DiversyFund Park Blvd San Diego, CA. 14% Quarterly Return Multifamily Investment Passive Income

Transcription

1 DiversyFund Park Blvd San Diego, CA 14% Quarterly Return Multifamily Investment Passive Income

2 3922 Park Boulevard San Diego, California Fully Entitled to Build 58 Multifamily Units and 5,000 SF of Commercial Space 80,000 SF of Modern Luxury Living Experience Located in the Heart of the Thriving Hillcrest Neighborhood Desirable Urban Lifestyle, Close to Hip Bars + Restaurants Central Location, Close to Downtown and Balboa Park Project Overview A+ Location Modern Features Desirable Aesthetic 2

3 Multifamily MIXED-USE PROJECT 14% Quarterly PAYMENTS TO INVESTORS Passive Income INVESTMENT Overview 3 Mixed Use Multifamily Quarterly Payments Passive Income

4 3922 Park Boulevard San Diego, California PROJECT Project Phase Pre-Construction Asset Type MultiFamily Planned Building 58 Units Location San Diego, CA Acreage 0.35 AC / 15,306 SF Entitlements Fully Entitled Building Permit Application Submitted Jan 2017 INVESTMENT Investor Return 14% Return Paid Quarterly Investment Term 1 Year Investor Priority Protection Yes Min. Investment Amount $10,000 Exit Construction Loan Investment Overview Quarterly Returns Priority Protection 4

5 Key Deal Points Asset Type Investment Term Investment Return Return Paid Multifamily 1 Year 14% Quarterly Project Phase Current Phase Entitlement Pre-Construction Construction Stabilized Investment Overview Lowered Risk Higher Returns 5

6 Current Phase - Raise 1 Pre-Construction Raise 2 Construction / Stabilization May 2017 Year 1 Year 2 Year 3 Construction Loan Permanent Loan Investment Raise 1: Acquisition and Pre-Construction Investors will receive 14% annualized dividends, paid quarterly. Principal will be repaid to Investors upon closing the Construction Loan in approximately 1 year. Investment Raise 2: Construction and Stabilization Investors from Raise 1 will have the option to remain in the deal for an additional 2 years. Investors will continue to receive 14% annualized dividends, paid quarterly. Principal for Raise 2 investors will be repaid in approximately 2 years upon the closing of the Permanent Loan. Investment Timeline 14% Quarterly Payout 1 Year Term 2 Year Extension Option 6

7 Project Schedule - DiversyFund Park Blvd Investment Start Current Phase Pre-Construction Investor Takeout - Principal Repaid Construction Loan Closes Project Schedule 1 Year Investment Term 7

8 What Am I Investing In? Crowd Investors Investors Own Shares in the Investment Vehicle Investor Funds Are Used To: 1. Close the Acquisition Loan for the Property 2. Complete Pre-Construction Activities - Finish Architectural Drawings - Obtain Construction Loan for Investor Take Out DiversyFund Park Blvd, LLC Investment Vehicle Owns the Multifamily Property 3922 Park Blvd San Diego, CA Multifamily Property Building an Income Producing Real Estate Asset Investment Structure Crowdfunding Investment Structure 8

9 Costs of Pre-Construction Phase* Land Acquisition Land Value 3,650,000 Closing Costs (Title, Legal, Escrow) 55,000 REAL Dev. Assignment Fee 50,000 Financing Costs Origination Fee 58,400 Loan Interest Reserve (9 Mos.) 197,100 Pref. Equity Interest Reserve 180,390 Offering Legal 30,000 Pre-Construction Costs Architect, Engineering, Etc. 450,000 Development Fee (Pre-Const.) 157,500 Construction Mgmt Fee 90,000 TOTAL 4,918,390 Funding Sources Acquisition Loan 2,920,000 Sale of Preferred Units 1,898,390 1,740,890 Developer Common Equity 100,000 TOTAL 4,918,390 *Please see Projections Disclaimer on the final page of this package Financial Overview Sources & Uses 9

10 Current Valuation of Property Purchase Price: $3,650,000 Fair Market Value: $4,462,447 (4.5% Cap Rate) Land Comparable Value: $4,550,000 ($70K/Unit) Current Cashflowing Commercial Property Off-Market Deal Distressed Sale Market Rent Roll for Existing Structures Unit Type Units Avg Rents Commercial 4 $ 2,312 Detached Craftsman 4 $ 1,800 Apartment Flat 4 $ 1,300 Total Monthly Gross 12 $ 21,648 Collateral Value Under-Market Purchase Cash Flowing Property 10

11 Aerial Current/ Proposed Address th Ave th Ave th Ave th Ave. San Diego, CA San Diego, CA San Diego, CA San Diego, CA /16/2015 2/25/2014 Available 7/19/ ,154 20,075 Three Parcels: 24,585 Six Parcels: 56,988 $336 $265 $488 $ $192,857 $118,444 $196,721 $114,084 Condominium Condominium N/A N/A Currently under construction. Condos priced around $1,000 per SF Height was restricted. Does not face the park. Project Complete, sales strong. Property is available and waiting for zoning density increase. 2-3 property owners within block are hindering larger development. $12,150,000 $5,330,000 $12,000,000 (asking) $16,200,000 Proximity Sale Date Lot SF Lot $/Sq. Ft. Buildable Units $ / Unit Unit Type Notes Sales Price Land Comparables 11 Subject Site in Purchase $56,154 / Unit

12 Location: APN: Site Area: Zoning: Building Application: Purchase Price: 3922 Park Blvd. is in the Hillcrest neighborhood of San Diego. Subject property is located near the corner of Park Boulevard and University Avenue ,306 SF / 0.35 AC CC-3-8: Is intended to accommodate development with a high intensity pedestrian orientation and permits a maximum density of 1 dwelling unit for each 600 SF of lot area. City of San Diego Project # $3,650,000 Executive Summary Central Urban Location High Density Zoning 12

13 13 Site Plan

14 Exterior Elevations West and East Elevations 14

15 Exterior Elevation North Elevation 15

16 Building Section East and West Section 16

17 Forbes: Where to Invest in Housing in 2017 San Diego Market Press Top 15 City to Invest in 17

18 San Diego Year-Over-Year 2016 Trends Rent Growth: 8.07% Vacancy: 2.17% Population: 1,391,676 Population Growth: 0.9% Unemployment: 4.90% Job Growth: 2.22% Housing Status: Undersupply Market Summary 18 San Diego, CA 2016 Snapshot

19 Property Location Prime California Real Estate Urban Infill 19

20 Property Location Walkable Hip Central 20

21 Property is located at the Northwest corner of Park Blvd & University Ave in the heart of San Diego s Uptown neighborhoods. This location is central to the Balboa Park neighborhoods of Mission Hills, Hillcrest, North Park, and University and Normal Heights and a hot bed for new retail, restaurants, pubs, wine bars and casual eateries. Center of the Rapid 215 Transit connection between SDSU and Downtown and a Future Trolley Line Near Proximity to the Hillcrest Gateway area, a highly energized group of property owners in the area that are working together to create a Gateway District. Location Highlights Metro San Diego Highly Amenitized Location Transportation Closeby 21

22 Nearby Amenities Trendy Bars Popular Eateries 22

23 Housing Undersupply Housing Demand San Diego County Since

24 San Diego Multifamily Market Marketpointe tracks 832 rental projects in the county and 131,287 units and vacancy been dropped in half to 2% while rents have increased almost 20% the past 4 years Rents have climbed 6-8% in 3 of the last 4 years, with 2016 experiencing the largest growth The rent growth spurt is alongside 2,300 to 2,400 units per year of absorption 2015 was a record year with over 3,500 units absorbed in projects opened that year 2016 pipeline of under construction is just over 3,000 units Units are getting smaller in new projects and the pipeline continues to be Central San Diego where there is a 35% premium rent for the urban neighborhoods State of the Market San Diego Homes Development Fall

25 San Diego Vacancy Rates - Decreasing San Diego Absorption Trend - Increasing Vacancy / Absorbtion San Diego County

26 DiversyFund is a leading real estate crowdfunding investment platform that has funded over $100 million in real estate investments. Unlike competing sites, Diversyfund develops all of its projects itself for maximum quality control for its investors. The Company focuses exclusively on California real estate in primary markets such as Los Angeles, San Francisco, San Diego and Orange County. Over 90% of DiversyFund s investors reinvest with the firm. Traditionally, DiversyFund has focused on multi-million dollar residential investments in California s gateway cities. DiversyFund is now offering commercial real estate investments such as multi-family and mixed use. CALIFORNIA INVESTMENT FOCUS $100 MILLION IN REAL ESTATE TRANSACTIONS 90% REINVEST RATE AMONG INVESTORS Development Company Strong Track Record Market Expertise Investor Loyalty 26

27 WE ACT AS THE DEVELOPER Rather than rely on third party developers, we take full accountability and develop the project ourselves. We see the project through from start to finish. We own an in-house Construction Division to maximize quality control and cost oversight. TRANSPARENCY AND MONTHLY REPORTING Our Investors receive detailed monthly construction and financial updates. We post monthly construction photos on social media so you can see your capital at work as the project gets built. NO SELLING COMMISSION. NO SERVICING FEES By doing the development in-house, we are paid the developer fee at the project level, which means we don t need to charge fees on your investment. You keep 100% of your investment return. WE ONLY INVEST IN MARKETS WE KNOW Other sites invest in markets across the nation, relying on third party market reports. We only invest in markets where we have personal, first-hand expertise. The Difference In-House Development No Fees for Investors Market Experience 27

28 Craig Cecilio, Chief Executive Officer & Founder Mr. Cecilio is a principal in DiversyFund, Inc. and the founder and CEO of California Coastal Funding Group, Inc. Mr. Cecilio has worked in the real estate industry for nearly 20 years. Over the course of his career, Mr. Cecilio has participated in the development of over 1,000 single family residences in California as either a joint venture equity partner, lender or sponsor. Mr. Cecilio also owns a California-licensed real estate lending business for residential renovations and ground-up construction (residential and multi-family) in California coastal markets such as San Diego, Orange County, Los Angeles and San Francisco, a loan servicing business and a real estate crowdfunding website known as Diversyfund.com. Since 1997, Mr. Cecilio has financed nearly $1 billion of real estate assets, having raised over $100 million in debt or equity for real estate transactions in the last three years, and has developed and managed over $25 million of residential property (renovations and ground-up). Mr. Cecilio also manages a real estate bridge loan fund that pre-funds many of the transactions later sold the DiversyFund investor platform. Mr. Cecilio is a graduate of the University of Colorado at Boulder. Alan Lewis, Chief Investment & Development Officer Mr. Lewis is a principal in DiversyFund, Inc. was formerly the head of the real estate private equity division of JF Capital, a real estate investment and development firm based out of Salt Lake City, Utah, where he oversaw capital raising, deal structuring and development work for Class A multi-family projects and master-planned residential communities. Prior to joining JF Capital in 2014, Mr. Lewis worked for nearly ten years on Wall Street as both an investment banker and a corporate lawyer, most recently working as a Managing Director of the Investment Banking Division of Brill Securities where Mr. Lewis provided financial advisory and capital raising services for high-growth companies and real estate projects. Prior to joining Brill Securities in 2010, Mr. Lewis practiced as a corporate attorney at Davis Polk & Wardwell, a Tier 1 ranked Wall Street law firm. His practice included IPO s, mergers and acquisitions, and commercial real estate, including the acquisition and refinancing of several Fifth Avenue commercial buildings and real estate development for a $6 billion private equity fund. Over his career, Mr. Lewis has worked on transactions totaling over $41 billion. Mr. Lewis received a BA from Brigham Young University and a JD from Columbia Law School. Development Team Real Estate Expertise Wall Street Experience 28

29 Address th St th Ave th Ave th Ave. # Upas St. # Park Blvd North Park Way San Diego, CA San Diego, CA San Diego, CA San Diego, CA San Diego, CA San Diego, CA San Diego, CA Neighborhood North Park Bankers Hill Hillcrest Bankers Hill Bankers Hill Hillcrest North Park Proximity 1.3 miles 1.6 miles 0.8 mile 2.0 miles 1.6 miles 0.2 mile 1.4 miles Complex The Earnest Broadstone Balboa Crest Urban Apartments The Louie Structure Mr. Robinson Post Office Lofts Built Bedrooms 1 Studio Studio 1 Bathrooms Square Footage , Parking 1 Garage 1 Garage 1 Garage 1 Garage 1 Garage 1 Garage 1 Space Price Per Sq. Ft. $3.20 $4.21 $3.28 $3.48 $3.89 $3.01 $3.17 Rental Rate $2,100 $2,720 $2,200 $3,100 $4,200 $3,000 $1,900 Rental Comparables Studio 1-Bedroom 29

30 Address th Ave th Ave th Ave. # Upas St th Ave. # Park Blvd. # North Park Way San Diego, CA San Diego, CA San Diego, CA San Diego, CA San Diego, CA San Diego, CA San Diego, CA Neighborhood Bankers Hill Hillcrest Bankers Hill Bankers Hill Hillcrest Hillcrest North Park Proximity 1.6 miles 0.8 mile 2.0 miles 1.6 miles 1.7 miles 0.2 mile 1.4 miles Complex Broadstone Balboa Crest Urban Apartments The Louie Structure Park at 6th Mr. Robinson Post Office Lofts Built Bedrooms Bathrooms Square Footage 1,092 1,060 1,048 1,078 1,325 1, Parking 1 Garage 1 Garage 2 Garage 1 Garage 1 Garage 2 Garage 1 Space Price Per Sq. Ft. $3.75 $2.88 $3.63 $3.98 $3.58 $3.38 $2.92 Rental Rate $4,096 $3,050 $3,800 $4,295 $4,750 $2,700 $2,525 Rental Comparables 2-Bedroom 30

31 Rental Comparables Comparable Modern Luxury Apartments 31

32 THIS PRESENTATION does not constitute an offer to buy or sell securities. Prospective investors should not rely in whole or in part on this presentation. An offering can only be made pursuant to the delivery of a private placement memorandum and receipt of investment related documentation. The offer to invest in the securities and the sale thereof has not been registered under the securities act, or any state securities act. The securities are being offered and sold in reliance on exemptions from the registration requirements of such acts. The securities are being offered and sold only to bona fide residents of states in which such exemption is available, who can meet certain requirements, including net worth and income requirements, and who purchase the securities without a view to distribution or resale. All statements contained herein may constitute forward-looking statements. Forward-looking statements are generally identifiable by the use of the words may, will, should, plan, expect, anticipate, estimate, believe, intend, project, goal or target or the negative of these words or other variations on these words or comparable terminology. Forward-looking statements are based on current expectations and involve a number of known and unknown risks, uncertainties and other factors, many of which are beyond the Issuer s control, that could cause the project s or its actual results, levels of activity, performance or achievements to be materially different from any future results, levels of activity, performance or achievements expressed or implied by such forward-looking statements. No representation is made or assurance given that such statements or views are correct or that the objectives of the Issuer will be achieved. You should not place undue reliance on forward- looking statements and no responsibility is accepted by the Issuer or any of its directors, officers, employees, agents or advisers or any other person in respect thereof. The Issuer does not undertake to publicly update or revise any forward- looking statements that may be made herein, whether as a result of new information, future events or otherwise. The material contained in this document is confidential, furnished solely for the purpose of considering investment in the property described herein and is not to be copied and/or used for any purpose or made available to any other person without the written consent of the Issuer. In accepting this, the recipient agrees to keep all material contained herein confidential. *Projections Disclaimer: All projections were made based on certain assumptions regarding revenues and costs of the project, among other things, which may not equate to actual results. Although the Manager believes these assumptions to be reasonable, actual results will differ from the Manager s assumptions and related projections and may differ materially. A prospective investor, together with his or her financial and legal advisers, should independently evaluate the reasonableness of any assumptions or projections and should not place undue or significant weight on any projections by the Manager or any other persons. The securities for this Project are not guaranteed to repay principal or any return and an investor could lose some or all of its investment (see private placement memorandum for details). Disclaimer 32