So-called micro-investing in private real estate is an increasingly accessible option for investors looking to diversify ...
Downtown Miami’s hottest neighborhood celebrates a true architectural icon. The luxury Brickell condos located at 1000 Brickell Plaza are an urban oasis developed by Ugo Colombo and designed by Luis Revuelta. Brickell Flatiron’s innovative architectural design introduces flowing curvilinear forms that soar sixty-four stories high—providing expansive bay and city views.
Brickell Flatiron’s exclusive lifestyle brings hotel-inspired living home. With five-star service and elite amenities, residents will experience the benefits of unsurpassed convenience and luxury at Brickell Flatiron.
The remarkable Sky Club on the 64th floor features 360-degree views of Miami and Biscayne Bay. The fully-attended swimming pool offers plush day beds, inviting lounge areas and a refreshing juice bar while the Sky Spa features a hydrotherapy circuit with steam, sauna, relaxation and treatment rooms.
The rooftop fitness center features stunning views of the Miami skyline as well as cutting-edge gym equipment, Pilates Studio, Spin Room and Yoga Studio. Additional amenities include the Flatiron Theater, Clubroom, Lounge, Billiards Room, Outdoor Lap Pool, Children's Playroom and separate Children's Pool.
Unit #3006, an 898 square foot, one bedroom, one and a half bath apartment with West-facing views of Downtown Miami.
Each private residence at Brickell Flatiron is designed to an exceptionally high standard, of uncompromising quality and originality. Meticulously selected materials blend seamlessly with Italian design to ensure that this gem becomes a Brickell landmark.
The kitchen includes Italian made, custom designed and fully accessorized Snaidero kitchen cabinetry with stainless steel back splash and Caesarstone counter tops, and Miele cook top with custom designed stainless steel exhaust hood.
The bathrooms include Italian manufactured and custom designed Milldue suspended cabinetry, Polished, imported Italian marble floor, base, and accent walls made in Italy.
*Images of units above are model units and not the actual unit we are purchasing.
Compound is the easy way to build a diversified portfolio of beautiful apartments in some of the world's best cities. Compound slices each apartment into 100,000 equity interests so investors can realize the economic benefits of ownership without the hassles and headaches. Receive potential dividends from rental income and build wealth through potential appreciation.
On May 29, 2020 we entered into a purchase and sale agreement to acquire unit 3006 for $465,000. We have estimated a total capitalization for the acquisition to be $532,000 which includes closing costs associated with the purchase of the property, offering costs, (for this offering and potentially other equity offerings), fees paid to Republic, and operating and capital reserves. In the event that we have overestimated the total capital required, we intend to distribute any excess capital to investors. The closing of the acquisition is expected to take place by July 31, 2020.
Following the completion of the purchase and sale, we intend to lease the apartment and operate as a traditional rental unit. Once the property is rented, we intend to make semi-annual dividend payments based on cash available.
* All financial figures are estimates only. These estimates are not based on actual investment results and are not guaranteed of future results.
Compound is primarily focused on sourcing opportunities that have the potential for capital appreciation. We intend to hold the property for a period of 3-5 years after we complete the acquisition. Total return on investment will consist of a combination of current income that will be received during the time we hold this property and capital appreciation that may be realized when we sell the property.
Please refer to the FAQs for more information about return estimates.
1000 Brickell Plaza, Miami, Florida
Known as one of the world's most popular vacation spots, with trendy nightlife, beaches, art galleries and world-class hotels, Miami is also a major center and leader in finance, commerce, culture, arts, and international trade and the cultural, economic and financial center of South Florida.
Home to one of the country’s most spectacular waterfront skylines, Downtown Miami is the central business and finance center in South Florida and serves as an important commercial and cultural nexus between the United States, Latin America and the Caribbean.
Brickell, also known as Miami's business district, is home to a large number of international banks such as HSBC, Espirito Santo Bank, and Banco Santander among other Fortune 500 companies. Brickell is considered to be one of South Florida’s most prestigious neighborhoods and is a favored place to live for young professionals.
Although it’s smack dab in the middle of Miami, Brickell gives off serious New York City vibes — but with 10x better weather. In Brickell, you’ll find the perfect marriage between skyscrapers, beach-like rooftop bars and a place to dock your yacht. Everything a person needs to live, work, and enjoy life can be found within walking distance.
Home values in Miami have appreciated by 70.8% over the past 10 years including 3.2% over the past year.
* Zillow Home Value Index (ZHVI): A smoothed, seasonally adjusted measure of the typical home value and market changes across a given region and housing type. Based on data as of 4/30/2020.
Rental rates in Miami have appreciated by 14.9% over the past 5 years including 2.6% over the past year.
*Zillow Observed Rent Index (ZORI): A smoothed measure of the typical observed market rate rent across a given region. Based on data as of 4/30/2020.
The smallest investment amount that Flatiron – Miami is accepting.
The largest investment amount that Flatiron – Miami is accepting.
Crowd IPA (Interests Purchase Agreement) is a simple agreement to acquire membership
units of a limited liability company.
Crowd IPA (Interests Purchase Agreement) is a simple agreement to acquire membership units of a limited liability company.
The price of each membership unit.
$53,200 – $300,000
Flatiron – Miami
needs to raise
before the deadline.
The maximum amount
Flatiron – Miami
is willing to raise is
Flatiron – Miami needs to reach their minimum funding goal before the deadline
If they don’t, all investments will be refunded.
Compound Asset Management, LLC ("Compound"), a subsidiary of Republic Real Estate, is a real estate asset management company led by an experienced team of real estate veterans. Compound is the managing member of Compound Projects, a real estate investment company that acquires and manages residential condominiums in major U.S. real estate markets.
You are investing in a single condominium unit, the ownership of which has been divided into 100,000 equity interests. For example, if you buy 10,000 interests, you would own 10% of that condominium’s stock.
The property is owned by Compound Projects, LLC. When you invest in a condominium, you become a shareholder in a sub-company (a Series) of Compound Projects, LLC that owns a specific condominium.
We target certain cities that we feel have extraordinary catalysts for appreciation potential. We then seek out condominium units in our favorite buildings that we can acquire at a price that makes sense.
Compound typically engages local property management firms to handle leasing and day to day property management. In addition, most of our properties are in full service condominium buildings that provide maintenance services.
Feel free to walk by but we can’t allow all of our shareholders access to the property.
The offering amount includes operating and capital reserves, closing costs, and offering costs.
At the end of every year, investors will receive an annual 1099-DIV.
We do not currently offer a redemption program.
When we sell a property we will distribute proceeds to investors pro-rata based upon the number of shares you own. We intend to hold the property for 3 to 5 years. Deciding when to sell the property will be at Compound’s discretion.
We will provide bi-annual reports which will include financial performance. We will also provide ongoing updates if there are any material changes to the property or its operations.
Each Series of Compound Projects, LLC will elect to be taxed as a real estate investment trust (REIT). Unless your investment is held in a qualified tax-exempt account, your dividends will generally have tax implications. Dividends will typically come in three forms – (i) return of capital dividends (which are generally not taxed and instead reduce your tax basis for future capital gain consideration), (ii) capital gain dividends (which are generally taxable at long-term capital gain rates), or dividends from current or accumulated earnings or profits (which are generally taxed at ordinary income rates). This allows for depreciation to be passed through to investors up to an amount equal to the net income (can reduce taxable income to zero, but won’t result in a pass-through loss). However, because each investor’s tax considerations are different, we recommend that you consult with your tax advisor.
Compound does not charge any asset management fees. We also do not take a piece of the profits.
We are primarily focused on sourcing opportunities that have the potential for capital appreciation. Many types of real estate are valued based on income multiples (cap rates) or dividend yields- and there’s plenty of options for investors who are looking for income. Urban condominiums on the other hand, are valued based on supply and demand and using metrics such as price per square foot. This creates the opportunity for enhanced appreciation. Income and appreciation potential are directly linked (in opposite directions). Think about growth stocks like Netflix or Amazon. They don’t pay dividends and no one invests in these companies for the income- they invest for the appreciation. Condos are the same- you invest to capture future appreciation, not to clip coupons.
We intend to make semi-annual dividend payments based on cash available (after reserves.)
No additional cash outlays or capital calls are required. In the rare event that shortfalls exceed the reserves, then Compound can lend money to the project to fund the shortfall.
At Compound, we’re realists. That means we don’t make up numbers.
What we do, put very simply, is find condominiums that we can buy at prices that make sense.
How do we determine if a purchase price makes sense? Well, first of all, we’ve done this before. Our team is made up of people who have a few decades of professional real estate experience (each!). Together, we take a hard look at supply (new units coming to market) and demand (new household formation and market occupancy). We look at what other similar units have sold for (comparable sales) and we look at current market conditions (average rents, market occupancies, and operating expenses.)
Then, we compare the price we believe the unit is worth against the asking price--and we negotiate to acquire a property at a price that we think is attractive from a value perspective.
Of course, we know what they are, and we acknowledge that in most real estate investments, they’re incredibly important. But the cold, hard truth is that when it comes to condominiums, they’re almost irrelevant. Condos do not sell on the basis of their ability to generate income. Instead, their value is largely based upon supply and demand. Think of condominiums more like a commodity--like oil or gold--that have both a real-world value and an economic value that makes them a store of wealth. When the market thinks they are rare, their value increases. Neither oil nor gold throws off any current income, and yet, they are very valuable assets to own.
Investors love to talk about IRR (or internal rate of return). But guess what? There are really only a few facts that can be known with certainty in real estate investment: where the property is located, how big it is, and what you pay for it. Everything else, from future rents to projected returns, are little more than fantasy--right up there with unicorns and UFOs.
IRR can only be calculated using assumptions about the future. Who can really predict the future? Since we lost all faith in both Zoltar and our Magic 8 ball, we instead rely on the things we know.
We admit that we have no idea what interest rates or inflation---or what economic policy will be in five years. And guess what? Neither does Blackstone or any other real estate asset manager. Which is why any deal that is touting its projected IRR is always accompanied by lengthy disclaimers in tiny print which says, quite plainly, that the projections are meaningless.
You know how magicians swear never to reveal the secrets of their tricks? We’re about to become the rogue magician of the real estate investment industry.
That’s because you will have a hard time finding a real estate firm willing to admit that their ingenuity is actually a very tiny component of their success. Rather, real estate returns are mostly a matter of being in the right market at the right time.
The equities world has already faced this reality, which is why more capital is being passively managed than ever before. But in real estate, every investor is a self-proclaimed genius. (They are always the best managers who can find the best “off-market” deals and blah blah blah.) We are happy to admit it: the markets we invest in will determine the majority of our returns. We will seek to buy at the best values possible in order to enhance those returns, but at the end of the day, you are investing in a market and, drum roll please, the market is king.
To be clear, your investment would be in a Series of Compound Projects, LLC. This investment does not represent an investment in Compound Asset Management ("Compound"), the Manager of Compound Projects. If Compound goes bankrupt then Compound will assist in making an orderly transition of the management of Compound Projects, or may elect to sell the property and distribute the proceeds to shareholders.
Investors in the campaign must be U.S. citizens with a valid U.S. bank account. All investors will be required to submit a W-9 before their investment is finalized.
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