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Gardens on Paris — Aurora, COInvest in a value-add multifamily asset in the growing market of Aurora, Colorado,known for its coveted lifestyleAn opportunity to invest in the strong Aurora multifamily submarket, which has been ranked inthe top 3 jobs markets1 in the U.S. within the last 2 years. The asset is located adjacent to theFitzsimons Life Sciences District, which is fueled by a 5.4B investment and employs acombined 25,000 people.2 This is our 4th deal with the sponsor, two of which are active, andone of which exited recently well above business plan projections3.Property DetailProperty TypeMultifamilyUnit Count149 Units.(avg. 742 SQF/unit)Building Count7Year Built1960Project TypeValue-addAsset ClassCProperty Address1612 – 1690 Paris St& 1645 Peoria St,Aurora, CO 80010Asset TypeFinancing TypeEstimated NOI Generated to Equity InvestorsMultifamilyEquity5%* (Avg. per year, Starting Year 2, Net of all fees)Estimated Holding PeriodMinimum Investment36 Months 25,000Project TypeIncome-GeneratingInvestment Highlights1. Strong, Growing SubmarketThe Denver-Aurora-Lakewood metro area is the most expensive noncoastal rental market in theU.S. and is home to more than half of Colorado’s population.4 The average rent in Aurora isshowing a 23% Y/Y increase as of March 2022 for both 1BR and 2BR units.5 Further, home valueshave increased 23% over the past year and industry experts predict a 21.5% increase in the nexttwelve months6, driving more demand for rental properties as people seek more affordablehousing alternatives to buying. The Aurora lifestyle draws a young demographic, attracted to itsemployment opportunities, its vivid natural landscapes, and its outdoor activities.* The indicative performancenotifications herein above weredetermined based on the followingstipulations: an investment’s EstimatedNet Operating Income (NOI) amountthat is generated to Equity Investors isdetermined by deducting fees andexpenses from the current rent roll andother cashflows. We confirm these2. Experienced Sponsornumbers by comparison with compsDB Capital is a California-based multifamily investment group that targets value-add and core-received from appraisers. Theplus multifamily investments in submarkets with an educated, stable workforce and highperformance notifications areproximity to major employment hubs. This is iintoo’s 4th deal with the sponsor including twohypothetical based on the methodologyactive deals, in Aurora, CO and Austin, TX. Our first deal with the sponsor exited in Octoberherein above indicated and the actual2021, ahead of schedule and yielding 20.07% annual return, outperforming the business planperformance of an investment as statedprojection of 11.85%.3will vary over time and might not be3. Employment Opportunities in the Region, Ranked in Top 3 U.S. Job Marketsoperational figures are provided in theattained. The project’s detailedThe asset in centrally located in Aurora, adjacent to the Fitzsimmons Life Sciences District, andsurrounded by numerous employment hubs within easy commute by car or public transport,including Aurora Town Center, Buckley Air Force Base, Lowry, Cherry Creek, and DowntownDenver. The largest private sector employers are in healthcare and aerospace engineering,accounting for 73K jobs in thearea.7(1) WSJ: Austin, Nashville Rank at Top of Hottest U.S. Job Markets(2) Source: Adams County Rep: Fitzsimons Innovation Center(3) Source: Exit yielded 20.07%. Deal exited 10/2021(4) Source: KDVR: Metro Denver Most Expensive Noncoastal Rental Market(5) Source: Rent Dot Com: Average Rent Price Report(6) Source: Norada Real Estate: Denver Real Estate Market(7) Source: Biz Journals: Denver Area Private Sectorexpanded financials, which areavailable in the document center.All financial estimates are calculatedbased on the total capital iintoo equityinvestors contribute and are net of allfees.1
Property DetailsGardens on Paris is a gated community that consists of seven buildings with a blend of unit types thatrange in size from Studios to 3 Beds. The majority of units are 1 Bed / 1 Bath, ideal for a young, workingdemographic. The property is currently 95% occupied. Interior features include walk-in closets, and blackappliances. Common area amenities include a community clubhouse, playground, BBQ and picnic area.Unit MixUnit DescriptionUnit CountPercent MixSquare FeetTotal SFStudio1611%4597,3511 Bed / 1 Bath8054%67654,0782 Bed / 1 Bath2718%85122,9872 Bed / 1.5 Bath107%1,10911,0912 Bed / 2 Bath139%90811,7993 Bed / 2 Bath32%1,0973,291Total / Avg149100%742110,597Asset LocationThe asset is located on Paris Street, adjacent to the 578-acre Fitzsimons Life Sciences District, whichemploys 25,000 people. Gardens on Paris boasts a central location with access to bars, restaurants, retail,and employment in the surrounding area. The central location means that Denver Airport to the east, andDowntown Denver to the west, are both a 20-minute drive. The 15 bus route is within walking distance ofthe asset and provides access to Downtown Denver. Cherry Creek State Park and the Rocky MountainArsenal National Wildlife Refuge are both within a 20-minute drive.2Data provided by Sponsor-provided CBRE report
The MarketAurora, COThe Denver-Aurora-Lakewood area has been ranked in the top 3 job markets1 in the U.S. within the last 2years. This metro area is the most expensive non-coastal rental market as of April 2022 and is home to morethan half of Colorado’s population.2Aurora lies 8 miles east of Denver and is the third largest city in Colorado. The city’s five largest privatesector employers are in healthcare and aerospace engineering industries, at a combined 73K jobs.Additionally, the nearby Buckley Air Force Base employs approximately 12,000 workers.3Aurora has a young population4, with a median age of 34.Value-Add PlanInterior Capex is projected at 13k per unit, with planned upgrades to plumbing, and light fixtures. Additionalrenovations will include painting, new appliances, and upgraded cabinets. Exterior work includes upgrades tothe clubhouse, courtyard, and playground, as well as painting, signage, and renovations to parking lots androofs.[1] Source: WSJ: Austin, Nashville Rank at Top of Hottest U.S. Job Markets[2] Source: KDVR: Metro Denver Most Expensive Noncoastal Rental Market[3] Source: CoStar, Aurora-Denver Multifamily Submarket Report[4] Source: Data USA IO: Aurora, CO3
Property PhotosAsset Images - InteriorAsset Images – Common Areas & Exterior4
Sponsor DetailsDB CapitalDB Capital is a multifamily investment group that targets value-add and multifamily investments in submarketswith an educated, stable workforce and high proximity to major employment hubs, such as Colorado,California, Texas, and Utah. The group has its own property management subsidiary, Skyline ManagementGroup, that directly oversees much of their portfolio. Furthermore, the company’s organizational structure andinvestment strategy focuses on concentrated markets with a localized presence in order to improve thecompany’s ability to identify and pursue local opportunities.Sponsor Track RecordProperty Name1850 11th Street, CASale Date# Units111/20/201667511 Lexington Ave, CA11/9/201527/31/20172428 Kansas Ave, CA2/17/201617/31/2017925 N Curson Ave, CA7/10/201527/31/2017634 Arapahoe Street, CA5/1/201541/7/20199Edgewood Park, UT9/6/201828/5/202064Avenue East, UTPurchasePrice ( )Equity ( )ActualProfits ( 00Chateau De Ville, 112 N Normandine, den Chalet & Haven Gardens, UT ----iintoo 93Fir Street, mpo West Apartments, 5Terra at Murrayhill, ,450Mueller Place (I & 981Lamar Station, orton Meadows, UT7/2/20193N/A323,600,0001,250,0001,907,8882515 Kansas Ave, 19228,800,00011,100,000Venice Apts, CARed Oak, TXMorton Meadows, SLCLamar Station, ry Apartments, UTExitedDateAcquiredTerra at Murray Hill, OR6/12/20197----13734,100,00013,300,000Red Owl Apartments, CO5/10/20207----4616,200,0007,200,000Union Square Apartments, UT23/12/202010----13916,000,0005,100,000NW Austin Portfolio TX28/01/20215----42249,800,00016,400,000Spring Hollow, UT1/6/20213----8812,250,0005,200,000Apex on Highline, CO ––– iintoo deal6/30/20213----13831,000,0009,665,000Twin Trees, UT11/9/20213----4313,015,0004,700,000Laurel Woods, TX ----- iintoo 0,0005,100,000Salado Springs, TXAll dataprovidedby theLantanaTrace,TXSponsor.All data provided by the Sponsor.5
Estimated Cash DistributionsOngoing cash distributions and distributions from sale or refinance.To any of the Sponsor’s overrun loan or interest on the overrun loan; to repay capital contributionsof iintoo and the Sponsor and other investors to preferred return (11%) pro-rata. Remainder up to 17.5%IRR splits with the following percentages: 44.34% to iintoo, 25% to Sponsor (promote) and 30.66% toSponsor (in respect of its Membership Interests). Then, remainder splits with the following percentages:11.82% to iintoo, 80% to Sponsor (promote) and 8.18% to Sponsor (in respect of its Membership Interests).For more details, please see formation agreement page 7.Legal StructureUS Gardens On ParisAurora CO L.P.Sponsor & OtherInvestors59.12%40.88%OwnershipThe iintoo investor entity is expected to hold a59.12% stake in the special purpose entity thatJV LLCown the asset. Ownership of the asset is via atwo-tiered designated SPV held by investors.100%The principal of the Sponsor provides a1612 – 1690 Paris St& 1645 Peoria St,Aurora, CO 80010personal undertaking of the obligations of theSponsor under the JV agreement. iintoo willoversee and monitor the project until itsDeal Structurecompletion and provide investors withiintoo Debt* 1,650,000Deal InitiationCosts 124,000Total TargetedCapital Raise 1,774,000iintoo Equity 3,350,000Deal InitiationCosts 470,000Total TargetedCapital Raise 3,820,000Total Capital 5,594,000Sponsor & Other Equity Investors 3,457,021quarterly progress reports. See PrivatePlacement Memorandum for further details.BuyoutStarting at 18 months until 30 months from theproject start date, the Sponsor is entitled to abuyout right that should amount to a cash sumthat represents a return equal to the IRR of14.42% plus 7% of iintoo’s capital contribution.Capital StackBank Loan 22,850,000Sponsor & Other Investors 3,457,021iintoo Debt Investors* 1,650,000iintoo Equity Investors 3,350,000*Raised by overseas investors6
Financial Snapshot( ) SourcesBank LoanUses 22,850,000Acquisition Price 26,250,000iintoo Debt Investors 1,650,000Capital Improvements 3,303,775iintoo Equity Investors 3,350,000Purchase Costs 1,503,246 3,457,021Working Capital & OtherReservesSponsor & Other InvestorsTotal Sources 31,307,021Estimated Cashflow ( ) 250,000Total Uses 31,307,021Year 1Year 2Year 31,864,3742,167,4592,335,787Other Income323,064338,683351,955Total )(224,784)Property 76,176)(77,890)Repairs, Maintenance & (268,721)Marketing & Administration(63,325)(64,750)(66,207)Management (37,250)Total Expenses(978,233)(1,012,187)(1,043,673)Net Operating Income (NOI)1,209,2051,493,9551,644,069Debt 7,592)(40,316)Rental IncomePayrollUtilitiesAsset Management Fee(3,725)(3,809)(3,895)Application of Working Capital and Other Reserves226,72980,25037,250Net Cash Flow Before Tax389,786370,920430,742Estimated Cash Flow to iintoo 49Other CostsCapital ReserveEstimated Cash Flow to iintoo - Debt Investors (8% Interest)Partnership CostsEstimated Cash Flow to iintoo Equity PartnershipEstimated Cash Flow to iintoo GP (1% Ownership Rate)Estimated Cash Flow to iintoo Equity )-192,929193,094-1,9291,931-191,000191,1637
Financial SnapshotEstimated Waterfall Distribution at Sale 40,000,000 35,000,000 34,573,157 1,191,448 22,850,000 30,000,000 25,000,000 20,000,000 8,457,021 15,000,000 10,000,000 2,790,817 5,000,000 -Net Sale ProceedsCash flow fromOperationBank LoanReturn of Capital - Hurdle Return toiintoo & Sponsor iintoo& SponsorPro RataPro RataDistribution 416,692 1,250,075Sponsor PromoteProfits - iintoo &Sponsor Pro RataIncomeFor a more detailed financial breakdown of this offering, please refer to the expandedfinancials which are available in the Document Center. Note full disclaimer below.8
DisclaimerThe indicative performance notifications herein above were determined based on the following stipulations: Aninvestment’s Estimated Operational Net Operating Income (NOI) amount that is generated to Equity Investorsamount is determined by deducting fees and expenses from the current rent roll and other cashflows. Weconfirm these numbers by comparison with comps received from appraisers. The performance notifications arehypothetical based on the methodology herein above indicated and the actual performance of an investment asstated will vary over time and might not be attained.The above may contain forward-looking statements. Actual results and trends in the future may differ materiallyfrom those suggested or implied by any forward-looking statements in the above depending on a variety offactors. All written and oral forward-looking statements attributable to us or persons acting on our behalf areexpressly qualified in their entirety by the previous statements. Except for any obligations to discloseinformation as required by applicable laws, we undertake no obligation to update any information containedabove or to publicly release the results of any revisions to any statements that may be made to reflect events orcircumstances that occur, or that we become aware of, after the date of the publishing of the above.Private placements of securities accessible through the iintoo social network real-estate investment platform(the “Platform”) are intended for accredited investors. Such private placements of securities have not beenregistered under applicable securities laws, are restricted and not publicly traded, may be subject to holdingperiod requirements, and are intended for investors who do not need a liquid investment. These investments arenot bank deposits (and thus are not insured by the FDIC or by any other federal governmental agency), are notguaranteed by and iintoo Investments Ltd. (“iintoo”) or any third party working on our behalf, and may lose value.Neither the Securities and Exchange Commission nor any federal or state securities commission or regulatoryauthority has recommended or approved any investment or the accuracy or completeness of any of theinformation or materials provided by or through the Platform. Investors may lose heir entire investment.Equity securities are offered through Dalmore Group LLC. ("Dalmore"), a registered broker-dealer andmember of FINRA (www.finra.org), member of SIPC (www.sipc.org). Any real estate investment accessiblethough the Platform involves substantial risks. Any projections as herein stated, are hypothetical in nature,are based on methodology deployed regarding the likelihood of various investment outcomes, do not reflectactual investment results and are not guarantees of future results, and iintoo makes no representations orwarranties as to the accuracy of such information as herein stated and accepts no liability whatsoever.Investors should always conduct their own due diligence, not rely on the financial assumptions or estimatesdisplayed herein, and should always consult with a reputable financial advisor, attorney, accountant, and anyother professional that can help them to understand and assess the risks associated with any investmentopportunity. Any investment involves substantial risks. Major risks, including the potential loss of some or allprincipal, are disclosed in the private placement memorandum for each applicable investment.Neither iintoo nor its affiliates nor Dalmore Group LLC makes investment recommendations nor do they provideinvestment advisory services, and no communication, including herein or through the Platform or in any othermedium should be construed as such. iintoo, its employees and affiliates are not insurers or insurance brokers,and do not offer insurance services, advice or information to new or existing investors.The Terms of Use regulating your use of the Platform can be found at:https://www.iintoo.com/terms-of-use/The Platform's Privacy Policy can be found at:https://www.iintoo.com/privacy-policy/By accessing this site and any pages thereof, you agree to be bound by our Terms of Use and Privacy Policy.9
Gardens on Paris — Aurora, CO . Invest in a value-add multifamily asset in the growing market of Aurora, Colorado, known for its coveted lifestyle. Property Type Multifamily Unit Count Building Count 149 Units. (avg. 742 SQF/unit) 7 Year Built 1960 Project Type Value-add Asset Class C Property Detail. 1612 - 1690 Paris St & 1645 Peoria St .
