Eagle Property Capital
Eagle Property Capital ("EPC") is a private, vertically integrated real estate investment firm engaged in the origination, ownership, acquisition, management, and disposition of B & C multifamily, narrowly focused in Florida and Texas. EPC targets moderate-income households, in predominantly Hispanic communities. Initially founded by Gerardo Mahuad and Rodrigo Conesa, EPC is headquartered in Coral Gables, FL. EPC has about 78 employees (18 corporate + 60 on-site).
Since 2011, EPC has acquired 22 multifamily properties ($261M) comprised of approximately 4,937 units. EPC's current $209M portfolio consists of 13 properties, with 3,130 units. Among ten of the Sponsor's properties (2,218 units) located in Dallas MSA, seven properties (1,394 units) are located in Irving.
RealtyMogul has invested with the Real Estate Company in the Villas de Estancia transaction, which was acquired in August 2018.http://www.eaglepropertycapital.com/
Mr. Mahuad is Co-founder and Managing Principal of EPC, and a member of the Company’s Investment Committee. Under Mr. Gerardo’s leadership, alongside Mr. Conesa, EPC has deployed more than $310 million in 19 multifamily residential properties in Florida and Texas containing in excess of 4,700 apartment units. Mr. Mahuad oversees all aspects of EPC’s operations including portfolio and investment strategy, asset management, property management, capital markets and investor relations. Mr. Mahuad has been responsible for structuring, implementing and executing EPC’s investment vehicles, including business plans and investment documents, fundraising, underwriting, overseeing the acquisition process, designing property-specific repositioning strategy, investor reporting, and asset management. Mr. Mahuad has more than fifteen years of experience in real estate, investments, banking and finance. Prior to EPC, Gerardo managed and advised over $200 million and co-advised in excess of $1.2 billion in assets of high net-worth individuals and families, foundations and private pension funds at Credit Suisse (Mexico) and Morgan Stanley (New York and Geneva). Before Morgan Stanley, he worked for three years at Ritch, where he focused his practice in Real Estate, working with Mr. Conesa advising clients in real estate investments in Mexico. Mr. Mahuad earned his MBA from UCLA Anderson School of Management with a concentration in Finance and Real Estate. He obtained a Law Degree from Universidad Iberoamericana, where he graduated with honors.
Mr. Conesa is Co-founder and Managing Principal of EPC, and chair of the Company’s Investment Committee. Mr. Conesa has deployed more than $329 million in 22 multifamily residential properties in Florida and Texas containing in excess of 4,900 apartment units. Mr. Conesa directs the portfolio and investment strategy and leads the legal side of the business. Mr. Conesa has extensive expertise in real estate investments, specifically in the multifamily sector. Mr. Conesa has been responsible for structuring EPC’s investment vehicles, including investment documents, coordinating the formation of legal structures, fundraising, underwriting, co-designing property specific repositioning strategy and supervising the legal matters. Mr. Conesa is also a partner with Ritch Mueller, Heather y Nicolau S.C. (“Ritch”), a leading Mexican law firm. Mr. Conesa leads the real estate practice of the firm, where he advises Mexican and international clients in their real estate investments in Mexico. Mr. Conesa’s practice includes structuring of private equity funds, capital markets transactions associated with real estate, acquisition of land and development of real estate projects in all asset classes, financing and refinancing of real estate projects and acquisition and disposition of stabilized real estate assets. Mr. Conesa obtained a law degree from Universidad Iberoamericana in Mexico City in 1993 and his LL.M. from Columbia University in New York in 1996. Chambers and Partners have recognized Rodrigo as a leading real estate lawyer for six consecutive years.
|Property Name||Location||Units||Year Acquired||Purchase Price|
|Villas de Estancia||Irving, TX||206||2018||$20,400,000|
|Sedona Park||Irving, TX||282||2018||$28,220,000|
|Gateway on 4th||St. Petersburg, FL||304||2017||$32,882,000|
|Captiva Club||Tampa, FL||344||2016||$32,770,225|
|Montecito Club||Arlington, TX||331||2016||$17,400,000|
|Arlington Hills||Arlington, TX||171||2016||$14,900,000|
|Valley Oaks||Hurst, TX||322||2016||$17,500,000|
|Glen Arbor||Irving, TX||320||2014||$6,025,177|
|Property Name||Location||Units||Year Acquired||Purchase Price||Year Sold|
|Cross Creek||Jacksonville, FL||292||2014||$8,710,000||2017|
|Sedona Ridge||Dallas, TX||317||2013||$8,350,000||2016|
|The Columns||Jacksonville, FL||246||2013||$8,896,269||2017|
|Palm Villas||Fort Myers, FL||64||2011||$1,575,000||2014|
|Park Side||Fort Myers, FL||54||2011||$847,658||2014|
|Woodside Villas||Fort Myers, FL||70||2011||$1,028,792||2014|
The Real Estate Company's biography and track record were provided by the Real Estate Company and have not been verified by RealtyMogul or NCPS.
In this transaction, RealtyMogul investors are to invest in Realty Mogul 89, LLC (“The Company”), which is to subsequently invest in EPC-RM JV Colinas Ranch, LLC ("The Target”), a limited liability company that will, through a 100% wholly-owned subsidiary, hold title to the Property. The Real Estate Company is under contract to purchase the Property for $14,325,000 ($89,531 per unit) and the total project cost is expected to be $16,080,471 ($100,503 per unit).
Eagle Property Capital (the “Real Estate Company”) believes rents at the Property are currently below market and plans to implement a value-add strategy by completing interior and exterior renovations totaling approximately $1.7 million ($10,487 per unit). Of this, $1.1 million has been capitalized to the transaction while approximately $600,000 is anticipated to be paid from available cashflow.
The Real Estate Company’s value-add strategy is comprised of the following exterior, interior and common area improvements: (1) fence installation, outdoor LED lighting, landscaping upgrade and parking lot repairs to improve the Property’s curb appeal; (2) a reconfiguration and upgrade of the Property's clubhouse, leasing office and gym to improve tenants’ experience; (3) outdoor kitchen and pool upgrades to improve tenants’ quality of life; (4) a water conservation program that contemplates installing low-flow water fixtures and low-flush toilets; and (5) upgrading 120 of 160 unit interiors (75% of the Property) at a cost of approximately $3,500 and $5,000 per unit for standard and premium upgrades, respectively.
|CapEx Item||$ Amount||Per Unit|
|Unit Interior Upgrades ($3,500 each standard upgrade for 50 units & $5,000 each premium upgrade for 70 units)||$525,000||$3,281|
|Contingency (13.4% of Hard Costs)||$217,559||$1,360|
|Construction Management Fee 4.0%||$56,166||$351|
RealtyMogul.com, along with Eagle Property Capital (the "Real Estate Company"), is providing the opportunity to invest in the acquisition of Colinas Ranch, a 160-unit multifamily Property located in Irving, Texas (the "Property").
The primary objective of this investment is to acquire the Property, perform curb appeal upgrades including common area and interior improvements, and then sell the Property within approximately five (5) years.
The Real Estate Company sees this investment as an opportunity to capitalize on a well-occupied, well-maintained and well-located asset in a high-demographic and strong market that can be improved through targeted capital improvements and improved management and leasing efforts via the property manager Vidalta Life, an affiliate of the Real Estate Company.
Built in 1971, this garden-style apartment complex is comprised of one (48 units), two (80 units), and three-bedroom (32 units) floor plans in 17 two-story buildings across eight acres. The Property is currently 95.6% leased (as of August 2018), has an average apartment size of 957 square feet, and offers four floor plans. Amenities at the Property include a business center, a clubhouse, a fitness center, a laundry center and a swimming pool.
Although the previous owner began upgrading the exterior and some interiors of the Property, the upgrades are incomplete, creating an attractive value-add opportunity for new ownership. Approximately 36% of the units have been upgraded to a somewhat lower standard than planned by the Real Estate Company, with unit amenities such as black appliances, light fixtures, painted cabinet fronts, vinyl wood flooring or new carpet, and resurfaced countertops. As of August rent roll, units previously renovated by the current owner over the prior two years are achieving an average premium of $85 per unit above unrenovated units.
|Unit Type||# of Units||% of Total||Unit (Square Feet)||Total Square Feet||Rent Per Unit||Rent Per Square Foot|
|1 Bed, 1 Bath||48||30%||743||35,664||$817||$1.10|
|2 Bed, 2 Bath||48||30%||974||46,752||$941||$0.97|
|2 Bed, 2 Bath||32||20%||996||31,872||$953||$0.96|
|3 Bed, 2 Bath||32||20%||1,212||38,784||$1,191||$0.98|
|The Residences at
|Broadmoor Villas||The Brandt||Bel Air
|# of Units||320||420||100||504||533||375||206|
|# of Units||53||48||20||72||162||71||60|
|# of Units||53||60||40||120||72||69||90|
|# of Units||54||20||-||-||-||37||56|
|1.5 mi||1.6 mi||0.3 mi||0.9 mi||2.2 mi||1.3 mi||-|
|Sierra Point||Sedona Park||Steeplechase||Woodwind
|Villas de Estancia||Averages||Subject|
|# of Units||188||212||282||316||64||206||211||160|
|Miles from Subject||0.4 mi||1.0 mi||1.4 mi||0.1 mi||0.5 mi||0.2 mi||0.6 mi||-|
* Cap rate is based on trailing 12-months net operating income.
Lease and Sale Comparable information provided by the Real Estate Company, Axiometrics, and Real Capital Analytics.
The Property is located along West Walnut Hill Lane, approximately 6.9 miles southeast of the Dallas/Fort Worth International Airport and 14.6 miles northwest of downtown Dallas. A number of retail amenities surround the Property, including the 1.1 million square feet Irving Mall less than a mile away. Major nearby employment hubs include the Dallas/Fort Worth International Airport (approximately 60,000 on-site employees) supporting approximately 228,000 regional jobs, and the 960-acre Las Colinas Urban Center (4.4 miles from the Property) with 22.3 million square feet of office space and more than 2,000 companies.
Per Costar, the Dallas-Fort Worth ("DFW") apartment market has performed well over the last few years, thanks to exceptional demand driven by some of the best in-migration and employment growth in the country. Supply levels are cresting, but the influx of tens of thousands of jobs from corporate moves like those by Toyota and Liberty Mutual is helping drive demand, especially in the northern suburbs along the Dallas North Tollway. Rent growth has cooled from its peak in 2015, with the slowdown most prevalent in pricey, supply-heavy submarkets and in four & five star assets. As the market moves towards the late-cycle phase, rising vacancies and slower rent growth can be expected. However, the DFW economy continues to fire on all cylinders, and as long as the metro comes close to maintaining its recent job growth numbers, there should be enough demand to keep vacancies below the historical average for at least a few more quarters.
Per CoStar, the Irving submarket offers residents access to employment nodes throughout the metroplex. Strong employment growth in the industrial sector and at the DFW International Airport are main demand drivers here. While nothing has delivered here since 2002, sales transactions are common. More than 10% of the submarket's inventory changed hands every year since 2012.
Per Axiometrics, effective rent increased 1.6% from $1,160 in 1Q18 to $1,179 in 2Q18. The submarket's annual rent growth rate of 1.0% was above the market average of 0.8%. Annual effective rent growth is forecast to be 1.4% in 2018, and average 2.5% through 2018 to 2020. The annual effective rent growth has averaged 2.0% per year since 3Q96. The submarket's occupancy rate increased from 94.4% in 1Q18 to 94.7% in 2Q18 and was down from 95.4% a year ago. The submarket's occupancy rate was above the market average of 94.4% in 2Q18. For the forecast period, the submarket's occupancy rate is expected to increase to 94.8% in 2018 and average 95.3% from 2018 to 2020. The submarket's occupancy rate has averaged 93.9% since 3Q96.
|1 Mile||3 Miles||5 Miles|
|Estimated Population (2023)||23,773||108,288||240,130|
|Estimated Population Growth (2018-2023)||6.5%||6.0%||6.3%|
|Average Household Income||$57,332||$68,623||$77,741|
|Median Home Value||$164,122||$155,239||$168,433|
|Average Household Size||2.3||2.5||2.5|
Demographic information above was obtained from CoStar.
|Sources of Funds||Cost|
|Total Sources of Funds||$16,080,471|
|Uses of Funds||Cost|
|Real Estate Company Acquisition Fee (Realty Mogul 89, LLC)||$140,912|
|Broker Dealer Fee||$112,000|
|Loan Broker Fee||$75,885|
|Buyer's Closing, Insurance Up-Front, Legal Fees & Due Diligence||$210,220|
|Total Uses of Funds||$16,080,471|
The expected terms of the debt financing are as follows:
- Lender: Berkadia as a Fannie Mae DUS
- Estimated Proceeds: $10,118,000
- Term: 10 years
- Estimated Rate (Fixed): 4.76%
- Amortization: 30 years with ten years of interest-only
- Prepayment: Yield Maintenance through the first 96 months of the loan. From Months 97-117 of the loan the prepayment shall be 1.0%. Thereafter, the loan may be paid off at par.
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.
The Target intends to make distributions of all available cash and capital proceeds to investors as follows:
- Excess balances will be split pro rata 65% to the Company and 35% to Real Estate Company.
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 and fees) 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 March 2019 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.
|Year 1||Year 2||Year 3||Year 4||Year 5|
|Effective Gross Revenue||$2,099,580||$2,339,390||$2,453,235||$2,514,341||$2,595,640|
|Total Operating Expenses||$1,069,237||$1,134,569||$1,168,694||$1,201,878||$1,236,700|
|Net Operating Income||$1,030,343||$1,204,821||$1,284,541||$1,312,463||$1,358,940|
|Distributions to the Company||($2,830,000)||$31,908||$165,492||$245,462||$268,674||$284,202||$4,529,057|
|Net Earnings to Investor
- Hypothetical $50,000
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|
|Acquisition Fee||$140,912||Real Estate Company||Capitalized Equity Contribution||2.2% of the Property purchase price (The Company pro-rata share to the Target)|
|Broker-Dealer Fee||$112,000||North Capital (1)||Capitalized Equity Contribution||4.0% of equity raised by RealtyMogul.com ($50,000 minimum)|
|Due Diligence Fee||$8,000||Real Estate Company Affiliate||Capitalized Equity Contribution||$50 per unit|
|Type of Fee||Amount of Fee||Received By||Paid From||Notes|
|Property Management Fee||3.5% of
|Real Estate Company Affiliate||Distributable Cash|
|Asset Management Fee||1.5% of amount
invested in the Target
|Real Estate Company||Distributable Cash||Asset Management Fee based on distributable cash to RealtyMogul 89, LLC|
|Construction Management Fee||4.0% of hard costs||Real Estate Company Affiliate||Capitalized Equity Contribution & Distributable Cash|
|Management and Administrative Fee||1.0% of amount invested in the Company||RM Manager, LLC||Distributable Cash||RM Manager, LLC is the Manager of Realty Mogul 89, 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.
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.
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 loan being used to acquire the Property is expected to have an interest-only period during the first 10 years of the loan term, which means that there will be no reduction in the principal balance during that interest-only period.
The loan for the acquisition or the Property, or any subsequent loan placed the Property, may involve a prepayment penalty. The Target may therefore have additional costs associated with the payoff of any loan that may result in an inability to take advantage of more favorable financing terms that may become available to it during the term of any such permanent loan or could incur additional loan payoff costs upon sale. If the Target seeks alternative financing, there can be no assurance that the Target will be able to obtain such refinancing on a timely or favorable basis.
As of August 2018, the Property had a 95.6% occupancy level, and the Target intends to implement a capital improvement plan involving the interior and exterior renovation of the Property, and a leasing program in its effort to add value to the Property. The Target intends to renovate all or some of the units within the Property and increase the current rental rates of such renovated units. There can be no assurance that, (i) the renovations will be consummated on a timely basis, (ii) there will not be foundation issues due to expansive soil found in Texas; (iii) the renovations will be completed satisfactorily, (iv) such work will not materially adversely affect other aspects of the operation of the Property, and (v) the planned rental rate increase will have favorable results to meet the goals the Target projected. Any delays or negative results of the renovation work or rental increase efforts could adversely affect the Property’s financial results or occupancy levels, including its business operations and thus the value of the Company’s investment.
All funds from investors will be held in a non-interest bearing escrow account with Broker-Dealer as escrow agent for the benefit of the investors in accordance with Rule 15c2-4 under the Exchange Act. All investor funds will be transmitted directly by wire or electronic funds transfer via ACH to the escrow account maintained by the escrow agent per the instructions in the Subscription Agreement. Upon certification by Broker-Dealer and acceptance by the Company that all contingencies have been met, the investor’s funds will be promptly transmitted to the Company. If the contingencies fail to be satisfied during the offering period, we will instruct the Broker-Dealer to return all funds to the investors without interest, deduction, or setoff, and all of the obligations of the investor hereunder shall terminate.
Texas Tornado Risks
The state of Texas is an area which can be subject to frequent and sometimes destructive tornadoes. There is no guarantee that the Target will obtain tornado insurance. If no insurance is obtained, a tornado could have a material adverse impact on the Target, and thus the Company. Further, even if tornado insurance is obtained, there can be no assurance that a tornado will not cause significant damage to the Property or otherwise interrupt its operations in a manner not covered by the Property’s insurance, in which case the business and financial condition of the Target.
*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 Real Estate Company 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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