The Sponsor is a joint venture between Cantor Fitzgerald, an institutional real estate company, and Hamilton Zanze, an experienced operator which currently operates 83 apartment properties totaling approximately 18,500 apartment units across 11 states, and has owned/operated 10 properties in Las Vegas since 2003.
Cantor Fitzgerald and its Affiliates are a diversified organization specializing in financial services and real estate services and finance for institutional customers operating in the global financial and commercial real estate markets. As of December 31, 2016, Cantor Fitzgerald and its Affiliates had approximately 10,000 employees operating in most major financial centers throughout the world. Cantor Fitzgerald maintains credit ratings of ‘BBB-’ from Standard & Poor’s and ‘BBB-’ from Fitch.
Cantor Fitzgerald and its Affiliates operate through four business lines: Capital Markets and Investment Banking; Inter-Dealer Brokerage; Real Estate Brokerage and Finance; and Private Equity. The Real Estate Brokerage and Finance business principally consists of commercial real estate brokerage and finance services, conducted by Newmark Grubb Knight Frank (“NGKF”) and Cantor Commercial Real Estate (“CCRE”).
Cantor Fitzgerald is a preeminent capital markets investment bank, recognized for its strengths in the equity and fixed income capital markets, its global distribution model, and for its expanding presence as the leading independent middle market investment bank serving the marketplace with investment banking services, prime brokerage, and commercial real estate financing. Affiliates of Cantor Fitzgerald have been involved with eight (8) real estate programs with similar investment objectives since November 2014. These prior real estate programs involved the purchase of 89 properties for an aggregate purchase price of approximately $456 million. As of July 1, 2017, these prior programs have raised more than $172 million from over 580 investors.*
Hamilton Zanze is a private, San Francisco-based real estate investment company that acquires, repositions, and manages apartment communities throughout the United States. Through affiliated entities, Hamilton Zanze currently has an ownership interest in and operates 83 properties totaling approximately 18,500 apartment units across 11 states. Hamilton Zanze principals have nearly 100 years of combined experience in multifamily real estate investment, finance and operations.
Operating through its integrated professional teams — including transactions, operations, accounting, and executive — Hamilton Zanze has acquired an interest in and managed more than $3.3 billion in multifamily investments since it was founded in 2001. Within the operational group, Hamilton Zanze’s construction management division specializes in value enhancement including unit renovations and overall community improvements. Property management is conducted through its affiliate, Mission Rock Residential. Hamilton Zanze employs a disciplined approach to acquisitions, dispositions, asset management, and construction management and is a Preferred Borrower with Fannie Mae and a Select Sponsor with Freddie Mac.
During its 17 years of operation, Hamilton Zanze has joint ventured with a number of institutional equity partners and maintains a private capital platform focused on 1031 exchange transactions.*
*Per the Sponsors
The Property is a 426-unit Class B+ multifamily apartment community located in the North Las Vegas submarket with an average household income of $125,880 in a one-mile radius (per the CBRE appraisal). The Property was constructed in 2007 and is wood frame construction. Occupancy was 92% as of February 6, 2018. The unit mix consists of 180 one-bedroom units, 192 two-bedroom units, and 54 three-bedroom units. Average in-place monthly rents are $949 per unit, per the Property appraisal completed by CBRE.
The Property is a gated community and currently offers numerous amenities including include two pools, bocce ball, built-in BBQ’s, picnic areas, putting green, and a fitness center.
Unit amenities include a full appliance package including a gas range/oven, vent-hood, frost-free refrigerator, garbage disposal, dishwasher, and select units have a built-in microwave oven. Additionally, each unit features wood cabinets with granite countertops and vinyl or faux wood flooring in the kitchen area. Additionally, all units include a private patio or balcony area with an exterior storage room. All units feature side by side washer dryer combinations located in the storage closet located on the balcony.
| Unit Type - Floorplan | # of Units | Avg SF/Unit | Avg Rent/Unit | Avg Rent/SF |
|---|---|---|---|---|
| 1 BR / 1 BA - Canyon | 72 | 750 | $835 | $1.11 |
| 1 BR / 1 BA - Belmore with Den | 37 | 995 | $867 | $0.87 |
| 1 BR / 1 BA - Windsor with Den | 71 | 1,007 | $896 | $0.89 |
| 2 BR / 2 BA - Sable | 27 | 1,057 | $936 | $0.89 |
| 2 BR / 2 BA - Sable | 57 | 1,069 | $942 | $0.88 |
| 2 BR / 2 BA - Upton | 36 | 1,188 | $981 | $0.83 |
| 2 BR / 2 BA - Upton | 72 | 1,218 | $988 | $0.81 |
| 3 BR / 2 BA - Glendale | 16 | 1,367 | $1,136 | $0.83 |
| 3 BR / 2 BA - Glendale | 32 | 1,398 | $1,162 | $0.83 |
| 3 BR / 2 BA - Arden | 2 | 1,554 | $1,247 | $0.80 |
| 3 BR / 2 BA - Arden | 4 | 1,590 | $1,287 | $0.81 |
| Total | 426 | 1,076 | $949 | $0.90 |
| Centennial at 5th | Broadstone Indigo | The Preserve | Azure Villas | Colonial Grand | Los Cabos Villas | Averages | Subject | |
|---|---|---|---|---|---|---|---|---|
| # of Units | 428 | 186 | 455 | 312 | 341 | 410 | 355 | 426 |
| Year Built | 2009 | 2008 | 2007 | 2007 | 2007 | 1996/1998 | 2006 | 2007 |
| Occupancy | 94% | 95% | 93% | 94% | 96% | 91% | 94% | 92% |
| Average Rental Rate (Per Unit) | $1,080 | $1,008 | $1,033 | $1,013 | $1,332 | $979 | $1,074 | $949 |
| Distance from Subject | 2.0 miles | 1.7 miles | 2.0 miles | 1.8 miles | 1.7 miles | 0.7 miles | 1.7 miles | - |
Source: CBRE Appraisal dated February 15, 2018
| Cimarron Apartments | Willows at Spring Valley | Palms at Peccole Ranch | Alicante Apartments | Tierra Bella | Avondale Apartments | Averages | Subject | |
|---|---|---|---|---|---|---|---|---|
| Date | Aug-17 | Aug-17 | Jun-17 | Feb-17 | Dec-16 | Apr-16 | - | Feb-18 |
| # of Units | 240 | 168 | 404 | 232 | 98 | 560 | 284 | 426 |
| Year Built | 2000 | 1998 | 1996 | 2001 | 2003 | 1995 | 1999 | 2007 |
| Occupancy | 96% | 97% | 95% | 95% | 94% | 95% | 95% | 92% |
| Purchase Price | $35,100,000 | $24,000,000 | $62,000,000 | $35,500,000 | $12,467,500 | $88,250,000 | $42,866,250 | $59,650,000 |
| $/Unit | $146,250 | $142,857 | $153,465 | $153,017 | $127,219 | $157,589 | $146,733 | $140,023 |
| Cap Rate | 5.3% | 6.1% | 5.6% | 5.5% | 5.5% | 5.5% | 5.6% | 5.2% |
Source: CBRE Appraisal dated February 15, 2018
Property Appraisal available upon request. Please email investor-help@realtymogul.com.
| Sources of Funds | Cost |
|---|---|
| Debt | $30,000,000 |
| Equity | $38,780,000 |
| Total Sources of Funds | $68,780,000 |
| Uses of Funds | Cost |
| Purchase Price | $59,650,000 |
| Closing Costs | $608,309 |
| Lender and Loan Expenses | $434,901 |
| Reserves | $2,129,919 |
| Amount Retained by Depositor | $2,195,375 |
| Selling Commissions | $2,326,800 |
| Marketing and Due Diligence | $387,800 |
| Placement Fee | $678,650 |
| Organizational & Offering Costs | $293,246 |
| Due Diligence Expenses | $75,000 |
| Total Uses of Funds | $68,780,000 |
The Property has existing debt:
- Lender: Cantor Commercial Real Estate Lending, L.P.
- Loan Proceeds: $30,000,000
- Loan to Cost: 50.3%
- Interest Rate: 4.55% Fixed
- Interest Only: Full Term
- Recourse: Non-recourse to the Trust, but recourse to the Trust and principals of the Sponsor for certain (i) "bad acts", (ii) environmental indemnification, and (iii) springing recourse events
- Term: 10 years
- Defeasance: The Loan may be defeased at any time after the Permitted Release Date and prior to January 6, 2028
The Sponsor is to make distributions directly to investors who own a beneficial interest in the DST on a pro-rata basis.
Distributions are expected to start for each investor within 45 days of the completion of that investors purchase of beneficial interest in the DST. Distributions are targeted to continue on a monthly basis thereafter. These distributions are at the discretion of the Sponsor and made directly by the Sponsor, neither Realty Mogul Co. nor any of its affiliates have any control or discretion on the timing or amount of distributions.
Certain fees and compensation will be paid over the life of the transaction. The following fees and compensation will be paid:
| Type of Fee | Amount of Fee | Received By | Paid From | Notes |
|---|---|---|---|---|
| Selling Commission | 6.00% of offering proceeds | Broker Dealers | Capitalized Equity Contribution | Paid to North Capital (1) or other licensed broker-dealers that are Selling Group Members based on the amount of equity capital raised. An Affiliate of the Real Estate Company is also a broker-dealer who is eligible to get paid this fee. |
| Marketing and Due Diligence Fee | 1.00% of offering proceeds | Broker Dealers | Capitalized Equity Contribution | 1.00% based on the amount of equity invested by investors through RealtyMogul.com, third-party Broker Dealers (including North Capital(1)) are entitled to additional fees based on equity they originate. Surplus fees retained by the Real Estate Company. |
| Placement Fee | 1.75% of offering proceeds | Broker Dealers | Capitalized Equity Contribution | Managing Broker-Dealer will receive a fee up to 1.75% of the Total Sales, which it may at its sole discretion partially re-allow to Selling Group Members for non-accountable marketing expenses in addition to any other allowances. |
| Organization and Offering Expenses | $293,246 | Sponsor | Capitalized Equity Contribution | The Sponsor and its affiliates will be entitled to reimbursement for Organization and Offering Expenses, on an accountable basis, estimated at $293,246. |
| Disposition Fee | 2.50% | Sponsor | Sale Proceeds | 2.50% of Sales Price |
| Type of Fee | Amount of Fee | Received By | Paid From | Notes |
|---|---|---|---|---|
| Construction Management Fee | 5.0% of Total Costs | HZ DST Asset Management, Inc | Operating Cash Flow | HZ DST Asset Management, Inc. is an affiliate of the Sponsor. |
| Trust Manager Fee | $90,000 annually | Trust Manager | Operating Cash Flow | Trust Manager is an affiliate of the Sponsor. |
| Property Management Fee | 3.0% of Effective Gross Income | Property Manager | Operating Cash Flow | Property Manager is an affiliate of the Sponsor. |
| Property Revenues in Excess of Rent | N/A | Master Lessee | Operating Cash Flow | The Master Tenant will retain revenues from the Property that exceed the total rent payable to the Trust under the Master Lease. |
| Financing Fee | 1% of loan amount | Trust Manager | Operating Cash Flow | In the event the Property is refinanced the Trust Manager will receive a financing fee equal to 1% of the principal amount of the new loan. |
Notes:
(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.
The above presentation is based upon information supplied by the Sponsor or others. Realty Mogul, Co. along with its 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.
This content does not constitute an offer to sell or a solicitation of an offer to buy any securities. RealtyMogul.com and North Capital Private Securities are in the process of screening, performing due diligence, and verifying information for the offering. The content is presented to gauge interest only and is subject to change without notice.
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.