Risk and Quality Controls
Steps we take to mitigate risk on the Platform

We run extensive background checks, criminal checks, bad actor checks, and reference checks on sponsors. In addition to never allowing a sponsor with a criminal history / any securities related issue to use the platform, we may also turn down sponsors due to poor reference checks even if background and criminal checks come back clear.

Escrow accounts

We require unaffiliated sponsors to use an unaffiliated third-party escrow agent. When an investor makes an investment with unaffiliated 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 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.

Boots on the ground

Our controls include visiting every property (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.

Detailed Checklists

We have robust quality controls with detailed checklists and a review of third-party reports.

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
Target IRR  18.8%-20.2% *
Target Avg. Cash on Cash* 8.2%
Estimated Hold Period* 5 years
View our Risk and Quality Controls.
*Please carefully review the Disclaimers section below, including regarding Sponsor’s assumptions and target returns
95% Leased Student Housing
Offered By
St. Clair Holdings - Student Quarters
Investment Strategy Value-Add
Investment Type Equity
Property at a glance
St. Clair Holdings - Student Quarters St. Clair Holdings - Student Quarters
Acquisition Price $34,375,000
Investment Highlights
Opportunity to invest alongside an institutional capital partner with over $7.5 billion in real estate assets under management.
Both the Sponsor, Student Quarters, and the property manager, Peak Campus, are entirely student housing focused.
Realty Mogul investors will participate in a portion (6.0%) of the Sponsor's promote.
Cumulative Distributions

St. Clair Holdings - Student Quarters

St. Clair Holdings is a real estate investment company focused on a combination of opportunistic acquisitions and value-added programs that lead to high yield investment opportunities throughout the Southeast and Midwest United States.  The firm focuses on three strategic investment areas: student housing, residential development, and apartments.  St. Clair has approximately $400 million in assets between its three investment strategies.

Student Quarters is St. Clair Holdings' student housing investment arm.  They seek to acquire well-located, often underperforming, boutique properties within walking distance to universities in the Southeast, Mid-Atlantic, and Midwest and reposition them to create new campus portfolios. Through efficient management and a student-centric focus, Student Quarters offers choice-located housing options that are affordable and practical for students and profitable for investors. The current partnership between St. Clair and Student Quarters was commenced in 2012.  See examples of other Student Quarters projects here.

Student Quarters currently owns approximately 3,800 beds over 16 student housing complexes.  Current assets under management are greater than $130 million of solely student housing and the Sponsor's focus stretches geographically from Michigan to Texas.


  • W. Colin Cavill - Managing Principal - St. Clair Holdings, LLC
  • Andy Feinour - President - Student Quarters, LLC
  • Andrew T. Layton - Chief Acquisition Officer - Student Quarters
W. Colin Cavill - Managing Principal - St. Clair Holdings, LLC

W. Colin Cavill has over 25 years of success on two continents in leadership, operations and capital markets and with deep experience as an entrepreneur, real estate investor and developer, operator, and business owner.  An Australian native, Colin began his commercial real estate career in Brisbane.  Colin is very well known in the real estate industry for setting standards, an eye for detail, creativity, and driving results.  For over 15 years, Colin served as a Partner and broker for industrial assets with Colliers International where he specialized in complex investment sales, equity placement, and joint ventures.  During his tenure with Colliers, Colin completed over 370 transactions in 32 states and represented over $1.3 billion in volume.

Colin takes an active, hands-on approach to his work, from rezoning negotiations, site development, construction, leasing, operational support, and asset management.  He leads his current company, St. Clair Holdings, LLC with impeccable integrity and believes that the key to success is to build equity, trust, and life-long partnerships.  His repeat institutional partners include JP Morgan, Lubert-Adler, and Protective Life Insurance.

Colin holds a Bachelor of Business in Real Estate Valuation from the University of Queensland and the Australian designation of chartered surveyor, Australian Valuers and Land Economists, AVLE (Econ).  Colin has been a lifelong supporter of Children’s causes and serves in leadership roles for both The Empty Stocking Fund and Downtown Children Development Center.  Colin also serves on the Trust for Public Land Advisory Board and the national Sustainable Development Council for ULI.

Andy Feinour - President - Student Quarters, LLC

With more than 15 years of experience, Andy Feinour is an authority in student housing.  As President of Student Quarters, a division of St Clair Holdings, Andy is responsible for generating high yield returns for investors by transforming underperforming, non-institutional units in to prime, yet affordable, student housing.  He leverages deep industry knowledge and consulting experience to assess, acquire, and improve properties, while keeping student needs in mind.

Prior to Student Quarters, Andy served as Senior Vice President at Carter & Associates, a leader in the development of student housing.  In this role, he led the firm’s off campus student housing development efforts and has been instrumental in projects totaling over 2,300 beds throughout his career. 

Andy holds an MBA from the Darden Graduate School of Business and a Bachelor of Science in Commerce from the McIntire School of Commerce, both at the University of Virginia.

Andrew T. Layton - Chief Acquisition Officer - Student Quarters

As Chief Acquisition Officer of Student Quarters, a division of St Clair Holdings, Andrew Layton is responsible for leading the origination, underwriting, structuring and due diligence efforts involving both the acquisition and development of student housing assets for Student Quarters’ investors.

Andrew was most recently Director of Acquisitions for Kayne Anderson real estate private equity activities where he originated and structured transactions in excess of $1 billion involving both the acquisition and development of off-campus student housing assets for Kayne Anderson’s $136 million Fund I and $580 million Fund II. During his tenure, he spearheaded “pipeline” relationships with nationally recognized and industry leading developers, owner/operators, brokers, and property managers.

Prior to joining Kayne Anderson in 2008, Andrew was a vice president in the Acquisition Finance Group for ING Capital, LLC, where he originated and structured senior secured credit facilities. At ING, Andrew had also previously been solely responsible for the restructuring of a telecommunications debt portfolio and several non-performing real estate loans, and had managed capital market transactions for privately-held and publicly-traded real estate companies.

Andrew began his career in real estate investment banking and structured finance at BT Alex. Brown. Andrew earned a B.A. in Public Policy Studies and Political Science from Duke University in 1990, a J.D. from Georgetown University Law Center in 1993, and a M.B.A. from the University of Maryland in 1996.


At A Glance

Investment Strategy: Buy and Hold
Projected Hold Period: 5 years
Total Purchase Price1: $34,375,000
Total Project Budget1: $37,476,155
Property Type: Student Housing
Total Beds2: 1,108
Distributions to Realty Mogul 52, LLC3: Pari passu to an 12.0% IRR,
then 83.3/16.7 split to a 17.0% IRR,
then a 66.7/33.3 split to a 21.0% IRR,
then a 58.3/41.7 split thereafter
Realty Mogul 52, LLC investors then
receive 6.0% of Sponsor's promote
Projected First Distribution: June 2016
Distribution Schedule: Quarterly
Investor Funding Deadline: December 18, 2015
Estimated Closing Date: December 31, 2015

1)  If the Portfolio does not acquire the Fulton Place property than the anticipated total purchase price and total project budget will be approximately $23.4 million and $27.7 million, respectively.

2)  These figures assume Fulton Place is acquired as part of the Portfolio.  If not the Portfolio will consist of 864 beds, 228 units and 17 buildings. 

3) See Financials tab for greater detail on Realty Mogul 52, LLC distributions.

Investment Details

Student Quarters (the "Sponsor") plans to acquire and increase the net operating income of The Park, The Heights at 1301 and Fulton Place (together the "Portfolio").  The Park was acquired October 15, 2015, the Heights at 1301 was acquired on October 29, 2015, and Fulton Place is anticipated to close on or before February 29, 2016.  It is anticipated that investors in Realty Mogul 52, LLC will invest in the Portfolio by year-end 2015.

Greensboro, NC - Fulton Place and The Park

The Sponsor’s business plan for Fulton Place and The Park is focused on driving revenues primarily through an improved property management strategy and a selected capital improvement expenditure plan ($1,025 per bed at Fulton Place and $1,190 per bed at The Park). 

The Sponsor believes that the current property manager, who is smaller and not student housing focused, is missing extensive additional revenue opportunities (such as renting on a "by bed" basis as opposed to a "by apartment" basis) and doesn't have the necessary scale to minimize expenses.  The Sponsor intends to increase net operating income by driving revenue through the new, by-bed leasing approach as well as other revenue generators, such as a furniture rental program, geared specifically towards college students, while minimizing operational costs and implementing the capital program.  The Sponsor also anticipates being able to charge tenants for certain utility expenses which are currently inclusive in tenant rental rates later in the hold period, after the capital expenditure plan has been implemented at the properties. 

To help implement the business plan the Sponsors have chosen Peak Campus, the property management service whom has systematically served as the sole property manager provider for the Sponsor.   Peak, who is already the property manager at the Johnson City property, is the second largest student housing property manager in the US, with $2.6 billion in student housing assets under management.  Peak is headquartered in Atlanta, GA, as is the Sponsor, allowing them to interact frequently and giving the Sponsor persistent clarity as to the execution of the business plans for the assets in its portfolio. 

Johnson City, TN - The Heights at 1301

The business plan for The Heights at 1301, which is the closest non-campus student housing to campus at East Tennessee State University, is focused on making select capital improvements to drive rents.  The Sponsor views the project as currently efficiently managed for its physical state, as the Sponsor’s preferred property manager Peak Campus already manages the property. 

The asset is one of three student housing assets in the market.  The other two assets currently rent at $100 - $135 per bed above the Property, per the Sponsor.  The Sponsor plans to implement a modest capital expenditure plan ($850 per bed) and push rents an average of 5.5% per year for the first three years of the hold period, before stabilizing in year three at $462 per bed, growing rents at 3.0% into perpetuity thereafter.  Average rents per bed were $392 for the 2013-2014 academic year and $412 for the 2015-2016 academic year. 

The Sponsor plans to hold the Portfolio for five (5) years before exiting the investment, but the hold period could be longer or shorter. Realty Mogul investors have the opportunity to participate as equity stakeholders and earn a share of the cash-flow and appreciation. Investors may expect to receive quarterly updates and distributions, with the first distribution expected in June 2016 and on a quarterly basis thereafter.

Investment Highlights

  • The Largest Limited Partner in the Investment is a Real Estate Investment Firm that has over $7.5 Billion in Real Estate Assets Under Management
  • Current Portfolio Occupancy is above 95%, which is Consistent with Historical Occupancy
  • Institutional Sponsor with $130 million in Student Housing Assets Under Management
  • Institutional, Student Housing-Focused Property Manager
  • Realty Mogul 52, LLC Investors will receive 6.0% of the Sponsor's Promote
  • All Properties in the Portfolio are Within One Mile of Campus
  • If Fulton Place does not close on or before February 29, 2016, then Realty Mogul 52, LLC investors will receive a return of capital (estimated at approximately $240,000) and pay a reduced broker-dealer fee

Risks and Risk Mitigation*

  • 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.
  • Illiquid Investment - Transfer Restrictions & No Public Market: The transferability of membership interests in Realty Mogul 52, LLC 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. 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.
  • Management Risk: Investors will be relying solely on the Sponsor for the execution of its business plan. The Sponsor may in turn rely on other key personnel with relevant experience and knowledge, including contractors and consultants. Members of the investment (including Realty Mogul 52, LLC) will agree to indemnify the manager in certain circumstances, which may result in a financial burden if any litigation results from the execution of the business plan.  Realty Mogul 52, LLC is pursuing a venture capital strategy through its investment in the Portfolio, and the manager of Realty Mogul 52, LLC is expected to be treated as an investment adviser exempt from federal or state registration under this strategy.
  • Manager of Realty Mogul 52, LLC Will Participate in Sponsors' Promoted Interest:The manager of Realty Mogul 52, LLC will be entitled to a participation in the value of any excess distributable cash flow and any appreciation of the property realized upon its sale. This could lead to a potential conflict of interest between the manager and Realty Mogul 52, LLC. Investors must recognize and agree to waive and bear the risk of this conflict of interest. 
  • Uncertain Distributions: The Sponsor cannot offer any assurances that there will be sufficient cash available to make distributions to its members (including Realty Mogul 52, LLC) from either net cash from operations or proceeds from the sale or refinancing of the asset. Sponsor, in its discretion, may retain any portion of such funds for tenant improvements, tenant refurbishments and other lease-up costs or for working capital reserves. Sponsor has chosen to make distributions quarterly, in its sole and absolute discretion. 
  • Risk of Interest Charges for Sponsor Capital Calls: The amount of capital that may be required by the Portfolio from Realty Mogul 52, LLC is unknown, and although the investment does not require that its members contribute additional capital to it, it may from time to time request additional funds in the form of loans or additional capital.  Realty Mogul 52, LLC does not intend to participate in a capital call if one is requested by the Sponsor of the investment, and in such event the Sponsor of the investment may accept additional contributions from other members of the investment.  Amounts that the Sponsor or other members of the investment advance on behalf of Realty Mogul 52, LLC will be deemed to be a manager loan at an interest rate of 18% or a 1.5x equity contribution.  In either case, Realty Mogul 52, LLC's interest in the investment would suffer a dilutive effect.  To create a buffer against a capital call Realty Mogul 52, LLC will overraise equity by $10,000 and set aside such money in a capital account for protection against potential future capital calls.  Should such money never be needed, it will be returned to Realty Mogul 52, LLC investors upon the disposition of the Portfolio.
  • Risk of Discounted Equity Buyout: Realty Mogul 52, LLC investors equity is being used to satisfy a portion of the Sponsor's equity requirement for the acquisition of the Portfolio, per the Sponsor's operating agreement with Harrison Street.  In the operating agreement between the Sponsor and Harrison Street, the Sponsor is subject to Bad Boy provisions (such as, waste, fraud, misappropriation, bankruptcy, violation of Single Purpose Entity covenants, or incurring subordinate debt without lender's consent). As such, should the Sponsor be found guilty of Bad Boy acts by Harrison Street, Realty Mogul 52, LLC investors could potentially be bought out of the investment at 75% of Fair Market Value, per the operating agreement between the Sponsor and Harrison Street.  Realty Mogul 52, LLC investors' 6.0% participation the the Sponsor's promote is intended to compensate them for this risk.
  • Student Housing is Subject to Significant Capital Requirements: Due to the nature of student tenants, there is historically a need for significantly greater capital reserves in student housing than standard multifamily projects. The Sponsor has budgeted $150 per bed per year in reserves to account for this.
  • Risk Associated with College Populations & Dormitory Construction: As the tenant base of the Portfolio is primarily students, should either school have a decline in population or closure due to a decrease in funding or any other factor, it could adversely effect the ability to lease the Portfolio.  Alternatively, should either of the colleges elect to construct significant new on-campus student housing options it could also adversely effect the ability to lease the Portfolio.
  • Uncertain Refinancing Debt Terms: The Portfolio is being acquired with the use of a subscription line of credit to satisfy the debt requirements for both The Heights at 1301 and The Park.  Fulton Place is being acquired with assumed debt which will mature during the expected hold period.  While the Sponsor has term sheets for loans on both The Park and The Heights at 1301 which are favorable to underwritten projections, future market volatility or interest rate increases could lead to refinance loan terms for each of the three properties in the Portfolio being inferior to underwritten projections.  
  • Uncertain Exit Timing: Although it is anticipated that the Property will be sold at the end of the expected five (5) year hold period, Realty Mogul 52, LLC will not have full control over the timing of the sale of the Property, and therefore we cannot offer assurances of when the exit will occur. 
  • Uncertainty of Fulton Place Acquisition: As of date of this offering, the assumption of the Freddie Mac loan on the Fulton Place property by the Sponsor and the institutional LP partner has yet to be approved by Freddie Mac.  Should this assumption not be approved in time to acquire Fulton Place on or before February 29, 2016 then the property will not be acquired as part of the Portfolio.
  • RM 52, LLC Investors Could Experience Cash Drag on a Portion of their Investment in the Portfolio:  Should the Fulton Place property not be acquired by the investment date of RM 52, LLC in the Portfolio, RM 52, LLC investors will experience cash drag on the investment dollars which would have otherwise been invested in the Fulton Place property.  These dollars will not begin to count towards RM 52, LLC investors' IRR waterfall calculation until such time as they are invested in the Fulton Place property.  Should the Fulton Place property not be acquired by the Portfolio on or before February 29, 2016, then RM 52, LLC investors will have their principal investment which would have been invested in the Fulton Place property returned as a cash distribution.
  • General Economic and Market Risks: While the Sponsor has conducted significant research to justify the intended rental rates and sales price relative to comparable properties in the market, its best efforts to forecast economic conditions cannot state for certain whether or not investor sentiment and the capital markets will be favorable to the property at the intended disposition date. The real estate market is affected by many factors, such as general economic conditions, the availability of financing, interest rates and other factors, including supply and demand for real estate investments, all of which are beyond the control of the Sponsor​​.

*The above is not intended to be a full discussion of all the risks of this investment. Please see the Risk Factors in the Investor Document Package for a discussion of additional risks.

The above presentation is based upon information supplied by the Sponsor.  Realty Mogul, Co., RM Manager, LLC, and Realty Mogul 52, LLC, 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 investment will be structured as the purchase of limited liability company interests in Realty Mogul 52, LLC. Realty Mogul 52, LLC, (the “Company”) will invest in SQ Investor, LLC, a Delaware limited liability company (“Sponsor”) that expects to indirectly, through other LLCs, acquire and manage a portfolio of three (3) student housing complexes, (the "Portfolio"), two of the complexes (Fulton Place and The Park) are located near the University of North Carolina in Greensboro, NC and the third complex is located in Johnson City, TN (The Heights at 1301), near East Tennessee State University.  Realty Mogul 52, LLC is a special purpose entity pursuing a venture capital strategy, and will be advised by RM Manager, LLC, an exempt reporting adviser and a wholly-owned subsidiary of Realty Mogul, Co.

Property Information
Addresses: 742 Fulton Street, Greensboro, NC (Fulton Place)
2119 Spring Garden Street, Greensboro, NC (The Park)
1301 Seminole Drive, Johnson City, TN (The Heights at 1301)
Years Built: 2008 (Fulton Place)
1996 (The Park)
2000 (The Heights at 1301)
Current Occupancy: 95%
Total Beds*: 1,108 (302 units)
Total Buildings*: 24
Distance From Campus: Fulton Place - 0.5 miles
The Park - 1.0 miles
The Heights at 1301 - 0.2 miles

Note:  These figures assume Fulton Place is acquired as part of the Portfolio.  If the Portfolio does not acquire Fulton Place, it will then consist of 864 beds, 228 units and 17 buildings. 

Location Information

The Portfolio is located in the college towns of Greensboro, NC, home of The University of North Carolina at Greensboro, and Johnson City, TN, the home of East Tennessee State University.

Demographic information below provided by​the 2014 US Census​ and www.onboardnavigator.com, and relates to Greensboro, NC.

Greensboro, NC - Fulton Place and The Park

Greensboro is the third largest city in North Carolina, with a greater metropolitan population of approximately 280,000 per the 2014 US Census.  The University of North Carolina Greensboro, the college which the Properties serves as a student housing option for, serves approximately 16,000 students at its main campus in Greensboro.  The school puts both Fulton Place and The Park on its list of recommended off-campus student housing, with Fulton Place being the college's first suggested off-campus housing destination.  On campus student housing has a variety of options, ranging from $382 - $644 per month, if treating a semester’s tuition as six months of rent, per Greensboro's website.  Average monthly rent in year one of the hold period is $499 at Fulton Place (utilities included) and $418 at The Park (utilities included). 

Johnson City, TN - The Heights at 1301

Johnson City, TN has a population of roughly 65,000 per the US Census, making it the ninth largest city in the state of Tennessee, and East Tennessee State University comprises a healthy portion of the town’s population with over 14,500 students attending the college. The college is located in the Southern Central part of the town, and its facilities comprise a large portion of the center of the town’s business loop.  Private bedrooms on campus (The Heights is entirely four bedroom, four bathroom units) run from $489 - $857 per month, whereas the average per unit rent at The Heights in the first year of the hold period is $412 per month.

The above presentation is based upon information supplied by the Sponsor.  Realty Mogul, Co., RM Manager, LLC, and Realty Mogul 52, LLC, 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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