallas, TX MF 248 $14,836,104 90%
Cantera Creek Ph. 1 Apartments Dallas, TX MF 200 $11,038,800 90%
Cantera Creek Ph. 2 Apartments Dallas, TX MF 272 $15,012,768 90%
The Lantern Apartments Dallas, TX MF 340 $20,943,660 90%
Villas de Santa Fe Apartments San Antonio, TX MF 208 $13,172,676 90%
Azura Apartments Phoenix, AZ MF 387 $24,000,000 93%
Colinas Ranch Apartments Irving, TX MF 160 $10,418,000 98%
Villas del Solamar Dallas, TX MF 212 $5,800,000 96%
Villas del Cabo San Antonio, TX MF 272 $19,613,324 93%
Parkview on Hollybrook Longview, TX MF 209 $31,588,000 80%
Gazebo Park Apartments Acworth, GA MF 216 $17,540,840 96%
Tuscany Apartments San Antonio, TX MF 190 $16,046,556 93%
Total     4,792 $286,513,453  

 

Full Cycle Transactions
Property Name Location Asset Units Cost Basis Occupancy
Villas de Sendero Apartments  San Antonio, TX MF 209 $8,750,000 97%
Villas de las Colinas Apartments  Austin, TX MF 178 $4,700,000 98%
Villas del Sol Apartments  Austin, TX MF 294 $9,650,000 93%
Villas de Palmas Apartments  Houston, TX MF 659 $22,425,687 98%
Villas de la Colonia Apartments  Carrollton, TX MF 143 $6,055,000 99%
The Current Apartments Austin, TX MF 302 $22,650,000 95%
Total     1,785 $74,230,687  

The above track record information was provided by the Sponsor and has not been independently verified by RealtyMogul.

 

Business Plan

In this transaction, RealtyMogul.com investors are to invest in Realty Mogul 106, LLC ("The Company"), which is to subsequently invest in Tuscany CRP 29, LLC ("The Target"), a limited liability company that will hold title to the Property. Comunidad Realty Partners (the "Real Estate Company") is under contract to purchase the Properties for $14.3 million ($75,263 per unit) and the total project cost is expected to be $16.0 million ($84,456 per unit).

The Real Estate Company’s business plan is to implement a value-add strategy by completing interior and exterior renovations at the Property. Unit interior upgrades are expected to include a combination of black-on-black appliances, faux-wood flooring, utility saving devices, and new fixtures. Exterior and amenity improvements are expected to address painting, carpentry, landscaping, fitness center upgrades, backyard changes, pool enhancements, and balcony improvements.

The Real Estate Company plans to renovate 125 units over 25 months (five units per month), which it believes is a comfortable pace given the company's track record, and sell the Property in seven (7) years at a 6.45% cap rate. The pro forma financials assume that classic and renovated units will be able to achieve rental premiums of approximately $32 and $96 per unit per month upon completion, respectively.  

RealtyMogul.com has invested in four prior transactions with the Real Estate Company (Gazebo Park, Villas de Serenada, Villas del Cabo & Villas de Santa Fe, and Villas de la Colonia), all of which are performing well. Villas de la Colonia (formerly Metrocrest Village) was acquired in Q2 2014, went full cycle in Q2 2017, and resulted in an IRR to RealtyMogul.com investors that exceeded pro forma. The renovation program at Villas de la Colonia pushed average leased rents up 20.1%, from $730 per unit to $877 per unit, and reduced the property's expense ratio from 56.8% to 37.3%. Net operating income increased by 32.4% at Villas de la Colonia over the hold period.

Property
Property Details

Built in 1984, the Property consists of studio, one and two-bedroom floor plans combining to 190 units, 21 buildings, 292 parking spaces, and 135,170 square feet. The weighted average unit size and rent per unit is 684 square feet and  $833 ($1.22 per square foot), respectively (per the November 2017 rent roll). Amenities across the Properties include laundry centers, BBQ grills, a basketball court, a fitness center, a dog park, a picnic area, a carport, and a leasing center. The Property is currently 93.0% occupied and includes 292 on-site parking spaces (1.54 per unit).

In-Place Unit Mix
Unit Type # of Units % of Total Unit (Square Feet) Total Square Feet Rent Per Unit Rent Per Square Foot
Studio 24 13% 486 11,664 $682 $1.40
1 Bed, 1 Bath 96 51% 600 57,600 $763 $1.27
1 Bed, 1.5 Bath 14 7% 715 10,010 $847 $1.18
2 Bed, 1 Bath 32 17% 842 26,944 $985 $1.17
2 Bed, 2 Bath 24 13% 986 23,664 $1,055 $1.07
Totals/Averages 190 100% 684 129,882 $833 $1.22
Comparables

Sale Comparables
  Stonehill at Pipers Creek Forest Oaks Villas de Sendero The Hollows Averages Subject (Purchase) Subject (Refi)*
Date Sep-17 Feb-17 Dec-16 Nov-16   Feb-18 Sep-16
Submarket Far West North Arlington Far West Far West   Far West Far West
# of Units 292 166 208 432 275 190 190
Year Built 1985/2009 1970/1978 1984 1983/2016 1984 1984/2015 1984/2015
Purchase Price $23,200,000 $11,500,000 $14,500,000 $27,300,000 $19,125,000 $14,300,000 $14,900,000
$/Unit $79,452 $69,277 $69,712 $63,194 $70,409 $75,263 $78,421
Cap Rate N/A N/A N/A 5.40% 5.40% 4.47% 4.90%
Lease Comparables
  Three Fountains Verdant Westover Hills Tara Vista Stoneybrook Averages Subject (Post-Renovation)
# of Units   276 220 543 328 190
Year Built 1998 1997 1997 1980 1993 1984
Occupancy 92% 93% 93% 95% 93% 93%
Average SF 855 820 795 900 856 684
Average Rental Rate $963 $970 $1,030 $996 $989 $914
Average $/SF $1.13 $1.18 $1.30 $1.11 $1.16 $1.34
Distance (miles from subject) 0.8 0.5 1.1 1.8 1.1  

Lease and Sale Comparable information provided by Axiometrics and Real Capital Analytics.

 

Location

The Property is located in the Far West Submarket within the greater San Antonio-New Braunfels, MSA as defined by Axiometrics. Per CoStar, the Far West submarket is in the midst of a supply wave. More than 1,700 units delivered in 2016, and even more are underway - more than 2,000 units are under construction as of late October, which represents more than 15% of the submarket's inventory. Developers have taken note of the strong fundamentals in midtier assets, which have in turn garnered the greatest rent growth in recent quarters. This is one of the metro’s hot spots for both office and multifamily construction, and it is the most populous submarket. Demand for apartments is solid, with the market absorbing over 1,200 units during 2016, one of the highest of any submarket. As more companies move into the area—as General Motors did at the end of last year—such demand should continue through the supply wave, helping bring vacancies down to the historical average.​

Market Overview 

Per Axiometrics, effective rent increased 0.9% from $937 in 2Q17 to $945 in 3Q17, which resulted in an annual growth rate of 0.7%. Annual effective rent growth is forecast to be 2.4% in 2018, and average 2.6% from 2019 to 2021. Annual effective rent growth has averaged 1.7% since 3Q96. The market's annual rent growth rate was below the national average of 2.2%. Out of the 120 markets ranked by Axiometrics nationally, San Antonio-New Braunfels, TX Metro Area was 54th for quarterly effective rent growth, and 100th for annual effective rent growth for 3Q17. The market's occupancy rate decreased from 93.2% in 2Q17 to 93.1% in 3Q17, and was down from 94.1% a year ago. The market's occupancy rate was below the national average of 95.0% in 3Q17. For the forecast period, the market's occupancy rate is expected to be 93.9% in 2018, and average 94.2% from 2019 to 2021. The market's occupancy rate has averaged 93.2% since 3Q95.

Submarket Overview

Per Axiometrics, effective rent increased 0.3% from $911 in 2Q17 to $914 in 3Q17. The submarket's annual rent growth rate of 1.8% was above the market average of 0.7%. Out of the 16 submarkets in the market, the Far West submarket ranked 14th for quarterly effective rent growth and sixth for annual effective rent growth for 3Q17. Annual effective rent growth is forecast to be 2.3% in 2018, and average 2.7% from 2018 through 2020. The annual effective rent growth has averaged 1.5% per year since 3Q96. The submarket's occupancy rate decreased from 94.0% in 2Q17 to 93.8% in 3Q17, and was down from 94.5% a year ago. The submarket's occupancy rate was above the market average of 93.1% in 3Q17. For the forecast period, the submarket's occupancy rate is expected to increase to 94.2% in 2018 and average 94.5% from 2018 through 2020. The submarket's occupancy rate has averaged 93.6% since 3Q96.

Demographic Information

Demographics

       
Distance from Property 1 mile 3 miles 5 miles
Population (2017) 12,221 124,999 324,445
Population (2022) 13,517 136,824 353,359
Average Age 32.2 33.5 34.0
Median Household Income $44,953 $52,218 $53,587
Average Household Size 2.4 2.8 2.9
Median Home Value $156,462 $129,434 $129,490
Population Growth 2017-2022 10.6% 9.5% 8.9%

Demographic information above was obtained from CoStar.

Photos
Financials
Sources & Uses

Total Capitalization
Sources of Funds Cost
Debt $12,155,000
Equity $3,891,556
Total Sources of Funds $16,046,556
Uses of Funds Cost
Purchase Price $14,300,000
CapEx Reserve $931,700
Real Estate Company Acquisition Fee $143,000
MogulREIT II Acquisition Fee $48,750
North Capital Broker Dealer Fee $115,050
Lender Origination Fee $97,240
Closing Costs $118,200
Working Capital $175,116
Escrows $67,500
Cash Flow Reserve $50,000
Total Uses of Funds $16,046,556
Debt Assumptions

The expected terms of the debt financing are as follows:

  • Lender: Prudential (Fannie Mae)
  • Estimated Proceeds: $12,155,000
  • Estimated Rate (Fixed): 4.425%
  • Amortization: 30 years, with five years of interest-only
  • Term: 12 years
  • Prepayment Penalty: 11.5 years of yield maintenance

There can be no assurance that a lender will provide debt on the rates and terms noted above, or at all. All 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.

Distributions

The Target will make distributions to investors (The Company, MogulREIT II, and Real Estate Company, collectively, the "Members") as follows:  

Operating Income, Refinance, and Sales Proceeds

  1. To the Members, in proportion to, and to the extent of, their accrued but unpaid preferred returns (8.0%).
  2. To the Members, in proportion to, and to the extent of, their unreturned capital.
  3. 70.0% / 30.0% (70.0% to Members / 30.0% to the Real Estate Company) of excess cash flows and appreciation to a 16.0% IRR to Members. 
  4. 60.0% / 40.0% (60.0% to Members / 40.0% to the Real Estate Company) of excess cash flow and appreciation thereafter.  

Note that these distributions will occur after the payment of the Company's liabilities (loan payments, operating expenses and other fees as set forth in the LLC agreement, in addition to any member loans or returns due on member loans).

The Company will distribute 100% of its share of excess cash flow (after expenses) to the members of The Company (the RealtyMogul.com investors). The manager of The Company will receive a portion (up to 10% pro-rata) of the Real Estate Company's promote interest. Distributions are expected to start in September 2018 and are projected to continue on a quarterly basis thereafter. These distributions are at the discretion of the Real Estate Company, who may decide to delay distributions for any reason, including maintenance or capital reserves. 

Cash Flow Summary
  2018 2019 2020 2021 2022 2023 2024
Effective Gross Revenue $1,968,437 $2,101,914 $2,188,081 $2,246,806 $2,298,182 $2,355,393 $2,415,325
Total Operating Expenses $988,095 $1,016,380 $1,043,927 $1,071,351 $1,099,276 $1,128,116 $1,157,800
Net Operating Income $980,342 $1,085,534 $1,144,154 $1,175,455 $1,198,907 $1,227,277 $1,257,525
Realty Mogul 106, LLC Cash Flows
  Year 0 2018 2019 2020 2021 2022 2023 2024
Distributions to
Realty Mogul 106, LLC Investors
($2,380,000) $225,194 $275,715 $312,265 $331,290 $345,169 $253,349 $3,462,665
Net Earnings to Investor
- Hypothetical $50,000 Investment
($50,000) $4,731 $5,792 $6,560 $6,960 $7,251 $5,322 $72,745
Fees

Certain fees and compensation will be paid over the life of the transaction. The following fees and compensation will be paid:

One-Time Fees:
Type of Fee Amount of Fee Received By Paid From Notes
Acquisition Fee $143,000 Real Estate Company  Capitalized Equity Contribution 1.0% of the Property purchase price. 
Acquisition Fee $48,750 RM Advisor, LLC Capitalized Equity Contribution RM Advisor, LLC is the Manager of MogulREIT II and a wholly-owned subsidiary of Realty Mogul, Co.
Disposition Fee 1.0% of gross sale proceeds RM Advisor, LLC Distributable Cash RM Advisor, LLC is the Manager of MogulREIT II and a wholly-owned subsidiary of Realty Mogul, Co.
Broker-Dealer Fee $115,020 North Capital (1) Capitalized Equity Contribution 4.875% based on the amount of equity invested by Realty Mogul 106, LLC.
Construction Management Fee 10.0% of costs Real Estate Company Capitalized Equity Contribution  
Recurring Fees
Type of Fee Amount of Fee Received By Paid From Notes
Asset Management Fee 1.5% of effective gross revenues Real Estate Company Operating Cash Flow  
Management and Administrative Fee 1.25% of amount invested in Realty Mogul 106, LLC RM Manager, LLC Distributable Cash  RM Manager, LLC is the Manager of Realty Mogul 106, LLC and a wholly-owned subsidiary of Realty Mogul, Co. (2)

(1) Certain employees of Realty Mogul, Co. are registered representatives of, and are paid commissions by, North Capital Private Securities Corp., a Delaware corporation ("North Capital"). In addition, North Capital pays a technology provider services fee to Realty Mogul, Co. for licensing and access to certain technology, reporting, communications, branding, entity formation and administrative services performed from time to time by Realty Mogul, Co., and North Capital and Realty Mogul, Co. are parties to a profit sharing arrangement.

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

The above presentation is based upon information supplied by the Real Estate Company or others.  Realty Mogul, Co., RM Manager, LLC, and The Company, along with their respective affiliates, officers, directors or representatives (the "RM Parties") hereby advise you that none of them has independently confirmed or verified any of the information contained herein.  The RM Parties further make no representations as to the accuracy or completeness of any such information and undertake no obligation now or in the future to update or correct this presentation or any information contained herein.

Disclaimers
Disclaimers

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.


Non-Transferability of Securities

The transferability of membership interests in The Company 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. Moreover, the estimated investment holding period described herein is only a projection, and there can be no assurance when or if an investment may be liquidated. 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.


Conflict of Interest Risk

Mogul REIT II, Inc. (“MogulREIT II”), which is managed by RM Adviser, LLC (“RM Adviser”), an affiliate of Realty Mogul 106, LLC’s manager, may also make an investment in the Target. The total investment made by MogulREIT II may be more, less, or equal to the total investment made by Realty Mogul 106, LLC. However, RM Adviser may have additional rights and privileges, including more control over the Target, pursuant to the Target's operating agreement.  This could give rise to a conflict of interest between Realty Mogul 106, LLC and Mogul REIT II, which may limit Realty Mogul 106's ability to have control over certain major decisions concerning the Target, and it may result in a material adverse effect on your investment.


Capital Call Risk

The amount of capital that may be required by the Target from the Company is unknown, and although the Target does not require that the Company and its members contribute additional capital to it, it may from time to time request additional funds in the form of loans or sell additional equity.  The Company does not intend to participate in a capital call if one is requested by the Target, and in such event the manager of the Target may accept additional contributions from other members of Target or from new members.  In the event that the manager of Target advances any capital on behalf of the Company, it will be deemed to be a manager loan at an interest rate that cannot be determined at this time.  Amounts that are contributed by existing or new members will be deemed to be additional capital contributions, in which case the Company's interest in Target will potentially suffer a proportionate amount of dilution.


Interest-Only Loan Period

The Target is expected to obtain a senior loan (the “Loan”) to, in part, acquire the apartment community.  The Loan is anticipated to have an interest-only period during the first five years of the loan term, which means that there will be no reduction in the principal balance during that interest-only period.


Texas State Environmental Risks

Texas is subject to frequent and sometimes debilitating tornadoes, floods, wild fires, coastal hurricanes, and other environmental factors.  More recently, hurricane Harvey caused destruction and massive flooding within the state of Texas.  There can be no assurance that frequent hurricanes and flooding within the state, or any other environmental factor, will not cause significant difficulties and disruptions in the daily operation of the Target's business, or that Real Estate Company and Target are properly insured for any such damage caused to the property or its business operations.  As a result, the business and financial condition of the Target, and thus the Company and its investors, may be materially adversely affected.


The above is not intended to be a full discussion of all the risks of this investment. Please see the Risk Factors in the Issuer Document Package for a discussion of additional risks. The above presentation is based upon information supplied by the Sponsor and others. Realty Mogul, Co., RM Manager, LLC, and The Company, along with their respective affiliates, officers, directors or representatives (the "RM Parties") hereby advise you that none of them has independently confirmed or verified any of the information contained herein. The RM Parties further make no representations as to the accuracy or completeness of any such information and undertake no obligation now or in the future to update or correct this presentation or any information contained herein.

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