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Funded
Multifamily
Elysian Glen - SF Bay Area Multifamily
Concord, CA
INVESTMENT STRATEGY
Value-Add
INVESTMENT TYPE
Equity
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100% funded
Offered By New Standard Equities
16.4%* TARGET IRR 15.4%-17.4%
2.8%* TARGET AVG CASH ON CASH
* TARGET EQUITY MULTIPLE
Estimated Hold Period 3 years
Estimated First Distribution 12/2018
*Please carefully review the Disclaimers section below, including regarding Sponsor’s assumptions and target returns
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Project Summary
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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 1974
# of Units 120
# of Buildings 9
Current Occupancy 97%
Acquisition Price

$34,700,000

Investment Highlights
Potential upside: Below market rents and renovation potential support a strong value-add proposition. Comps support post-renovation rents $565 higher than in-place rents. Additionally, as part of the General Partner entity, investors will be entitled to 20% of the promote, which means that investors may receive more than their pro rata share of profit
Well-located: Within one mile of the Property are the downtown BART station and various restaurants and entertainment options; within three miles are a Target, Best Buy, Home Depot, Safeway, Trader Joe's, and shopping centers
Strong submarket fundamentals: With low crime, strong schools nearby, and median household income above $55,000, Concord represents a robust submarket. Going forward, Axiometrics projects average rent growth just under 3.0% (including 3.2% projected rent growth for 2019) and stable vacancy from 2019 through 2021
Experienced, repeat Real Estate Company that owns and manages over $250 million in real estate assets with more than 1,800 multifamily units across the West Coast including eight apartment complexes (795 units) in California
Management
Cumulative Distributions

New Standard Equities

New Standard Equities "NSE" was formed in 2010 to capitalize on the dislocation in the post‐financial crisis real estate investment market. With significant experience in buying and operating large, institutional-quality multifamily properties throughout the Western U.S., the company is deploying private and institutional capital to purchase and operate apartment assets that offer steady, long-term cash flow to its investors. New Standard Equities’ full-service real estate platform is actively engaged in property management, asset management, construction management and project consultation. NSE has successfully operated multifamily assets in major markets throughout the Western U.S.

The track record below includes all acquisitions completed by New Standard Equities.

RealtyMogul has invested in five prior transactions with NSE, (1) Oak Harbor, (2) Village Fair, (3) Walnut Place, (4) Elysian Glen, and (5) Majestic Bay Townhomes.  Of these, only Oak Harbor has gone full cycle, achieving a 31.8% IRR after being sold in Q1 2019.

http://www.newstandardequities.com/
  • Edward Ring
    Founder / CEO
  • Cyrus Blourtchi
    Chief Financial Officer
  • Julie Blank
    Chief Operating Officer
Edward Ring
Founder / CEO

With over 23 years of real estate and financial consulting experience, Ring’s expertise includes providing strategic leadership for all aspects of the investment process, including sourcing new projects, business plan development, optimizing capital structures and actively overseeing each project’s execution phase from soup to nuts.

Previously, Ring was chief operating officer at Kennedy Wilson Multifamily Management Group, where he was responsible for the acquisition and operation of approximately 11,000 apartment units. At the time of his departure, roughly half of those acquisitions had been sold for a project level profit of over $100 million and had achieved a 1.80 multiple on equity, a 28.5 percent IRR, and an ROI of 55.4 percent. Ring also forged key partnerships with institutional investors, such as The Dubai Investment Group, General Electric, Mitsubishi Corporation, General Motors, AIG, RREEF and Wachovia Securities, among others.

In addition to his background as a real estate professional, Ring is an Emeritus member of the Writers Guild of America (WGA). He wrote for a variety of television comedies for NBC, UPN, Saban Entertainment, VH1 and HBO, where he earned a Cable ACE nomination for his work on “The Larry Sanders Show.”

A graduate of U.C. Berkeley in 1988, Ring went on to earn his MFA from New York University in 1992 and his MBA from UCLA Anderson in 2003. Ring served on the Executive Committee of the Anderson School’s Alumni Association and currently serves on The Board of Governors at Cedars Sinai Medical Center in Los Angeles. He is also a member of Mensa.

Cyrus Blourtchi
Chief Financial Officer

Cyrus Blourtchi brings 26 years of financial accounting and senior management experience to the company, including 19 years in the multifamily industry. Prior to joining New Standard Equities, Cyrus served as Director of Accounting/Controller with Kennedy Wilson Multifamily for seven years.  Prior to that, Cyrus held accounting positions at Welk Real Estate and RCMI in Southern California.

Mr. Blourtchi is responsible for maintaining all aspects of the accounting records for New Standard Equities' assets and management assignments.  He is highly trained in GAAP accounting procedures and professional protocols, including a strict adherence to Sarbanes-Oxley regulatory compliance standards for public investors.​  Cyrus also provided financial accounting services for organizations outside the real estate sector, including spending two years as a finance officer for the United Nations. ​

Julie Blank
Chief Operating Officer

Julie Blank brings 16 years of professional multifamily management and investment consulting experience to her role as Chief Operating Officer. Julie is also a Certified Public Accountant and a CA Licensed Real Estate Agent. She is a reputable leader and strategic thinker with a proactive approach to business and solutions. This allows her to be very effective in developing and executing very detailed asset improvement plans with an eye toward maximizing NOI. Julie has also spearheaded a volume of disposition, acquisition, reposition, and development deals, resulting in profitable execution on the part of ownership. Julie considers herself a professional partner with investors, working through the spirit of harmony to add value to the bottom line.

Track Record

Schedule of Real Estate - New Standard Equities (2011 - Present)
Property Location Purchase Date # of
Units
Purchase
Price
Fountain at Curson Hollywood, CA Jun-11 20 $4,000,000
Crossings at the Bay Long Beach, CA Nov-11 235 $34,500,000
Villa Olivos Canoga Park, CA Aug-12 53 $4,950,000
Parke Pasadena Pasadena, CA Aug-13 22 $3,400,000
Asana at North Park San Diego, CA Sep-14 132 $18,470,000
Anchor Pointe Oak Harbor, WA Aug-15 107 $7,500,000
Rancho Azul San Diego, CA Aug-15 74 $14,000,000
SeaGlass Village Bremerton, WA Mar-16 182 $13,000,000
The Venue Renton, WA Jun-16 284 $41,500,000
Village Fair Bremerton, WA Dec-16 120 $13,250,000
Atlas Port Orchard, WA Feb-17 276 $38,150,000
Duet Lynnwood, WA Oct-17 120 $24,000,000
Elevate at Towngate Moreno Valley, CA Nov-17 227 $27,850,000
Walnut Place Pasadena, CA Oct-17 30 $14,000,000
Elysian Glen Concord, CA Jul-18 120 $34,700,000
Alterra San Jose, CA Jul-18 143 $52,500,000
The Mark Hayward, CA Dec-18 150 $44,000,000
Panorama Bremerton, WA Feb-19 138 $24,000,000
Majestic Bay Townhomes Des Moines, WA Aug-19 81 $18,000,000
Total     2,514 $431,770,000

The bio and track record were provided by the Real Estate Company and have not been verified by RealtyMogul or NCPS

Business Plan

In this transaction, RealtyMogul investors are to invest in RealtyMogul 121, LLC ("The Company"), which is to subsequently invest in NSE Concord Manager, LLC ("The Target"), a limited liability company that will indirectly own interest in the Property. New Standard Equities (the "Real Estate Company") is under contract to purchase the Property for $34.7 million ($289,167 per unit) and the total project cost is expected to be $38.5 million ($321,046 per unit).

The Real Estate Company plans to implement a value-add strategy in which it will maximize cash flow by implementing several exterior improvements, renovating all 120 units, and then re-leasing them at market rates. According to the Real Estate Company, the Property has been poorly managed, which has resulted in rents far below market ($313 per unit per month below comps).

After improvements are made, the plan is to raise rents from an average of $1,843 per unit to $2,408 per unit, which represents a 6% increase to market rates, and a $450 per unit increase from interior and exterior renovations.

The capital improvements budget contemplates $1,658,060 ($13,817 per unit) of interior renovations (including a 10.0% contingency), which will involve upgrading flooring, appliances, and cabinetry as well as installing in-unit washer/dryers. The Real Estate Company has also set aside $545,500 for exterior property enhancements including painting, patio and balcony upgrades, leasing office enhancements, pool improvements, and landscaping. The business plan calls for all units to be renovated within 33 months for an average pace of 3.6 units per month. A summary of all capital expenditures planned by the Real Estate Company for the Property may be found in the table below.

Summit at Lime Ridge - Capital Expenditures Budget
CapEx Item $ Amount Per Unit
Interior Rehab $1,507,327 $12,561
Paint $68,182 $568
Patio / Balcony Improvements $234,545 $1,955
Landscaping $90,909 $758
Office $45,455 $379
Pool Furniture $18,182 $152
Package Room $15,909 $133
Marketing $22,727 $189
Contingency (10.0%) $200,324 $1,669
Construction Management & Designer Fees (6.0%) $132,214 $1,102
Total $2,335,774 $19,465

RealtyMogul has invested in three prior transactions with NSE, (1) Oak Harbor, (2) Village Fair, and (3) Walnut Place.

Property
Property Details

The Summit at Lime Ridge is a 120-unit class "C" garden style apartment community in Concord, CA. Built in 1974, the Property is comprised of 64 one-bedrooms and 56 two-bedrooms, and as of May 2018, is 97% occupied. Half of the units have interior finishes that have remained largely untouched since the Property was built. The other half have received various combinations of light upgrades implemented over the past 12 years. For this reason, in-place rents are ~13% below the submarket average and ~22% below the market average, according to Axiometrics. Amenities at the Property include a swimming pool, fitness center, dog park, two on-site laundry facilities, and two outdoor BBQ areas.

Within one mile of the Property are a Costco and the downtown BART Station, and within three miles are a Target, Best Buy, Home Depot, Safeway, Trader Joe's, shopping center, and numerous entertainment and dining options.

In-Place Unit Mix
Unit Type Unit # % of Total Unit (Square Feet) Rent Per Unit Rent Per Square Foot
1 Bedroom 64 53% 720 $1,652 $2.29
2 Bedrooms 56 47% 1,052 $2,061 $1.96
Totals/Averages 120 100% 875 $1,843 $2.11
Comparables

Sale Comparables
   Vue Concord   Sterling Cove   Creekside at Pleasant Hill   Averages   Subject 
 Date  Sep-16 Nov-17 Nov-16   Jul-18
 Year Built  1969 1970/1999 1976/2014 1972 1974
 Occupancy  98%     98% 97%
 Purchase Price  $21,000,000 $59,500,000 $21,000,000 $33,833,333 $34,700,000
 Number of Units  84 218 71 124 120
 $/Per Unit  $250,000 $272,936 $295,775 $272,903 $289,167
 Cap Rate      4.30% 4.30% 4.86%
 Distance from Subject  0.8 miles 0.8 miles 1.8 miles 1.1 miles  
Lease Comparables
  Avalon Walnut Ridge II Wood Creek Apts eaves Walnut Creek Averages Subject (Proforma)
Occupancy 97% 96% 96% 96% 97%
Units (#) 360 484 510 451 120
Year Built 1987 1986 1988 1987 1974
Average SF (per unit) 700 1,023 841 855 875
Average Rental Rate (unit) $2,400 $2,577 $2,411 $2,463 $2,408
Average $/SF $3.43 $2.52 $2.87 $2.94 $2.75
Distance from Subject 2.6 miles 1.5 miles 2.7 miles 2.3 miles  

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

Location

The Property is located in Concord, California, 25 miles northeast of San Francisco, in the Oakland-Hayward-Berkeley MSA as defined by Axiometrics. According to the City of Concord, the city has primarily been a bedroom community for San Francisco and Oakland over the last forty years, but more recently, jobs within the city have increased. Round Table Pizza is headquartered in Concord, and corporations with strong Bay Area regional ties, such as Chevron and Bank of America, have established extensive back-office operations in the city, diversifying the local economy. Concord also has a strong retail sector including Costco, Fry's Electronics, Target, Best Buy, Home Depot, Safeway, Trader Joe's and the Sunvalley Mall, which used to be one of the 50 largest malls in the US.

Per CoStar, population growth around the Oakland-Hayward-Berkeley MSA has been strong, around 8% from 2010–15, and the submarket has grown at an equal pace. Educational attainment in the submarket lags behind, with only around 16% of residents having a bachelor’s degree or higher compared with around 25% in the wider metro. 

Market Overview 

Per Axiometrics, effective rent increased 1.2% from $2,333 in 4Q17 to $2,360 in 1Q18, which resulted in an annual growth rate of 2.6%. Annual effective rent growth is forecast to be 3.6% in 2019, and average 2.9% from 2020 through 2022. Annual effective rent growth has averaged 4.3% since 1Q97. The market's annual rent growth rate was above the national average of 2.5%. Out of the 120 markets ranked by Axiometrics nationally, Oakland-Hayward-Berkeley, CA Metro Division was 19th for quarterly effective rent growth, and 52nd for annual effective rent growth for 1Q18. The market's occupancy rate increased from 95.5% in 4Q17 to 95.6% in 1Q18, and was up from 95.5% a year ago. The market's occupancy rate was above the national average of 94.5% in 1Q18. For the forecast period, the market's occupancy rate is expected to be 96.5% in 2019, and average 95.9% from 2020 through 2022. The market's occupancy rate has averaged 96.1% since 1Q96. 

Submarket Overview 

Per Axiometrics, effective rent increased 2.1% from $2,082 in 4Q17 to $2,125 in 1Q18. The submarket's annual rent growth rate of 2.7% was above the market average of 2.6%. Out of the eight submarkets in the market, the Concord/Martinez submarket ranked second for quarterly effective rent growth and fourth for annual effective rent growth for 1Q18. Annual effective rent growth is forecast to be 3.2% in 2019, and average 2.9% from 2019 through 2021. The annual effective rent growth has averaged 3.9% per year since 2Q98. The submarket's occupancy rate increased from 95.5% in 4Q17 to 95.8% in 1Q18, and was up from 95.5% a year ago. The submarket's occupancy rate was above the market average of 95.6% in 1Q18. For the forecast period, the submarket's occupancy rate is expected to increase to 96.8% in 2019 and average 96.3% from 2019 through 2021. The submarket's occupancy rate has averaged 96.5% since 2Q98. 

Demographic Information

Demographics

Distance from Property 1 mile 3 miles 5 miles
Population (2018) 30,003 154,399 265,255
Population (2023) 31,697 162,410 279,159
Average Age 35 39 40
Median Household Income $55,107 $79,926 $92,141
Average Household Size 2.9 2.6 2.5
Median Home Value $453,387 $501,245 $613,017
Population Growth 2018-2023 5.7% 5.2% 5.2%

Demographic information above was obtained from CoStar.

Photos
Financials
Sources & Uses

Total Capitalization
Sources of Funds Cost
Debt $28,730,000
Equity $9,795,485
Total Sources of Funds $38,525,485
Uses of Funds Cost
Purchase Price $34,700,000
CapEx  $2,335,774
Real Estate Company Acquisition Fee $347,000
North Capital Broker Dealer Fee* $0
Lender Origination Fee $430,950
Closing Costs $284,835
Working Capital $27,116
Interest Rate Cap $106,475
Escrows $293,335
Total Uses of Funds $38,525,485

* Rather than being capitalized to the transaction, 50% of the North Capital Broker Dealer Fee will be paid by NSE out of its acquisition fee with the remaining 50% to the paid via investor overraise

Debt Assumptions

The expected terms of the debt financing are as follows:

  • Lender: NXT Capital
  • Estimated Proceeds: $28,730,000
  • Estimated Rate (Floating): One Month LIBOR + 2.65%
  • Amortization: None
  • Term: 3 years
  • Prepayment Penalty: None
  • Two 12-month extension options
  • Interest rate cap has been capitalized: three-year term with 3.0% strike price, which limits the maximum all-in rate to 5.65%

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 and Real Estate Company, collectively, the "Members") as follows:  

Operating Income, Refinance, and Sales Proceeds

  1. To the Members, pari passu, all excess operating cash flows to a 10.0% IRR to the Members;
  2. 87.5% / 12.5% (10.2% to the Real Estate Company / 15.0% to RM Investors* / 2.2% to RM Co / 72.6% to Other Investors) of excess cash flows and appreciation to the greater of a 15.0% IRR  and 1.50x equity multiple to Members; 
  3. 68.75% / 31.25% (18.4% to the Real Estate Company / 16.1% to RM Investors* / 5.4% to RM Co / 60.2% to Other Investors) of excess cash flow and appreciation thereafter.  

*These distribution percentages include RM Investors' 20% share of promote

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 investors). The manager of The Company will receive a portion of the Real Estate Company's promote interest. Distributions are expected to start in December 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
  Year 1 Year 2 Year 3
Effective Gross Revenue $2,873,063 $3,205,112 $3,507,446
Total Operating Expenses $1,187,492 $1,225,405 $1,263,187
Net Operating Income $1,685,572 $1,979,707 $2,244,259
RealtyMogul 121, LLC Cash Flows
  Year 0 2018 2019 2020 2021
Distributions to
RealtyMogul 121, LLC Investors
($1,443,000) $3,219 $23,857 $50,613 $2,207,622
Net Earnings to Investor
- Hypothetical $50,000 Investment
($50,000) $112 $827 $1,754 $76,494
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 $303,000 Real Estate Company  Capitalized Equity Contribution 1.0% of the Property purchase price minus 50% of the North Capital Broker Dealer Fee ($28,000) and RM legal and site visit costs ($16,000) 
Broker-Dealer Fee $56,000 North Capital (1) Capitalized Equity Contribution 4.0% based on the amount of equity invested by RealtyMogul 121, LLC
Construction Management Fee  5.0% of costs Real Estate Company Capitalized Equity Contribution  
Recurring Fees
Type of Fee Amount of Fee Received By Paid From Notes
Management and Administrative Fee 1.0% of amount invested in RealtyMogul 121, LLC RM Manager, LLC Distributable Cash RM Manager, LLC is the Manager of RealtyMogul 121, LLC and a wholly-owned subsidiary of Realty Mogul, Co. (2)
Property Management Fee 2.75% of effective gross revenue Real Estate Company Operating Cash Flow  
Asset Management Fee 0.75% of effective gross revenue Real Estate Company Operating Cash Flow  

(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/FAQs
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.


Interest-Only Loan Period

The loan being used to acquire the Property is expected to have an interest-only period during the full 3 (three) year loan term, which means that there will be no reduction in the principal balance of the loan during this interest-only period.


Floating Interest Rate

The loan being used to acquire the Property is expected to have a floating rate based on the One Month LIBOR rate. If the One Month LIBOR rate increases the interest payments due on the loan are expected to increase as well. This could adversely affect the Property’s financial results or business operations and thus the value of the Company’s investment.


California State Risks

The State of California is subject to various natural disasters, including severe drought, earthquakes, and fire seasons. The Property is vulnerable to damage or interruption from such natural disasters, power losses, telecommunication failures, terrorist attacks, human errors, break-ins and similar events. The occurrence of a natural disaster or other unanticipated problem could result in a strain on the Company’s financial condition. There is no guarantee that the Target will carry adequate insurance for the Property at the time of a loss. Because the Property is located in an earthquake fault zone, it is particularly sensitive to the risk of damage to, or total destruction of, the Property, which, if incurred, could adversely affect the Target’s results of operations and financial condition, and consequently have a material adverse effect to the Company’s financials and its investors.


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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