FORMALIZED DUE DILIGENCE PROCESS 
Sponsors

The team at our affiliated broker-dealer, RM Securities, conducts diligence on of the issuer, including detailed background checks, criminal checks, bad actor checks, and reference checks on sponsors. In addition to screening for any criminal background, we may also turn down sponsors due to poor reference checks, even if the background and criminal checks are satisfactory.

Escrow accounts

We require unaffiliated sponsors to use an unaffiliated third-party escrow agent.* When an investor makes an investment with such sponsors using the RealtyMogul platform, the investor’s money is transferred directly into a third-party escrow account. All closing conditions in connection with a sponsor’s contingency offering need to be met before the third-party escrow agent will approve releasing investor funds to the issuer or general partner. For example, if an issuer or general partner plans to use funds for a real estate acquisition that does not ultimately transact, the third-party escrow agent will not transfer investor funds to the issuer or general partner, and funds will be returned to investors.

* Unless otherwise disclosed, escrow accounts are not required for some investments that accommodate 1031 investments where the property is already acquired.

Boots on the ground

Our processes typically includes visiting certain properties (or a subset of properties if it's a fund) to confirm the real estate is what and where the real estate is supposed to be. For certain properties that accommodate 1031 exchange investments, the team will review third-party prepared due diligence reports in lieu of a site visit.

Detailed Checklists

We have formalized processes and checklists for every private placement deal listed on the platform.

Confidentiality Agreement
To access the Sponsor’s private offering documents for this investment, you must first acknowledge and agree to the below.
By clicking the ‘I Agree’ button below:
Completed Equity
Estimated Hold Period 5 years
Estimated First Distribution 3/2019
FUNDED 100%
...
View Our Due Diligence Process
Offered By
Productive Capital Associates
Investment Strategy Value-Add
Investment Type Equity
Overview
Value-add acquisition of a multifamily asset with locally-experienced sponsorship and management.
Property at a glance
Year Built 1972, 1975, 1979
# of Units 178
Current Occupancy 98% (per May 2018 rent roll)
Parking Ratio 1.4 per unit
Acquisition Price $6,450,000
Investment Highlights
Locally Experienced Real Estate Company: The Real Estate Company, along with property manager Wehner Multifamily, recently acquired, renovated, and stabilized a 256-unit multifamily asset in Killeen in under 12 months.
Attractive Basis: The Real Estate Company is purchasing the Property for $36,236 per unit which compares favorably to comparable transactions in the market.
Business Plan: The successful execution of this business plan is not overly dependent upon capital improvement implementation. With positive leverage to 75% LTV, a significant component of the total return to investors is driven by quarterly cash distributions, rather than appreciation alone.
Management
Cumulative Distributions

Productive Capital Associates

Productive Capital Associates ("PCA" or the "Sponsor") was founded in 2014 and acquires and operates large, off-market value-add apartment communities, located in stable or growing US markets, with a primary focus on Texas markets. PCA improves properties and their surrounding communities through vetted operational efficiencies supported by strategic capital expenditures that are led by curated business plans based on the location, demographics, condition, and comps of the target property. PCA’s goal is to drive value and exit relatively quickly so as to maximize return on equity and IRR for its investors, returning the properties to the market as nicer assets, and much better places to live and work. As of January 2022, PCA will have owned and operated nearly 2,000 multifamily units, with a value of over $175 million.

Some of PCA’s investment highlights include the following:
• Achieved 150%+ ROI within ~2 years for multiple commercial real estate projects, spanning multifamily, self-storage, and retail assets
• Tripled income within 12 months for a 220+ unit apartment community in Central Texas, adding millions of dollars of value in year one
• Doubled NOI in 7 months for a 250+ unit apartment community in Central Texas, adding millions of dollars in value in year one
• Repositioned a distressed self-storage facility in Central Texas, more than tripling occupancy, income, and value of the asset within 18 months 
• Repositioned an apartment community in Columbus, OH, achieving 130%+ ROI within two years
• Repositioned a distressed retail strip center in Central Florida, more than doubling the value of the asset within two years
• Currently repositioning a large student housing project in Denver, in addition to multiple large apartment communities in AR and TX, with each asset projecting a deal-level equity multiple of ~2x on a 3-year hold

https://productivecapitalassociates.com/
  • David Barr
    Founding Principal
David Barr
Founding Principal

After buying his first investment property while in high school — a *tiny* condo near Aspen, CO — David was hooked, although it would be years before he would again invest in real estate. 

Why? He'd sold his tiny condo during college for a nice profit and confidently rolled the gains into a red-hot stock market, which eventually crashed, eliminating both his hard-earned real estate gains and principal. It was a difficult lesson; however, he never forgot that real estate made him money and that the stock market took it away.

After spending time in Corporate America, where he had saved enough cash to buy income properties, David began investing in real estate full-time. Beginning with SFR’s, he parlayed cash flow from houses into down payments on more houses, eventually buying and repositioning self-storage, then retail, and now large multifamily (apartment complexes).

David is passionate about improving properties and their surrounding communities and thrives off of the sourcing, underwriting, negotiating, closing, repositioning, and eventually exiting projects, leaving them as much nicer assets, and much better places to live and work.

Named company-wide “Rookie of the Year” for the sales division of a $10+ billion company with over 60,000 employees, David has been recognized for sales, marketing, and finance accolades on a national level, and has led multiple commercial real estate projects to 150%+ ROI within ~2 years, spanning multifamily, self-storage and retail assets. 

David holds a B.A. with High Honors from Emory University and studied Finance, Accounting, and Marketing at the UC Berkeley Haas School of Business via the BASE Program.

Specialties: Commercial Real Estate Investment and Repositioning, Strategic Deal-Structuring, Operations, Management, Finance, Sales, and Negotiation.

Track Record

City, State Asset Type Purchase Date Units Deal Status Purchase Price Sale Price/Est. Value
Killeen, TX Multifamily 10/24/2017 256 Sold $10,300,000 $15,000,000
Columbus, OH Multifamily 10/12/2017 64 Sold $3,300,000 $4,510,000
Killeen, TX Multifamily 9/17/2018 178 Sold $6,450,000 $11,300,000
Killeen, TX Multifamily 10/30/2019 222 Sold $4,500,000 $12,800,000
North Little Rock, TX Multifamily 7/20/2020 242 Under Renovation $6,150,000 $9,075,000
Killeen, TX Multifamily 8/14/2020 250 Under Renovation $6,500,000 $11,250,000
Killeen, TX Multifamily 8/30/2021 148 Under Renovation $6,145,000 $8,800,000
Denver, CO Student Housing 9/17/2021 120 Under Renovation $40,005,000 $45,000,000
Killeen, TX Multifamily 12/16/2021 266 Under Renovation $41,075,000 $42,000,000
Total     1,746   $124,425 $157,935,000

The management overview and track record detailed above were provided by Productive Capital Associates and have not been verified by RealtyMogul.

In this transaction, Realty Mogul investors are to invest in RealtyMogul 122, LLC ("The Company"), which is to subsequently invest in 2214 Andover Drive LLC ("The Target"), a limited liability company that will hold title to the Property. Productive Capital Associates (the "Real Estate Company") is under contract to purchase the Property for $6.45 million ($36,236 per unit) and the total project cost is expected to be $7.57 million ($42,552 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. The capital improvement budget addresses new appliances (as needed), light fixtures, two-tone paint, landscaping, signage, utility savings, and the installation of new amenities, such as benches and grills. This strategy assumes a renovation budget of $625,000, or $3,511 per unit, and schedule of 178 units over 24 months (~7.4 units per month), which the Real Estate Company states is a comfortable pace given their track record and experience in the market. The pro forma financials assume that renovated units will be able to achieve rental premiums of $67 per unit per month upon completion, in addition to an $11 mark-to-market adjustment.

Colony Apartments - Capital Expenditures Budget
CapEx Item $ Amount
Exterior Upgrades  
Pergola, Benches, Grills
$15,000
Roof Repairs
$64,490
Asphalt Patching and Striping
$70,000
Paint and Carpentry
$116,320
Office Rehab
$2,500
Laundry Rehab
$2,500
Tree Trimming
$10,000
Signage
$7,500
Sewage
$2,000
Subtotal
$290,310
   
Interior Upgrades  
Low Flow Toilets
$67,000
Vents and Hoods
$24,750
Tile Backsplashes
$23,098
Countertops
$20,625
Bath Tubs
$14,910
Tub Surrounds
$12,825
Flooring
$26,000
Countertops
$7,425
Light Fixtures
$6,408
Garbage Disposals
$6,230
Dishwashers
$5,400
Refrigerators
$4,500
Stoves
$4,500
Subfloors
$3,950
Circuit Breakers
$3,354
Ceiling Fans
$3,274
Sink Faucets
$2,634
Tub Faucets
$981
Subtotal
$237,864
   
Contingency (1)
$96,826
   
Grand Total
$625,000

(1) Realty Mogul added a contingency to the Real Estate Company's budget.  

Property Information

Colony Apartments is a Class-C, garden-style apartment community situated in the Killeen-Temple, TX metropolitan statistical area. Built in three phases, 1979 (Bonanza), 1972 (Eagle Hollow), and 1975 (Colony), the buildings are comprised of one (67 units), two (110 units), and three-bedroom (1) floor plans combining to 178 total units. The Property has one unit converted to a leasing office and is currently 98% occupied with in place net effective rents of $532 per unit, or $0.77 per square foot (per May 2018 rent roll).

In-Place Unit Mix
Unit Type &# of Units % of Total Unit (SF) Total SF Rent (Mon.) Mo Rent/SF
1 Bed, 1 Bath - Bonanza 22 12% 580 12,760 $491 $0.85
1 Bed, 1 Bath - Eagle Hollow 8 4% 580 4,640 $477 $0.82
1 Bed, 1 Bath - Colony 37 21% 620 22,940 $494 $0.80
2 Bed, 1 Bath - Bonanza 47 26% 720 33,840 $549 $0.76
2 Bed, 1 Bath - Eagle Hollow 40 22% 720 28,800 $558 $0.77
2 Bed, 1 Bath - Colony 23 13% 850 19,550 $567 $0.67
3 Bed, 1 Bath- Bonanza 1 1% 1,150 1,150 $610 $0.53
Totals/Averages 178 100% 695 123,680 $532 $0.77
Comparables

 

Sales Comps
  Hillcrest Apartments Ashton Park Commanders Palace  Century Plaza Total/Averages Subject
Date Apr '18 Nov '17 Aug '17 Oct '17   Aug '18
Units 60 148 117 256 145 178
Year Built 1974 1974/2006 1965 1966 1968 1972
Average SF 870 730 734 633 742 695
Purchase Price $1,510,000 $7,200,052 $3,900,000 $10,600,000 $5,802,513 $6,450,000
$/Unit $25,167 $48,649 $33,333 $41,406 $37,139 $36,236
Cap Rate 6.00% N/A N/A N/A 6.00% 7.48%
Distance from Subject (mi.) 0.4 0.6 1.1 3.2 1.3 N/A

 

Lease Comparables (Post-Renovation)
  Grandon Manor Hunters Glen Waters Haven Willows Apartments El Dorado Total/Averages Subject
Occupancy 92% 98% 95% 92% 89% 93% 98%
Units 144 152 116 237 56 141 178
Year Built 1976 1985 1965 1983 1975 1977 1972
Average SF 843 760 692 780 750 765 695
Average Rental Rate $708 $679 $630 $705 $575 $660 $610
Average $/SF $0.84 $0.89 $0.91 $0.90 $0.77 $0.86 $0.88
# of Units (1 BR) 32 96 37 118 56 68 67
Rents (1 BR) $655 $625 $578 $539 $575 $594 $537
# of Units (2 BR) 92 56 79 59   72 110
Rents (2 BR) $693 $772 $654 $724   $711 $653
# of Units (3 BR) 20     60   40 1
Rents (3 BR) $860     $1,014   $937 $725
Distance from Subject (mi.) 1.4 1.1 1.1 1.1 1.6 1.3 N/A

Lease and Sale Comparable information provided by Axiometrics, CoStar, and the Real Estate Company.

Location Information

The Property is located along Andover Drive, approximately five miles southeast of Fort Hood, 27 miles west of Temple, TX, and 66 miles north of Austin, TX. The Property is conveniently located near I-14 and I-35, which collectively comprise a regional transportation network serving Austin, TX, Dallas, TX, and the Greater Killeen-Temple, TX MSA.

Market Overview

Per CoStar, population growth in Killeen has been drastically increasing and is up over 60% since 2000. This growth is expected to continue and is fed by Fort Hood, which employs roughly 40,000 people. Therefore, fundamentals should continue to strengthen. An uptick in supply and even more demand has produced healthy rent growth as of late. Despite several institutional assets trading in 2014, sales volume remains close to historical averages with trades typically occurring between local players. Population growth has translated into an increase in jobs as of late. Overall job growth was slow early on in the cycle but has been relatively strong since 2015. Year-over-year employment growth was close to 2% as of July, well ahead of the national average. After losing jobs from 2012 to 2014, the government sector is finally showing signs of growth up about 5% from the prerecession peak. Furthermore, the education and health services industries, which make up nearly 20% of the job market here, have also demonstrated strong expansion. Killeen has a low cost of living, compared with nearby metros such as Austin and Dallas, and average rents here only take up about 16% of the median household income. The Killeen metro also includes the nearby city of Temple, which is where most of the metro’s private sector employment is located. The largest employers here include Baylor Scott and White Healthcare (8,290 employees), McLane Company Inc. (1,600), and Wilsonart International (895).

 

Demographic Information

Demographics

Distance from Property 1 Mile 3 Miles 5 Miles
Population (2018) 13,327 97,437 168,630
Expected Growth (2018-2023) 4.31% 5.51% 5.64%
Median Household Income (2018) $39,039 $44,252 $49,015
Median Home Value (2018) $81,268 $120,419 $132,888

Demographic information was obtained from CoStar.  

Gallery
current
current
current
current
current
current
current
Cap Stack
Sources & Uses
Total Capitalization
Sources of Funds Cost
Debt $4,837,500
Equity $2,736,695
Total Sources of Funds $7,574,195
Uses of Funds Cost
Purchase Price $6,450,000
Real Estate Company Acquisition Fee $96,750
North Capital Broker Dealer Fee $100,000
CapEx $625,000
Loan Fees $48,375
Working Capital $35,000
Closing Costs $219,070
Total Uses of Funds $7,574,195
Debt Assumptions

The expected terms of the debt financing are as follows:

  • Lender: ReadyCap Commercial (Freddie Mac SBL)
  • Estimated Proceeds: $4,837,500
  • Estimated Rate: 4.8% Fixed
  • Amortization: 30 years, with one (1) year of interest-only
  • Term: Seven (7) years

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 until each has received an 8.0% IRR,
  2. 75.0% / 25.0% (75.0% to Members / 25.0% to promote) to a 12.0% IRR,
  3. 60.0% / 40.0% (60.0% to Members / 40.0% to promote) of excess cash flows 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 Realty Mogul investors). The manager of The Company will receive a portion of the promote. 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. 

Cash Flow Summary
  Year One Year Two Year Three Year Four Year Five
Effective Gross Revenue $1,201,941 $1,315,220 $1,391,760 $1,430,467 $1,469,805
Total Operating Expenses $628,311 $666,635 $683,494 $699,383 $715,658
Net Operating Income $573,630 $648,585 $708,266 $731,084 $754,147
RealtyMogul 122, LLC Cash Flows
  Year 0 2018 2019 2020 2021 2022 2023
Distributions to
RealtyMogul 122, LLC Investors
($2,560,000) $77,239 $264,162 $292,488 $327,357 $347,665 $3,651,048
Net Earnings to Investor
- Hypothetical $50,000 Investment
($50,000) $1,509 $5,159 $5,713 $6,394 $6,790 $71,310
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 $96,750 Real Estate Company  Capitalized Equity Contribution 1.5% of the Property purchase price
Broker-Dealer Fee $100,000 North Capital (1) Capitalized Equity Contribution 4.0% based on the amount of equity invested by RealtyMogul 122, LLC
Disposition Fee $97,235 RM Manager, LLC Distributable Cash 1.0% of Property gross sale proceeds
Marketing Fee $35,000 RM Manager, LLC Distributable Cash  
Recurring Fees
Type of Fee Amount of Fee Received By Paid From Notes
Asset Management Fee 1.5% of effective gross income Real Estate Company Distributable Cash  
Management and Administrative Fee 1.0% of amount invested in RealtyMogul 122, LLC RM Manager, LLC Distributable Cash RM Manager, LLC is the Manager of RealtyMogul 122, 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.

The following offering documents have been prepared and are being delivered by the Sponsor of this investment opportunity, and not by RM Securities, LLC. RM Securities, LLC and its associated persons did not assist in preparing, do not explicitly or implicitly adopt or endorse, and are not otherwise responsible for, the Sponsors offering documents posted below or any content therein.
RM Securities, LLC and its Affiliates Compensation

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, LLC

Sponsor 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 Documents

The 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 Investment

This 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 Assumptions

Sponsor 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 Performance

Any 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 Debt

A 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 Registered

Sponsor’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 Advice

Nothing 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 Risk

Internal 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.

INVEST TODAY

...

Questions?

(877) 781-7062

Contact Investor Relations
JOIN REALTYMOGUL
Create an account or sign in.
Are you an Accredited Investor?
Must be 8 characters or more with an uppercase and lowercase character, a number, and a symbol.
By clicking "JOIN REALTYMOGUL" you are agreeing to our Terms of Service and Privacy Policy, and that you've had an opportunity to review RM Securities, LLC's Form Customer Relationship Summary.
SIGN IN
Don’t have an account yet? Join RealtyMogul.
Forgot Password?
Questions? Our Investor Relations team is available to help 8 AM - 6 PM PST Monday to Friday. Contact us at (877) 977-2776.
Forgot Password
Enter your email address to receive a code to reset your password.
Enter the code sent to your email address below and your new password.

Resend Code

WELCOME
Welcome,

Welcome to RealtyMogul! We need to ask a few additional questions to get to know you.

Your Net Worth
Are you interested in 1031 exchanges?
Thank you!

We’ve received your information and updated your Investor Profile.

Welcome to RealtyMogul

As part of RealtyMogul's commitment to transparency, we want to inform you that you have been directed to our website from an unaffiliated third-party marketing company who is compensated up to $250 for each investor who registers on our site. RealtyMogul and its affiliates have no relationship with the marketing company other than this compensation arrangement. RealtyMogul and its affiliates are not responsible for the preparation or accuracy of, and do not explicitly or implicitly adopt or endorse, any content provided by the unaffiliated marketing company.