PART II AND III 2 ea167178-1apos32_arrived.htm POST-QUALIFICATION AMENDMENT NO. 32 TO OFFERING STATEMENT

Post-Qualification Amendment No. 32

File No. 024-11325

 

EXPLANATORY NOTE

 

This is a post qualification amendment to an offering statement on Form 1-A originally filed by Arrived Homes, LLC (the “Company”) on September 18, 2020, and originally qualified by the U.S. Securities and Exchange Commission on February  17, 2021. The purpose of this post-qualification amendment is to add to the offering circular contained within the offering statement the offering of additional series of the Company.

 

An offering statement pursuant to Regulation A relating to these securities has been filed with the Securities and Exchange Commission (the “Commission”). Information contained in this preliminary offering circular is subject to completion or amendment. These securities may not be sold nor may offers to buy be accepted before the offering statement filed with the Commission is qualified. This preliminary offering circular shall not constitute an offer to sell or the solicitation of an offer to buy nor may there be any sales of these securities in any state in which such offer, solicitation or sale would be unlawful before registration or qualification under the laws of any such state. We may elect to satisfy our obligation to deliver a final offering circular by sending you a notice within two business days after the completion of our sale to you that contains the URL where the final offering circular or the offering statement in which such final offering circular was filed may be obtained.

 

PRELIMINARY OFFERING CIRCULAR

 

SUBJECT TO COMPLETION; DATED OCTOBER 19, 2022

 

 

Arrived Homes, LLC 

 

500 Yale Avenue North

Seattle, WA 98109

(814) 277-4833

www.arrivedhomes.com

 

Best Efforts Offering of Series Membership Interests

 

Arrived Homes, LLC, which we refer to as “we,” “us,” “our,” “Arrived” or “our company,” is a Delaware series limited liability company that has been formed to permit public investment in individual real estate properties that will be owned by individual series of our company. Each individual series will hold the specific property that it acquires in a wholly-owned subsidiary, which will be a limited liability company organized under laws of the state in which the series property is located. We are offering on a best efforts, no minimum basis, the membership interests of each of the series of our company with a status of “Open” in the “Series Offering Table” beginning on page iii of this offering circular.

 

All of the series of our company being offered may collectively be referred to in this offering circular as the “series” and each, individually, as a “series.”  The interests of all series may collectively be referred to in this offering circular as the “interests” and each, individually, as an “interest” and the offerings of the interests may collectively be referred to in this offering circular as the “offerings” and each, individually, as an “offering.” See “Description of the Securities Being Offered” for additional information regarding the interests.

 

Our series offerings are conducted as a continuous offering pursuant to Rule 251(d)(3) of Regulation A, meaning that while the offering of a particular series is continuous, active sales of series interests may happen sporadically over the term of the offering. The term of each series offering will commence within two calendar days after the qualification date of the offering statement of which this offering circular is a part and end no later than the second anniversary of the qualification date of the offering statement.

 

There will be a separate closing, or closings, with respect to each series offering. An initial closing of a series offering will take place on the earliest to occur of (i) the date subscriptions for the maximum number of series interests have been accepted, (ii) a date determined by the manager in its sole discretion and (iii) the date that is one week prior to three months after the date that a particular series offering begins. Additionally, any subsequent series closing following such initial closing will take place on the earliest to occur of (i) the date subscriptions for the maximum number of series interests have been accepted, (ii) a date determined by the manager in its sole discretion and (iii) the date that is three months after the prior closing for the relevant series offering. A fully executed subscription agreement for any particular investor in a series offering will be accepted or rejected by the manager within 15 days of being received by the series.

 

If an initial closing has not occurred, a series offering will be terminated upon the earliest to occur of (i) the date immediately following the date one week prior to three months after the date the series offering begins and (ii) any date on which the manager elects to terminate the offering for a particular series in its sole discretion.  No securities are being offered by existing security-holders.

 

Each offering is being conducted on a “best efforts” basis pursuant to Regulation A of Section 3(6) of the Securities Act of 1933, as amended (the “Securities Act”), for Tier 2 offerings. The company is not offering, and does not anticipate selling, interests in any of the offerings in any state where the broker-dealer is not registered as such. 

 

The subscription funds advanced by prospective investors as part of the subscription process with respect to a particular series will be held in a non-interest bearing escrow account with North Capital Private Securities Corporation (“North Capital”), and will not be commingled with the operating account of that series, until, if and when there is a closing with respect to that investor and that series.  See “Plan of Distribution and Subscription Procedure” and “Description of the Securities Being Offered” for additional information.

 

 

 

 

There is currently no public trading market for any of our series interests, and an active market for these interests may not develop or be sustained.

 

Series   Price to
Public
    Underwriter
Discounts
and
Commissions
    Proceeds to
Issuer
 
Arrived Homes Series Gretal                  
Per Interest   $ 10.00     $ 0.10     $ 9.90  
Total Minimum     N/A       N/A       N/A  
Total Maximum   $ 523,230.00     $ 5,232.30     $ 517,997.70  
Arrived Homes Series Mimosa                        
Per Interest   $ 10.00     $ 0.10     $ 9.90  
Total Minimum     N/A       N/A       N/A  
Total Maximum   $ 167,630.00     $ 1,676.30     $ 165,953.70  
Arrived Homes Series Redondo                        
Per Interest   $ 10.00     $ 0.10     $ 9.90  
Total Minimum     N/A       N/A       N/A  
Total Maximum   $ 237,660.00     $ 2,376.60     $ 235,283.40  
Arrived Homes Series Sundance                        
Per Interest   $ 10.00     $ 0.10     $ 9.90  
Total Minimum     N/A       N/A       N/A  
Total Maximum   $ 237,660.00     $ 2,376.60     $ 235,283.40  

 

(1) Dalmore Group, LLC. (“Dalmore”) will be acting as our broker-dealer of record in connection with each offering and will be entitled to a brokerage fee equal to 1.0% of the amount raised through each offering. Notwithstanding the foregoing, Dalmore will not receive any fee on funds raised from the sale of any interests to the manager, its affiliates or the sellers of any of the properties. The broker-dealer of record’s role and compensation are described in greater detail under “Plan of Distribution and Subscription Procedure.”

 

(2) Because these are best efforts offerings, the actual public offering amounts, brokerage fees and proceeds to us are not presently determinable and may be substantially less than each total maximum offering amount set forth above. We will reimburse the manager for series offering expenses actually incurred in an amount up to 2% of gross offering proceeds.

 

 

 

All funds paid by subscribers in the offering will be deposited in an escrow account with North Capital, as escrow agent.

 

This offering circular contains forward-looking statements which are based on current expectations and beliefs concerning future developments that are difficult to predict. Neither the company nor the manager can guarantee future performance, or that future developments affecting the company, the manager or the platform will be as currently anticipated. These forward-looking statements involve a number of risks, uncertainties (some of which are beyond our control) or other assumptions that may cause actual results or performance to be materially different from those expressed or implied by these forward-looking statements. Please see “Risk Factors” and “Cautionary Statement Regarding Forward-Looking Statements” for additional information. The interests offered hereby are highly speculative in nature and involve a high degree of risk.  See “Risk Factors” beginning on page 9 of this offering circular for a discussion of other material risks of investing in our interests.

 

Generally, no sale may be made to you in any offering if the aggregate purchase price you pay is more than 10% of the greater of your annual income or your net worth. Different rules apply to accredited investors and non-natural persons. Before making any representation that your investment does not exceed applicable thresholds, we encourage you to review Rule 251(d)(2)(i)(C) of Regulation A. For general information on investing, we encourage you to refer to www.investor.gov.

 

THE U.S. SECURITIES AND EXCHANGE COMMISSION DOES NOT PASS UPON THE MERITS OF OR GIVE ITS APPROVAL TO ANY SECURITIES OFFERED OR THE TERMS OF ANY OFFERING, NOR DOES IT PASS UPON THE ACCURACY OR COMPLETENESS OF ANY OFFERING CIRCULAR OR OTHER SOLICITATION MATERIALS. THESE SECURITIES ARE OFFERED PURSUANT TO AN EXEMPTION FROM REGISTRATION WITH THE COMMISSION; HOWEVER, THE COMMISSION HAS NOT MADE AN INDEPENDENT DETERMINATION THAT THE SECURITIES OFFERED ARE EXEMPT FROM REGISTRATION.

 

This offering circular is following the offering circular format described in Part II (a)(1)(i) of Form 1-A.

 

 

 

 

TABLE OF CONTENTS

 

STATE LAW EXEMPTION AND PURCHASE RESTRICTIONS   ii
CAUTIONARY STATEMENT REGARDING FORWARD-LOOKING STATEMENTS   ii
MARKET AND OTHER INDUSTRY DATA   iii
SERIES OFFERING TABLE   iii
INCORPORATION OF CERTAIN INFORMATION BY REFERENCE   xviii
SUMMARY   1
OFFERING SUMMARY   7
RISK FACTORS   9
DILUTION   33
DESCRIPTION OF BUSINESS   33
THE SERIES PROPERTIES BEING OFFERED   44
USE OF PROCEEDS TO ISSUER   52
MANAGEMENT   56
COMPENSATION OF DIRECTORS AND EXECUTIVE OFFICERS   61
SECURITY OWNERSHIP OF MANAGEMENT AND CERTAIN SECURITYHOLDERS   61
INTEREST OF MANAGEMENT AND OTHERS IN CERTAIN TRANSACTIONS   62
DESCRIPTION OF THE SECURITIES BEING OFFERED   64
U.S. FEDERAL INCOME TAX CONSIDERATIONS   72
ERISA CONSIDERATIONS   93
PLAN OF DISTRIBUTION AND SUBSCRIPTION PROCEDURE   94
LEGAL MATTERS   100
ACCOUNTING MATTERS   100
WHERE TO FIND ADDITIONAL INFORMATION   100

 

i

 

 

STATE LAW EXEMPTION AND PURCHASE RESTRICTIONS

 

Our interests are being offered and sold only to “qualified purchasers” (as defined in Regulation A under the Securities Act). As a Tier 2 offering pursuant to Regulation A under the Securities Act, this offering will be exempt from state law “Blue Sky” registration requirements, subject to meeting certain state filing requirements and complying with certain anti-fraud provisions, to the extent that our interests offered hereby are offered and sold only to “qualified purchasers” or at a time when our interests are listed on a national securities exchange. “Qualified purchasers” include: (i) “accredited investors” under Rule 501(a) of Regulation D and (ii) all other investors so long as their investment in our interests does not represent more than 10% of the greater of their annual income or net worth (for natural persons), or 10% of the greater of annual revenue or net assets at fiscal year-end (for non-natural persons). Accordingly, we reserve the right to reject any investor’s subscription in whole or in part for any reason, including if we determine in our sole and absolute discretion that such investor is not a “qualified purchaser” for purposes of Regulation A.

 

For purposes of determining whether a potential investor is a “qualified purchaser,” annual income and net worth should be calculated as provided in the “accredited investor” definition under Rule 501 of Regulation D. In particular, net worth in all cases should be calculated excluding the value of an investor’s home, home furnishings and automobiles.

 

CAUTIONARY STATEMENT REGARDING FORWARD-LOOKING STATEMENTS

 

The information contained in this offering circular includes some statements that are not historical and that are considered “forward-looking statements.”  Such forward-looking statements include, but are not limited to, statements regarding our development plans for our business; our strategies and business outlook; anticipated development of our company, the manager, each series of our company and the Arrived Homes platform (defined below); and various other matters (including contingent liabilities and obligations and changes in accounting policies, standards and interpretations).  These forward-looking statements express the manager’s expectations, hopes, beliefs, and intentions regarding the future.  In addition, without limiting the foregoing, any statements that refer to projections, forecasts or other characterizations of future events or circumstances, including any underlying assumptions, are forward-looking statements.  The words “anticipates,” “believes,” “continue,” “could,” “estimates,” “expects,” “intends,” “may,” “might,” “plans,” “possible,” “potential,” “predicts,” “projects,” “seeks,” “should,” “will,” “would” and similar expressions and variations, or comparable terminology, or the negatives of any of the foregoing, may identify forward-looking statements, but the absence of these words does not mean that a statement is not forward-looking.

 

The forward-looking statements contained in this offering circular are based on current expectations and beliefs concerning future developments that are difficult to predict.  Neither our company nor the manager can guarantee future performance, or that future developments affecting our company, the manager or the Arrived Homes platform will be as currently anticipated.  These forward-looking statements involve a number of risks, uncertainties (some of which, including the impact of the COVID-19 coronavirus, are beyond our control) or other assumptions that may cause actual results or performance to be materially different from those expressed or implied by these forward-looking statements.

 

All forward-looking statements attributable to us are expressly qualified in their entirety by these risks and uncertainties.  These risks and uncertainties, along with others, are also described below under the headings “Summary – Summary Risk Factors” and “Risk Factors.” Should one or more of these risks or uncertainties materialize, or should any of the parties’ assumptions prove incorrect, actual results may vary in material respects from those projected in these forward-looking statements.  You should not place undue reliance on any forward-looking statements and should not make an investment decision based solely on these forward-looking statements.  We undertake no obligation to update or revise any forward-looking statements, whether as a result of new information, future events or otherwise, except as may be required under applicable securities laws.

 

ii

 

 

MARKET AND OTHER INDUSTRY DATA

 

This offering circular includes market and other industry data and estimates that are based on our management’s knowledge and experience in the markets in which we operate. The sources of such data generally state that the information they provide has been obtained from sources they believe to be reliable, but we have not investigated or verified the accuracy and completeness of such information. Our own estimates are based on information obtained from our and our affiliates’ experience in the markets in which we operate and from other contacts in these markets. We are responsible for all of the disclosure in this offering circular, and we believe our estimates to be accurate as of the date of this offering circular or such other date stated in this offering circular. However, this information may prove to be inaccurate because of the method by which we obtained some of the data for the estimates or because this information cannot always be verified with complete certainty due to the limits on the availability and reliability of raw data, the voluntary nature of the data gathering process and other limitations and uncertainties. As a result, you should be aware that market and other industry data included in this offering circular, and estimates and beliefs based on that data, may not be reliable.

 

SERIES OFFERING TABLE

 

The table below shows key information related to the offering of each series. Please also refer to “The Series Properties – Previously Qualified Offerings” and “Use of Proceeds – Previously Qualified Offerings” for further details.

 

Series Name  Series Property  Offering Price per Interest   Maximum Offering Size   Maximum Membership Interests    Opening Date  Closing Date  Status
Arrived Homes Series Lierly  Single family home located at 4203 W Lierly Ln, Fayetteville, AR 72704  $10.00   $225,000.00    22,500    2/18/2021  5/4/2021  Closed
Arrived Homes Series Soapstone  Single family home located at 4672 W Soapstone Dr, Fayetteville, AR 72704  $10.00   $230,000.00    23,000    2/18/2021  5/4/2021  Closed
Arrived Homes Series Patrick  Single family home located at 4039 W Patrick St, Fayetteville, AR 72704  $10.00   $223,190.00    22,319    2/18/2021  5/4/2021  Closed
Arrived Homes Series Pecan  Single family home located at 4481 W Pecan St, Fayetteville, AR 72704  $10.00   $221,430.00    22,143    2/18/2021  5/4/2021  Closed
Arrived Homes Series Plumtree  Single family home located at 4455 W Chaparral Ln, Fayetteville, AR 72704  $10.00   $215,590.00    21,559    2/18/2021  5/7/2021  Closed
Arrived Homes Series Chaparral  Single family home located at 4309 W Chaparral Ln, Fayetteville, AR 72704  $10.00   $210,280.00    21,028    2/18/2021  5/7/2021  Closed
Arrived Homes Series Splash  Single family home located at 994 S Splash Dr, Fayetteville, AR 72701  $10.00   $111,910.00    11,191    9/20/2021  10/25/2021  Closed
Arrived Homes Series Salem  Single family home located at 659 N Salem Rd, Fayetteville, AR 72704  $10.00   $133,810.00    13,381    9/20/2021  10/25/2021   Closed
Arrived Homes Series Tuscan  Single family home located at 3474 Tuscan Rd, Fayetteville, AR 72704  $10.00   $165,520.00    16,552    9/20/2021  10/25/2021   Closed

 

iii

 

 

Series Name  Series Property  Offering Price per Interest   Maximum Offering Size   Maximum Membership Interests    Opening Date  Closing Date  Status
Arrived Homes Series Malbec  Single family home located at 755 N Malbec Rd, Fayetteville, AR 72704  $10.00   $137,860.00    13,786    9/20/2021  10/25/2021   Closed
Arrived Homes Series Pinot  Single family home located at 763 N Malbec Rd, Fayetteville, AR 72704  $10.00   $139,230.00    13,923    9/20/2021  10/25/2021   Closed
Arrived Homes Series Mojave  Single family home located at 340 N Mojave, Farmington, AR, 72730  $10.00   $115,980.00    11,598    9/20/2021  10/25/2021   Closed
Arrived Homes Series Wentworth  Single family home located at 352 N Mojave, Farmington, AR, 72730  $10.00   $112,530.00    11,253    9/20/2021  10/25/2021   Closed
Arrived Homes Series Cupcake  Single family home located at 358 N Mojave, Farmington, AR, 72730  $10.00   $109,150.00    10,915    9/20/2021  10/25/2021   Closed
Arrived Homes Series Luna  Single family home located at 417 Hosea Ct, Lexington, SC, 29072  $10.00   $90,710.00    9,071    9/20/2021  10/25/2021   Closed
Arrived Homes Series Kingsley  Single family home located at 505 Kingsley View Rd, Blythewood, SC, 29016  $10.00   $126,850.00    12,685    9/20/2021  10/25/2021   Closed
Arrived Homes Series Shoreline  Single family home located at 606 Shoreline Blvd, Boiling Springs, SC, 29316  $10.00   $124,900.00    12,490    9/20/2021  10/25/2021   Closed
Arrived Homes Series Holloway  Single family home located at 601 W Czardas Way, Woodruff, SC, 29388  $10.00   $147,840.00    14,784    9/20/2021  10/25/2021   Closed
Arrived Homes Series Badminton  Single family home located at 414 Badminton Ct, Lexington, SC, 29072  $10.00   $110,240.00    11,024    9/20/2021  10/25/2021   Closed
Arrived Homes Series Eastfair  Single family home located at 461 Eastfair Dr, Columbia, SC, 29209  $10.00   $86,030.00    8,603    9/20/2021  10/25/2021   Closed
Arrived Homes Series Centennial  Single family home located at 726 Centennial St, Gastonia, NC, 28056  $10.00   $118,300.00    11,830    9/20/2021  10/25/2021   Closed
Arrived Homes Series Basil  Single family home located at 317 Morning Creek Dr, Easley, SC, 29640  $10.00   $95,640.00    9,564    9/20/2021  10/25/2021   Closed
Arrived Homes Series Lallie  Single family home located at 210 Ilderton St, Summerville, SC, 29483  $10.00   $169,740.00    16,974    9/20/2021  10/25/2021   Closed

 

iv

 

 

Series Name  Series Property  Offering Price per Interest   Maximum Offering Size   Maximum Membership Interests    Opening Date  Closing Date  Status
Arrived Homes Series Spencer  Single family home located at 9621 Spencer Woods Rd, Ladson, SC, 29456  $10.00   $138,770.00    13,877    9/20/2021  10/25/2021   Closed
Arrived Homes Series Summerset  Single family home located at 2016 Culloden Dr, Summerville, SC, 29483  $10.00   $118,860.00    11,886    9/20/2021  10/25/2021   Closed
Arrived Homes Series Dewberry  Single family home located at 130 Bonhomme Cir, Lexington, SC, 29072  $10.00   $92,430.00    9,243    9/20/2021  10/25/2021   Closed
Arrived Homes Series Roseberry  Single family home located at 5013 Paddy Field Way, Ladson, SC 29456  $10.00   $146,420.00    14,642    9/20/2021  10/25/2021   Closed
Arrived Homes Series Windsor  Single family home located at 3910 Greico Rd, North Charleston, SC, 29420  $10.00   $157,210.00    15,721    9/20/2021  10/25/2021   Closed
Arrived Homes Series Amber  Single family home located at 7312 Amberly Hills Rd, Charlotte, NC 28215  $10.00   $146,380.00    14,638    12/20/2021  1/20/2022   Closed
Arrived Homes Series Bayside  Single family home located at 59 Bayside Ct, Columbia, SC 29229  $10.00   $123,050.00    12,305    12/20/2021 

1/20/2022

  Closed
Arrived Homes Series Coatbridge  Single family home located at 172 Coatbridge Dr, Blythewood, SC 29016  $10.00   $131,200.00    13,120    12/20/2021 

1/20/2022

  Closed
Arrived Homes Series Collinston  Single family home located at 1507 Collinston Dr, Gastonia, NC 28052  $10.00   $103,070.00    10,307    12/20/2021 

1/20/2022

  Closed
Arrived Homes Series Dawson  Single family home located at 313 Dawsons Park Dr, Lexington, SC 29072  $10.00   $109,940.00    10,994    12/20/2021 

1/20/2022

  Closed
Arrived Homes Series Elevation  Single family home located at 305 Elevation Ct, Inman, SC 29349  $10.00   $125,810.00    12,581    12/20/2021 

1/20/2022

  Closed
Arrived Homes Series Elm  Single family home located at 1231 Tolliver St, Columbia, SC 29201  $10.00   $82,130.00    8,213    12/20/2021 

1/20/2022

  Closed
Arrived Homes Series Forest  Single family home located at 407 Forest Hills Rd, Summerville, SC 29486  $10.00   $163,200.00    16,320    12/20/2021 

1/20/2022

  Closed
Arrived Homes Series Holland  Single family home located at 910 N Ransom St, Gastonia, NC 28052  $10.00   $103,360.00    10,336    12/20/2021 

1/20/2022

  Closed
Arrived Homes Series Jupiter  Single family home located at 930 Junius St, Gastonia, NC 28052  $10.00   $105,330.00    10,533    12/20/2021 

1/20/2022

  Closed

 

v

 

 

Series Name  Series Property  Offering Price per Interest   Maximum Offering Size   Maximum Membership Interests    Opening Date  Closing Date  Status
Arrived Homes Series Lennox  Single family home located at 1320 House St, Columbia, SC 29204  $10.00   $105,930.00    10,593    12/20/2021 

1/20/2022

  Closed
Arrived Homes Series Lily  Single family home located at 9799 Desert Lily Cir, Colorado Springs, CO 80925  $10.00   $243,760.00    24,376    12/20/2021  1/20/2022  Closed
Arrived Homes Series Limestone  Single family home located at 863 Bergenfield Ln, Chapin, SC 29036  $10.00   $138,480.00    13,848    12/20/2021  1/20/2022  Closed
Arrived Homes Series Meadow  Single family home located at 9235 Avery Meadows Dr, Charlotte, NC 28216  $10.00   $159,060.00    15,906    12/20/2021  1/20/2022  Closed
Arrived Homes Series Odessa  Single family home located at 4669 S Odessa St, Aurora, CO 80015  $10.00   $220,380.00    22,038    12/20/2021  1/20/2022  Closed
Arrived Homes Series Olive  Single family home located at 240 Tea Olive Ave, Lexington, SC 29073  $10.00   $137,320.00    13,732    12/20/2021  1/20/2022  Closed
Arrived Homes Series Ridge  Single family home located at 308 Oristo Ridge Way, West Columbia, SC 29170  $10.00   $105,300.00    10,530    12/20/2021  1/20/2022  Closed
Arrived Homes Series River  Single family home located at 232 Rivers Edge Cir, Simpsonville, SC 29680  $10.00   $127,650.00    12,765    12/20/2021  1/20/2022  Closed
Arrived Homes Series Saddlebred  Single family home located at 6213 Saddlebred Way, Colorado Springs, CO 80925  $10.00   $198,430.00    19,843    12/20/2021  1/20/2022  Closed
Arrived Homes Series Saturn  Single family home located at 923 Jupiter St, Gastonia, NC 28052  $10.00   $105,340.00    10,534    12/20/2021  1/20/2022  Closed
Arrived Homes Series Sugar  Single family home located at 300 Southern Sugar Ave, Moncks Corner, SC 29461  $10.00   $147,060.00    14,706    12/20/2021  1/20/2022  Closed
Arrived Homes Series Weldon  Single family home located at 914 N Ransom St, Gastonia, NC 28052  $10.00   $103,070.00    10,307    12/20/2021  1/20/2022  Closed
Arrived Homes Series Westchester  Single family home located at 488 Forest Creek Way, Elgin, SC 29045  $10.00   $182,130.00    18,213    12/20/2021  1/20/2022  Closed
Arrived Homes Series Bandelier  Single family home located at 6180 W Bandelier Ct, Tucson, AZ 85742  $10.00   $147,710.00    14,771    1/14/2022 

3/1/2022

 

Closed

 

vi

 

 

Series Name   Series Property   Offering Price per Interest     Maximum Offering Size     Maximum Membership Interests     Opening Date   Closing Date   Status
Arrived Homes Series Butter   Single family home located at 162 Lucky Day Dr, Summerville, SC 29486   $ 10.00     $ 161,070.00       16,107     1/14/2022   3/1/2022   Closed
Arrived Homes Series Davidson   Single family home located at 922 W Davidson St, Gastonia, NC 28052   $ 10.00     $ 92,540.00       9,254     1/14/2022   3/1/2022   Closed
Arrived Homes Series Diablo   Single family home located at 6566 S Diablo Dr, Tucson, AZ 85757   $ 10.00     $ 144,570.00       14,457     1/14/2022   3/1/2022   Closed
Arrived Homes Series Dolittle   Single family home located at 204 Doolittle Dr, Chapin, SC 29036   $ 10.00     $ 133,890.00       13,389     1/14/2022   3/1/2022   Closed
Arrived Homes Series Ensenada   Single family home located at 6293 N Ensenada Ct, Aurora, CO 80019   $ 10.00     $ 231,990.00       23,199     1/14/2022   3/1/2022   Closed
Arrived Homes Series Grant   Single family home located at 1770 Grant Ct, Braselton, GA 30517   $ 10.00     $ 163,100.00       16,310     1/14/2022   4/4/2022   Closed
Arrived Homes Series KerriAnn   Single family home located at 414 Kerriann Ln, Clayton, NC 27520   $ 10.00     $ 146,350.00       14,635     1/14/2022   3/1/2022   Closed
Arrived Homes Series Matchingham   Single family home located at 1077 Matchingham Dr, Columbia, SC 29223   $ 10.00     $ 95,230.00       9,523     1/14/2022   3/1/2022   Closed
Arrived Homes Series McLovin   Single family home located at 10711 Truckee Cir, Commerce City, CO 80022   $ 10.00     $ 219,990.00       21,999     1/14/2022   3/1/2022   Closed
Arrived Homes Series Murphy   Single family home located at 211 Doolittle Dr, Chapin, SC 29036   $ 10.00     $ 130,580.00       13,058     1/14/2022   3/1/2022   Closed
Arrived Homes Series Oly   Single family home located at 8880 E 106th Pl, Commerce City, CO 80640   $ 10.00     $ 219,110.00       21,911     1/14/2022   3/1/2022   Closed
Arrived Homes Series Ribbonwalk   Single family home located at 3512 Ribbonwalk Trl, Charlotte, NC 28269   $ 10.00     $ 139,030.00       13,903     1/14/2022   3/1/2022   Closed
Arrived Homes Series Rooney   Single family home located at 5309 S 18th Pl, Phoenix, AZ 85040   $ 10.00     $ 156,470.00       15,647     1/14/2022   3/1/2022   Closed
Arrived Homes Series Scepter   Single family home located at 216 E Scepter Ln, Vail, AZ 85641   $ 10.00     $ 117,770.00       11,777     1/14/2022   3/1/2022   Closed
Arrived Homes Series Sigma   Single family home located at 116 Canvasback Dr, Durham, NC 27704   $ 10.00     $ 163,960.00       16,396     1/14/2022   3/1/2022   Closed

 

vii

 

 

Series Name   Series Property   Offering Price per Interest     Maximum Offering Size     Maximum Membership Interests     Opening Date   Closing Date   Status
Arrived Homes Series Vernon   Single family home located at 135 McMakin Dr, Lyman, SC 29365   $ 10.00     $ 116,290.00       11,629     1/14/2022   3/1/2022   Closed
Arrived Homes Series Delta   Single family home located at 5042 Rapahoe Trl, Atlanta, GA 30349   $ 10.00     $ 145,480.00       14,548     2/14/2022   3/30/2022   Closed
Arrived Homes Series Emporia   Single family home located at 625 Emporia Loop, McDonough, GA 30253   $ 10.00     $ 181,450.00       18,145     2/14/2022   3/30/2022   Closed
Arrived Homes Series Greenhill   Single family home located at 640 Frow Dr, Elgin, SC 29045   $ 10.00     $ 140,510.00       14,051     2/14/2022   3/30/2022   Closed
Arrived Homes Series Kawana   Single family home located at 28041 Kawana Ct, Harvest, AL 35749   $ 10.00     $ 149,710.00       14,971     2/14/2022   3/31/2022   Closed
Arrived Homes Series Lovejoy   Single family home located at 2658 Lovejoy Crossing Dr, Hampton, GA 30228   $ 10.00     $ 152,520.00       15,252     2/14/2022   3/31/2022   Closed
Arrived Homes Series Saint   Single family home located at 7713 W Long Boat Way, Tucson, AZ 85757   $ 10.00     $ 147,910.00       14,791     2/14/2022   3/30/2022   Closed
Arrived Homes Series Tuxford   Single family home located at 958 Tuxford Trl, Elgin, SC 29045   $ 10.00     $ 137,510.00       13,751     2/14/2022   3/30/2022   Closed
Arrived Homes Series Wave   Single family home located at 7491 Waverly Loop, Fairburn, GA 30213   $ 10.00     $ 143,330.00       14,333     2/14/2022   3/30/2022   Closed
Arrived Homes Series Avebury   Single family home located at 287 Avebury Rd, Meridianville, AL 35759   $ 10.00     $ 150,250.00       15,025     3/14/2022   4/6/2022   Closed
Arrived Homes Series Chelsea   Single family home located at 274 Chelsea Park Dr, Chelsea, AL 35043   $ 10.00     $ 163,370.00       16,337     3/14/2022   4/6/2022   Closed
Arrived Homes Series Hadden   Single family home located at 142 Hadden St, Duncan, SC 29334   $ 10.00     $ 110,930.00       11,093     3/14/2022   4/6/2022   Closed
Arrived Homes Series Hollandaise   Single family home located at 741 Hollandale Rd, La Vergne, TN 37086   $ 10.00     $ 164,610.00       16,461     3/14/2022   4/6/2022   Closed
Arrived Homes Series Otoro   Single family home located at 2970 Parkland Vw, Atlanta, GA 30331   $ 10.00     $ 204,190.00       20,419     3/14/2022   4/6/2022   Closed
Arrived Homes Series Terracotta   Single family home located at 10954 E Oak Grove Pl, Tucson, AZ 85747   $ 10.00     $ 139,820.00       13,982     3/14/2022   4/6/2022   Closed

 

viii

 

 

Series Name   Series Property   Offering Price per Interest     Maximum Offering Size     Maximum Membership Interests     Opening Date   Closing Date   Status
Arrived Homes Series Bedford   Single family home located at 808 Derby Downs Ct, Elgin, SC 29045   $ 10.00     $ 123,170.00       12,317     3/31/2022   5/10/2022   Closed
Arrived Homes Series Gardens   Single family home located at 2014 Inverness Pkwy, Tuscaloosa, AL 35405   $ 10.00     $ 116,370.00       11,637     3/31/2022   5/10/2022   Closed
Arrived Homes Series Jack   Single family home located at 4434 Jack Faulk St, Murfreesboro, TN 37127   $ 10.00     $ 217,720.00       21,772     3/31/2022   5/10/2022   Closed
Arrived Homes Series Louise   Single family home located at 2615 Lily Way, Northport, AL 35473   $ 10.00     $ 132,330.00       13,233     3/31/2022   5/10/2022   Closed
Arrived Homes Series Peanut   Single family home located at 160 Roscommon Rd, Tuscaloosa, AL 35405   $ 10.00     $ 113,300.00       11,330     3/31/2022   5/10/2022   Closed
Arrived Homes Series Tulip   Single family home located at 7339 Tulip Trestle Ct, Northport, AL 35473   $ 10.00     $ 166,400.00       16,640     3/31/2022   5/10/2022   Closed
Arrived Homes Series 100   Single family home located at 2119 Herman Street, Nashville, TN 37208   $ 10.00     $ 705,800.00       70,580     5/2/2022   6/9/2022   Closed
Arrived Homes Series Grove   Single family home located at 109 Annie Lane, Pleasant Grove, AL 35127   $ 10.00     $ 105,100.00       10,510     5/2/2022   5/27/2022   Closed
Arrived Homes Series Heritage   Single family home located at 432 The Gables Drive, McDonough, GA 30253   $ 10.00     $ 151,120.00       15,112     5/2/2022   5/27/2022   Closed
Arrived Homes Series Heron   Single family home located at 8334 Whitehaven Drive, North Charleston, SC 29420   $ 10.00     $ 154,840.00       15,484     5/2/2022   5/27/2022   Closed
Arrived Homes Series Kirkwood   Single family home located at 1064 Cindy Jo Court, Clarksville, TN 37040   $ 10.00     $ 138,060.00       13,806     5/2/2022  

5/19/2022

 

Closed

Arrived Homes Series Lanier   Single family home located at 6464 Flowery Way, Flowery Branch, GA 30542   $ 10.00     $ 168,070.00       16,807     5/2/2022  

5/19/2022

 

Closed

Arrived Homes Series Magnolia   Single family home located at 4741 Kings Highway, Douglasville, GA 30135   $ 10.00     $ 135,390.00       13,539     5/2/2022    5/27/2022   Closed
Arrived Homes Series Mammoth   Single family home located at 200 Vernon Walk, McDonough, GA 30252   $ 10.00     $ 148,860.00       14,886     5/2/2022   5/27/2022   Closed

 

ix

 

 

Series Name  Series Property  Offering Price per Interest   Maximum Offering Size   Maximum Membership Interests   Opening Date  Closing Date  Status
Arrived Homes Series McGregor  Single family home located at 674 Sly Fox Drive, Clarksville, TN 37040  $10.00   $353,730.00    35,373   5/2/2022   5/27/2022  Closed
Arrived Homes Series Point  Single family home located at 1129 Hilliard Lane, Clarksville, TN 37042  $10.00   $170,060.00    17,006   5/2/2022   5/27/2022  Closed
Arrived Homes Series Rosewood  Single family home located at 2633 Lily Way, Northport, AL 35473  $10.00   $145,400.00    14,540   5/2/2022   5/27/2022  Closed
Arrived Homes Series Roxy  Single family home located at 3736 Gray Fox Drive, Clarksville, TN 37040  $10.00   $143,630.00    14,363   5/2/2022  5/19/2022  Closed
Arrived Homes Series Stonebriar  Single family home located at 4342 Winchester Hills Drive, Birmingham, AL 35215  $10.00   $109,090.00    10,909   5/2/2022   5/27/2022  Closed
Arrived Homes Series Wisteria  Single family home located at 9300 Cotton Fields Cr, Tuscaloosa, AL 35405  $10.00   $130,560.00    13,056   5/2/2022  5/19/2022  Closed
Arrived Homes Series Apollo  Single family home located at 609 Marguerite Drive, Huntsville, AL 35808  $10.00   $107,360.00    10,736   5/17/2022   6/24/2022  Closed
Arrived Homes Series Baron  Single family home located at 12421 E 105th Place, Commerce City, CO 80022  $10.00   $653,080.00    65,308   5/17/2022   6/24/2022  Closed
Arrived Homes Series Madison  Single family home located at 902 NW Appleby Street, Huntsville, AL 35816  $10.00   $146,700.00    14,670   5/17/2022   6/24/2022  Closed
Arrived Homes Series Swift  Single family home located at 3010 Chris Circle, Villa Rica, GA 30180  $10.00   $395,630.00    39,563   5/17/2022   6/24/2022  Closed
Arrived Homes Series Wescott  Single family home located at 416 Sandburg Drive, Clarksville, TN 37042  $10.00   $201,650.00    20,165   5/17/2022   6/24/2022  Closed
Arrived Homes Series Wildwood  Single family home located at 1672 Southern Heights Circle SE, Cleveland, TN 37311  $10.00   $150,390.00    15,039   5/17/2022   6/24/2022  Closed

x

 

 

Series Name   Series Property   Offering Price per Interest     Maximum Offering Size     Maximum Membership Interests     Opening Date   Closing Date   Status
Arrived Homes Series Abbington   Single family home located at 3361 Cain Harbor Dr, Nashville, TN 37214   $ 10.00     $ 554,050.00       55,405     5/25/2022   6/27/2022   Closed
Arrived Homes Series Burlington   Single family home located at 10289 Nucla St, Commerce City, CO 80022   $ 10.00     $ 744,070.00       74,407     5/25/2022   6/27/2022   Closed
Arrived Homes Series Lannister   Single family home located at 2263 Reece Blvd, Tuscaloosa, AL 35401   $ 10.00     $ 103,350.00       10,335     5/25/2022   6/27/2022   Closed
Arrived Homes Series Nugget   Single family home located at 10134 Zeno Street, Commerce City, CO 80022   $ 10.00     $ 639,110.00       63,911     5/25/2022   6/27/2022   Closed
Arrived Homes Series Pearl   Single family home located at 1929 14th Ave N, Nashville, TN 37208   $ 10.00     $ 625,700.00       62,570     5/25/2022   6/27/2022   Closed
Arrived Homes Series 101   Single family home located at 2117 Herman Street, Nashville, TN 37208   $ 10.00     $ 726,460.00       72,646     6/1/2022   7/5/2022   Closed
Arrived Homes Series Hines   Single family home located at 1323 Whitt Lane, Clarksville, TN 37042   $ 10.00     $ 296,570.00       29,657     6/1/2022   7/5/2022   Closed
Arrived Homes Series Holcomb   Single family home located at 1994 Bridgewater Pass, Hampton, GA 30228   $ 10.00     $ 409,520.00       40,952     6/1/2022   7/5/2022   Closed
Arrived Homes Series Jake   Single family home located at 10803 Sedalia Circle, Commerce City, CO 80022   $ 10.00     $ 676,310.00       67,631     6/1/2022   7/5/2022   Closed
Arrived Homes Series Latte   Single family home located at 6030 Thorntons Way Circle, Huntsville, AL 35810   $ 10.00     $ 417,440.00       41,744     6/1/2022   6/17/2022   Closed

 

xi

 

 

Series Name   Series Property   Offering Price per Interest     Maximum Offering Size     Maximum Membership Interests     Opening Date   Closing Date   Status
Arrived Homes Series Ritter   Single family home located at 8824 Canary Circle, Colorado Springs, CO 80908   $ 10.00     $ 580,780.00       58,078     6/1/2022   7/6/2022   Closed
Arrived Homes Series Bazzel   Single family home located at 663 Markham Circle, Moore, SC 29369   $ 10.00     $ 291,260.00       29,126     6/13/2022   7/14/2022   Closed
Arrived Homes Series Dunbar   Single family home located at 1416 Mutual Drive, Clarksville, TN 37042   $ 10.00     $ 373,350.00       37,335     6/13/2022   6/29/2022   Closed
Arrived Homes Series Johnny   Single family home located at 518 Yokley Drive, Nashville, TN 37207   $ 10.00     $ 667,890.00       66,789     6/13/2022   6/29/2022   Closed
Arrived Homes Series June   Single family home located at 520 Yokley Drive, Nashville, TN 37207   $ 10.00     $ 667,890.00       66,789     6/13/2022   6/29/2022   Closed
Arrived Homes Series Kennesaw   Single family home located at 2557 Kolb Manor Circle SW, Marietta, GA 30008   $ 10.00     $ 488,200.00       48,820     6/13/2022   6/29/2022   Closed
Arrived Homes Series Lookout   Single family home located at 6872 Axiom Lane, Ooltewah, TN 37363   $ 10.00     $ 399,190.00       39,919     6/13/2022   6/29/2022   Closed
Arrived Homes Series Osprey   Single family home located at 5121 Morrow Lane, Summerville, SC 29485   $ 10.00     $ 404,590.00       40,459     6/13/2022   6/29/2022   Closed
Arrived Homes Series Pioneer   Single family home located at 9363 Sedalia Street, Commerce City, CO 80022   $ 10.00     $ 655,780.00       65,578     6/13/2022   6/29/2022   Closed

 

xii

 

 

Series Name   Series Property   Offering Price per Interest     Maximum Offering Size     Maximum Membership Interests     Opening Date   Closing Date   Status
Arrived Homes Series Reynolds   Single family home located at 2712 Trey Court, Ellenwood, GA 30294   $ 10.00     $ 492,750.00       49,275     6/13/2022   6/29/2022   Closed
Arrived Homes Series Clover   Single family home located at 125 Cloverwood Drive SW, Huntsville, AL 35824   $ 10.00     $ 381,960.00       38,196     6/23/2022   7/15/2022   Closed
Arrived Homes Series Collier   Single family home located at 1129 Cloud View Drive, Powell, TN 37849   $ 10.00     $ 410,890.00       41,089     6/23/2022   7/15/2022   Closed
Arrived Homes Series Dogwood   Single family home located at 1335 Maxwell Circle, Tuscaloosa, AL 35405   $ 10.00     $ 280,620.00       28,062     6/23/2022   7/15/2022   Closed
Arrived Homes Series Dorchester   Single family home located at 115 Rawlins Drive, Summerville, SC 29485   $ 10.00     $ 402,270.00       40,227     6/23/2022   7/15/2022   Closed
Arrived Homes Series Folly   Single family home located at 199 Longford Drive, Summerville, SC 29485   $ 10.00     $ 362,950.00       36,295     6/23/2022   7/22/2022   Closed
Arrived Homes Series Riverwalk   Single family home located at 6377 Winlerkorn Lane, Ooltewah, TN 37363   $ 10.00     $ 457,190.00       45,719     6/23/2022   7/22/2022   Closed
Arrived Homes Series Walton   Single family home located at 3211 SW Stonepoint Avenue, Bentonville, AR 72713   $ 10.00     $ 347,030.00       34,703     7/12/2022   7/22/2022   Closed
Arrived Homes Series Belle   Single family home located at 1205 Ithaca Drive, McDonough, GA 30253   $ 10.00     $  504,100.00       50,410     7/12/2022   8/2/2022   Closed
Arrived Homes Series Chitwood   Single family home located at 7159 Berringer Court, Maineville, OH 45039   $ 10.00     $  442,140.00        44,214     7/12/2022      8/15/2022   Closed

 

xiii

 

 

Series Name   Series Property   Offering Price per Interest     Maximum Offering Size     Maximum Membership Interests     Opening Date   Closing Date   Status
Arrived Homes Series Conway   Single family home located at 1113 Leland Avenue, Unit A, Nashville, TN 37216   $ 10.00     $  783,110.00        78,311     7/12/2022       Open
Arrived Homes Series Creekside   Single family home located at 439 N Otoe Street, Farmington, AR 72730   $ 10.00     $  361,930.00        36,193     7/12/2022     8/9/2022   Closed
Arrived Homes Series Daisy   Single family home located at 1812 Anthony Drive, Rogers, AR 72756   $ 10.00     $  352,060.00        35,206     7/12/2022     8/26/2022   Closed
Arrived Homes Series Dolly   Single family home located at 1845 Meade Avenue, Nashville, TN 37207   $ 10.00     $  794,230.00        79,423     7/12/2022  

8/15/2022

  Closed
Arrived Homes Series Henry   Single family home located at 332 Madison Grace Avenue, McDonough, GA 30252   $ 10.00     $  475,750.00        47,575     7/12/2022     8/15/2022   Closed
Arrived Homes Series Highland   Single family home located at 139 Highland Park Court, Easley, SC 29642   $ 10.00     $  324,310.00        32,431     7/12/2022   8/2/2022   Closed
Arrived Homes Series Kenny   Single family home located at 1843 Meade Avenue, Nashville, TN 37207   $ 10.00     $  794,230.00        79,423     7/12/2022     8/16/2022   Closed
Arrived Homes Series Loretta   Single family home located at 1113 Leland Avenue, Unit B, Nashville, TN 37216   $ 10.00     $  783,110.00        78,311     7/12/2022     10/4/2022  

Closed

Arrived Homes Series Sodalis   Single family home located at 8539 Gold Rush Way, Camby, IN 46113   $ 10.00     $  337,030.00        33,703     7/12/2022     8/15/2022   Closed

 

xiv

 

 

Series Name   Series Property   Offering Price per Interest     Maximum Offering Size     Maximum Membership Interests     Opening Date   Closing Date   Status
Arrived Homes Series Spring   Single family home located at 352 Robin Helton Drive, Boiling Springs, SC 29316   $ 10.00     $  288,470.00        28,847     7/12/2022   8/2/2022   Closed
Arrived Homes Series Willow   Single family home located at 825 NW 68th Avenue, Bentonville, AR 72713   $ 10.00     $  340,970.00        34,097     7/12/2022   8/2/2022   Closed
Arrived Homes Series Wilson   Single family home located at 6217 W Persimmon Street, Fayetteville, AR 72704   $ 10.00     $  449,570.00       44,957     7/12/2022   8/2/2022   Closed
Arrived Homes Series Blossom   Single family home located at 601 Cass Road, Centerton, AR 72719   $ 10.00     $ 306,760.00       30,676     7/25/2022       Open
Arrived Homes Series Bonneau   Single family home located at 120 Caleb Court, Ladson, SC 29456   $ 10.00     $ 392,050.00       39,205     7/25/2022   8/26/2022   Closed
Arrived Homes Series Braxton   Single family home located at 10020 Braxton Drive, Union, KY 41091   $ 10.00     $ 380,140.00       38,014     7/25/2022       Open
Arrived Homes Series Camino   Single family home located at 326 32nd Place E, Tuscaloosa, AL 35405   $ 10.00     $ 310,310.00       31,031     7/25/2022       Open
Arrived Homes Series Cumberland   Single family home located at 702 Jim Brown Drive, Clarksville, TN 37042   $ 10.00     $ 345,300.00       34,530     7/25/2022     8/15/2022   Closed
Arrived Homes Series Inglewood   Single family home located at 1802B Porter Road, Nashville, TN 37206   $ 10.00     $ 781,420.00       78,142     7/25/2022       Open

 

xv

 

 

Series Name   Series Property   Offering Price per Interest     Maximum Offering Size     Maximum Membership Interests     Opening Date   Closing Date   Status
Arrived Homes Series Reginald   Single family home located at 1201 Ithaca Drive, McDonough, GA 30253   $ 10.00     $ 503,860.00       50,386     7/25/2022       Open
Arrived Homes Series Richardson   Single family home located at 531 Arkansas Black, Bentonville, AR 72712   $ 10.00     $ 368,800.00       36,880     7/25/2022       Open
Arrived Homes Series Wellington   Single family home located at 412 Astoria Way, McDonough, GA 30253   $ 10.00     $ 471,910.00       47,191     7/25/2022   10/4/2022  

Closed

Arrived Homes Series Winston   Single family home located at 8304 Stillwater Circle NW, Huntsville, AL 35806   $ 10.00     $ 381,740.00       38,174     7/25/2022   10/4/2022   Closed
Arrived Homes Series Aster   Single family home located at 490 W Aster Avenue, Farmington, AR 72730   $ 10.00     $ 194,240.00       19,424     8/3/2022       Open
Arrived Homes Series Jill   Single family home located at 4481 Jack Faulk Street, Murfreesboro, TN 37127   $ 10.00     $ 301,330.00       30,133     8/3/2022       Open
Arrived Homes Series Marcelo   Single family home located at 3045 Republic Way, Hebron, KY 41048   $ 10.00     $ 338,100.00       33,810     8/3/2022       Open
Arrived Homes Series Marietta   Single family home located at 436 Marietta Ln, Duncan, SC 29334   $ 10.00     $ 229,780.00       22,978     8/3/2022   8/15/2022   Closed
Arrived Homes Series Quincy   Single family home located at 27003 E Archer Avenue, Aurora, CO 80018   $ 10.00     $ 630,070.00       63,007     8/3/2022   10/4/2022  

Closed

Arrived Homes Series Taylor   Single family home located at 2209 44th Avenue, Northport, AL 35476   $ 10.00     $ 178,860.00       17,886     8/3/2022       Open
Arrived Homes Series Chester   Single family home located at 6097 Amber Forest Trail, Hixson, TN 37343   $ 10.00     $ 279,784.00      

27,978

   

8/19/2022

      Open
Arrived Homes Series Creekwood   Single family home located at 361 Harbor Glen Drive SW, Madison, AL 35756   $ 10.00     $ 218,010.00       21,801    

8/19/2022

 

10/4/2022

 

Closed

 

xvi

 

 

Series Name   Series Property   Offering Price per Interest     Maximum Offering Size     Maximum Membership Interests     Opening Date   Closing Date   Status
Arrived Homes Series Cypress   Single family home located at 3450 Cypress Club Trail, Austell, GA 30106   $ 10.00     $ 276,361.00      

27,636

   

8/19/2022

      Open
Arrived Homes Series Harrison  

Single family home located at 5776 Caney Ridge Circle, Ooltewah, TN 37363

  $ 10.00     $ 343,794.00       34,379    

8/19/2022

      Open
Arrived Homes Series Kessler   Single family home located at 12520 Meadow Oaks Lane, Farmington, AR 72730   $ 10.00     $ 194,680.00       19,468     8/19/2022   10/4/2022  

Closed

Arrived Homes Series Mae   Single family home located at 7088 Luna Mae Court, Boiling Springs, SC 29316   $ 10.00     $ 413,299.00       41,330     8/19/2022       Open
Arrived Homes Series Piedmont   Single family home located at 4774 Brookwood Place, Atlanta, GA 30349   $ 10.00     $ 289,526.00       28,953     8/19/2022       Open
Arrived Homes Series Shallowford   Single family home located at 7258 Noah Reid Road, Chattanooga, TN 37421   $ 10.00     $ 273,959.00       27,396     8/19/2022       Open

Arrived Homes Series Eagle

 

  Single family home located at 554 N Goose Crossing, Farmington, AR 72730   $ 10.00     $ 185,420.00       18,542    

9/20/2022

      Open

Arrived Homes Series Falcon

 

  Single family home located at 375 Canada Dr, Farmington, AR 72730   $ 10.00     $ 207,390.00       20,739    

9/20/2022

    Open

Arrived Homes Series Goose

 

  Single family home located at 561 N Goose Crossing, Farmington, AR 72730   $ 10.00     $ 173,540.00       17,354    

9/20/2022

      Open
Arrived Homes Series Hansel   Single family home located at 4457 Jack Faulk St, Murfreesboro, TN 37127   $ 10.00     $ 267,100.00       26,710     9/20/2022       Open
Arrived Homes Series Gretal   Single family home located at 4485 Jack Faulk St, Murfreesboro, TN 37127   $ 10.00     $ 523,230.00       52,323     [*/*/2022]       Not Yet Qualified
Arrived Homes Series Mimosa   Single family home located at 6208 Mimosa Gardens Drive, Tuscaloosa, AL 35405   $ 10.00     $ 167,630.00       16,763     [*/*/2022]       Not Yet Qualified
Arrived Homes Series Redondo   Single family home located at 8924 Arkansas Road NW, Albuquerque, NM 87120   $ 10.00     $ 237,660.00       23,766     [*/*/2022]       Not Yet Qualified
Arrived Homes Series Sundance   Single family home located at 620 Creekside Avenue SW, Los Lunas, NM 87031   $ 10.00     $ 237,660.00       23,766     [*/*/2022]       Not Yet Qualified

 

xvii

 

 

INCORPORATION OF CERTAIN INFORMATION BY REFERENCE

 

This Offering Circular is part of the Offering Statement on Form 1-A (File No. 024-11325) that was filed with the Commission. The financial statement information incorporated by reference herein can be accessed at https://arrivedhomes.com/circulars. We hereby incorporate by reference into this Offering Circular all of the information contained in the following filings by Arrived Homes, LLC with the Commission, to the extent not otherwise modified or replaced by a subsequent filing:

 

1. The sections bulleted below of Post-Qualification Amendment No. 16.

 

  The Series Properties Being Offered
     
  Use of Proceeds to Issuer
     
  Appendix A – The Series Properties – Previously Qualified Offerings
     
  Appendix A – Use of Proceeds – Previously Qualified Offerings
     
  4203 W Lierly Lane (Carve-Out Of Certain Operations Of Arrived Homes, LP, A Delaware Limited Partnership) - Financial Statements And Independent Auditor’s Report – December 31, 2020 And 2019
     
  4672 W Soapstone Drive (Carve-Out Of Certain Operations Of Arrived Homes, LP, A Delaware Limited Partnership) - Financial Statements And Independent Auditor’s Report – December 31, 2020 And 2019

 

2. The sections bulleted below of Post-Qualification Amendment No. 17.

 

  The Series Properties Being Offered
       
  Use of Proceeds to Issuer

 

3. The sections bulleted below of Post-Qualification Amendment No. 18.

 

  The Series Properties Being Offered
       
  Use of Proceeds to Issuer

 

4. The sections bulleted below of Post-Qualification Amendment No. 19.

 

  The Series Properties Being Offered
       
  Use of Proceeds to Issuer

 

5.The sections bulleted below of the Company’s Annual Report on Form 1-K for the Fiscal Year ended December 31, 2021

 

  Financial Statements and Accompanying Notes for the Fiscal Years ended December 31, 2020 and December 31, 2021

 

  Management’s Discussion and Analysis of Financial Condition and Results of Operation

 

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6. The sections bulleted below of Post-Qualification Amendment No. 22.

 

  The Series Properties Being Offered
     
  Use of Proceeds to Issuer

 

7. The sections bulleted below of Post-Qualification Amendment No. 23.

 

  The Series Properties Being Offered
     
  Use of Proceeds to Issuer

  

8. The sections bulleted below of Post-Qualification Amendment No. 24.

 

  The Series Properties Being Offered
     
  Use of Proceeds to Issuer

 

9. The sections bulleted below of Post-Qualification Amendment No. 25.

 

  The Series Properties Being Offered
     
  Use of Proceeds to Issuer

 

10. The sections bulleted below of Post-Qualification Amendment No. 26.

 

  The Series Properties Being Offered
     
  Use of Proceeds to Issuer

 

11. The sections bulleted below of Post-Qualification Amendment No. 27.

 

  The Series Properties Being Offered
     
  Use of Proceeds to Issuer
     

12. The sections bulleted below of Post-Qualification Amendment No. 28.

 

  The Series Properties Being Offered
     
  Use of Proceeds to Issuer

 

  13. The sections bulleted below of Post-Qualification Amendment No. 29.

 

  The Series Properties Being Offered
     
  Use of Proceeds to Issuer

 

14. The sections bulleted below of Post-Qualification Amendment No. 30.

 

  The Series Properties Being Offered
     
  Use of Proceeds to Issuer

 

15. The sections bulleted below of Post-Qualification Amendment No. 31.

 

  The Series Properties Being Offered
     
  Use of Proceeds to Issuer

 

16. The sections bulleted below of the Company’s Semi-Annual Report on Form 1-SA as of and for the Six Months ended June 30, 2022

 

 

Financial Statements and Accompanying Notes as of and for the Six Months ended June 30, 2022

 

  Management’s Discussion and Analysis of Financial Condition and Results of Operation

 

Any statement contained in any document incorporated by reference into this Offering Circular will be deemed modified or superseded for the purposes of this Offering Circular to the extent that a statement contained in this Offering Circular modifies or supersedes that statement. Any statement so modified or superseded will not be deemed, except as so modified or superseded, to constitute a part of this Offering Circular. From time to time, we may file an additional Post-Qualification Amendment or provide an “Offering Circular Supplement” that may add, update or change information contained in this Offering Circular. Note that any statement we make in this Offering Circular will be modified or superseded by an inconsistent statement made by us in a subsequent Offering Circular Supplement or Post-Qualification Amendment.

 

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SUMMARY

 

This summary highlights some of the information in this offering circular.  It does not contain all of the information that you should consider before investing in our interests.  You should read carefully the detailed information set forth under “Risk Factors” and the other information included in this offering circular.  Except where the context suggests otherwise, the terms “Arrived,” “our company,” “we,” “us” and “our” refer to Arrived Homes, LLC, a Delaware series limited liability company, together with its consolidated series; references in this offering circular to the “manager” refer to Arrived Holdings, Inc., a Delaware public benefit corporation and the managing member of our company, and each of its series and their subsidiaries, if any. All references in this offering circular to “$” or “dollars” are to United States dollars.

 

Company Overview – Our Mission

 

Arrived Homes, LLC, a Delaware series limited liability company, was formed in July 2020 to permit public investment in specific single family rental homes. We believe people should have the freedom to move around to pursue new opportunities in their lives while still having access to the wealth creation that long-term home ownership and real estate investment can provide. To support this idea, we are building what we believe to be a new model for home ownership and real estate investment that doesn’t lock people into a single home or city. We believe in passive income, conservative debt, freedom to move, diversification, and aligned incentives.

 

Arrived is a marketplace for investing in homes. We buy single family homes, lease them, divide them into multiple interests, and offer them as investments on a per interest basis through our web-based platform. Investors can manage their risk by spreading their investments across a portfolio of homes, they can invest in real estate without needing to apply for mortgages or take on personal debt, and they can move to new homes or cities and continue holding their Arrived investments without having to worry about selling homes they’re invested in.

 

Arrived does all of the work of sourcing, analyzing, maintaining, and managing all of the homes that we acquire. We analyze every home investment across several financial, market, and demographic characteristics to support our acquisition decision-making. Every investment we make is an investment in the communities in which Arrived operates, alongside other like-minded individuals. As our community network grows, so does our access to investment and housing opportunities.

 

Arrived rents the homes we acquire to tenants who can also invest through the same process as any other member of the Arrived platform, becoming part owners of the homes they’re living in at that time. By investing together we align incentives towards creating value for everyone.

 

Our Series LLC Structure

 

Each single family rental home that we acquire will be owned by a separate series of our company that we will establish to acquire that home.  Each series may hold the specific property that it acquires directly or in a wholly-owned subsidiary, which would be a limited liability company organized under laws of the state in which the series property is located. 

 

As a Delaware series limited liability company, the debts, liabilities, obligations and expenses incurred, contracted for or otherwise existing with respect to a particular series are segregated and enforceable only against the assets of such series, as provided under Delaware law.  We intend for each series to elect and qualify to be taxed as a separate real estate investment trust, or REIT, for U.S. federal income tax purposes, commencing with the taxable year ending after the completion of the initial offering of interests of such series.

 

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We are offering membership interests in each of the series of our company, which represent limited liability company interests in such series. All of the series of our company offered hereunder may collectively be referred to herein as the “series” and each, individually, as a “series.”  The interests of all series described above may collectively be referred to herein as the “interests,” or “our securities” and each, individually, as an “interest” and the offerings of the interests may collectively be referred to herein as the “offerings” and each, individually, as an “offering.”  See “Description of the Securities Being Offered” for additional information regarding the interests.

 

Our company’s core business is the identification, acquisition, marketing and management of individual single family homes for the benefit of our investors. Each series is intended to own a single property. These properties may be referred to herein, collectively, as the “properties” or each, individually, as a “property.”

 

The interests represent an investment solely in a particular series and, thus, indirectly in the property owned by that series. The interests do not represent an investment in our company or the manager.  We do not anticipate that any series will own anything other than the single property associated with such series.  We currently anticipate that the operations of our company, including the formation of additional series and the corresponding acquisition of additional properties, will benefit investors by allowing investors to build a diversified portfolio of investments. 

 

A purchaser of the interests may be referred to herein as an “investor” or “interest holder.”

 

Our series offerings are conducted as a continuous offering pursuant to Rule 251(d)(3) of Regulation A, meaning that while the offering of a particular series is continuous, active sales of series interests may take place sporadically over the term of the offering. The term of each series offering will commence within two calendar days after the qualification date of the offering statement of which this offering circular is a part and end no later than the second anniversary of the qualification date of the offering statement.

 

There will be a separate closing, or closings, with respect to each offering. An initial closing of an offering will take place on the earliest to occur of (i) the date subscriptions for the maximum number of series interests have been accepted, (ii) a date determined by the manager in its sole discretion and (iii) the date one week prior to three months after the offering begins. Additionally, any closing following such initial closing will take place on the earliest to occur of (i) the date subscriptions for the maximum number of series interests have been accepted, (ii) a date determined by the manager in its sole discretion and (iii) the date that is three months after the prior closing for the relevant series offering. A fully executed subscription agreement for any particular investor in a series offering will be accepted or rejected by the manager within 15 days of being received by the series.

 

If an initial closing has not occurred, an offering will be terminated upon the earliest to occur of (i) the date immediately following the date one week prior to three months after the date the offering begins and (ii) any date on which the manager elects to terminate the offering for a particular series in its sole discretion.  No securities are being offered by existing security-holders.

 

Each offering is being conducted under Tier 2 of Regulation A (17 CFR 230.251 et. seq.) and the information contained herein is being presented in offering circular format.  Our company is not offering, and does not anticipate selling, interests in any of the offerings in any state where Dalmore, its soliciting agent and executing broker, is not registered as a broker-dealer. The subscription funds advanced by prospective investors as part of the subscription process will be held in a non-interest-bearing escrow account with North Capital acting as escrow agent (the “Escrow Agent”) and will not be commingled with the operating account of the series, until, if and when there is a closing with respect to that investor and that series.  See “Plan of Distribution and Subscription Procedure” and “Description of the Securities Being Offered” for additional information.

 

Investment Objectives

 

Our investment objectives are: 

 

  Consistent cash flow;

 

  Long-term capital appreciation with moderate leverage;

 

  Favorable tax treatment of REIT income and long term capital gains; and

 

  Capital preservation.

 

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We cannot assure you that we will attain these objectives or that the value of our assets will not decrease. 

 

Impact of Coronavirus Pandemic

 

In December 2019, a novel strain of coronavirus, referred to as COVID-19, was reported in Wuhan, China. COVID-19 has since spread to other countries, including the United States, and was declared a pandemic by the World Health Organization. Efforts to contain the spread of COVID-19 have intensified, and most states and localities in the United States and countries in Europe and Asia have implemented severe travel and social restrictions, including social distancing, “shelter-in-place” orders and restrictions on the types of businesses that may continue to operate. The impacts of the outbreak are unknown and rapidly evolving.

 

Our manager has taken steps to take care of its employees, including providing the ability for employees to work remotely. Our manager has also taken precautions with regard to employee, facility and office hygiene and implemented significant travel restrictions. Our manager is also assessing business continuity plans for all business units, including ours, in the context of COVID-19. This is a rapidly evolving situation, and our manager will continue to monitor and mitigate developments affecting its workforce. Our manager has reviewed and will continue to carefully review all rules, regulations and orders and will respond accordingly.

 

The continued spread of COVID-19 has also led to severe disruption and volatility in the global financial markets, which could increase our cost of capital and adversely affect our liquidity and ability to access capital markets in the future. The continued spread of COVID-19 has caused an economic slowdown and may cause a recession or other unpredictable events, each of which could adversely affect our business, results of operations or financial condition. The pandemic has had, and could have a significantly greater, material adverse effect on the United States economy as a whole and in our industry in particular.

 

If the spread of COVID-19 cannot be slowed and, ideally, contained, our business operations could be further delayed or interrupted. We expect that government and health authorities will announce new, or extend existing, restrictions, which could require us to make further adjustments to our operations in order to comply with any such restrictions. Our manager may also experience limitations in employee resources. In addition, our operations could be disrupted if any employee of our manager is suspected of having the virus, which could require quarantine of any such employees. The duration of any business disruption cannot be reasonably estimated at this time but may materially affect our ability to operate our business and result in additional costs.

 

The extent to which COVID-19 may impact our results will depend on future developments, which are highly uncertain and cannot be predicted as of the date of this offering circular, including new information that may emerge concerning the severity of the pandemic and steps taken to contain the pandemic or treat its impact, among others. Nevertheless, the pandemic; the current financial, economic and capital markets environment; and future developments in the global supply chain and other areas present material uncertainty and risk with respect to our performance, financial condition, results of operations and cash flows.

 

Further, the COVID-19 outbreak has caused unprecedented levels of global uncertainty and may impact the value of real estate. We expect the COVID-19 outbreak will result in low transaction volume until confidence in the global economy is restored. The extent and duration of this disruption cannot be accurately estimated, and the real estate industry may take a significant amount of time to recover. Although we intend to hold and manage all of the assets marketed on the Arrived Platform for an average of five to seven years, the COVID-19 outbreak and resulting economic uncertainty may impact the value of the underlying assets, and consequently the value of the interests. See “Risk Factors” below.

 

Securities Being Offered

 

Investors will acquire membership interests in a series of our company, each of which is intended to be a separate series of our company for purposes of accounting for assets and liabilities.  It is intended that owners of interests in a series will only have an interest in the assets, liabilities, profits and losses pertaining to the specific property owned by that series.  For example, an owner of interests in Arrived Homes Series Gretal will only have an interest in the assets, liabilities, profits and losses pertaining to Arrived Homes Series Gretal and its related operations.  See the “Description of the Securities Offered” section for further details. The minimum investment you can make for any series is one (1) interest in a series and the maximum investment is equal to 9.8% of the total interests being offered for such series, although such minimum and maximum thresholds may be waived by the manager in its sole discretion. See “⸺Restrictions on Ownership of our Interests” below.

 

The Manager

 

Our company is managed by Arrived Holdings, Inc., a Delaware public benefit corporation and managing member of our company, which we refer to herein as the “manager.” Pursuant to the terms of our company’s limited liability company operating agreement, which we refer to as the “operating agreement,” the manager will provide certain management and advisory services to our company and to each of its series and their subsidiaries, if any, as well as a management team and appropriate support personnel.  The manager is an asset management company that operates a web-based investment platform, which we refer to as the Arrived Homes platform, used by our company for the offer and sale of interests in the series of our company.

 

While the nature of our business to be conducted or promoted by us must at all times be to engage in any lawful act or activity for which corporations may be organized under the General Corporation Law of Delaware, as a public benefit corporation, the manager and its board of directors will consider the manager’s public benefit objectives in addition to the financial interests of its stockholders when making decisions. The manager conducts business in a manner that balances the pecuniary interests of its stockholders, the best interests of those materially affected by the manager’s conduct, and the public benefit or public benefits described in the manager’s certificate of incorporation. The manager’s specific public benefit purpose is the promotion of financial inclusion, fair and equitable housing and job creation.

  

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Management Compensation

 

The manager will receive from a series an annual asset management fee equal to six tenths of a percent (0.6%) of the purchase price of the series property for that series, paid out of the series’ net operating rental income on a quarterly basis. Additionally, pursuant to the operating agreement, the manager will receive reimbursements for out-of-pocket expenses in connection with our organization and offerings (up to a maximum of 2% of the gross offering proceeds per series offering), our operations and the acquisition of properties and in connection with third parties providing services to us. The manager may also receive a portion of the property management fee and the property disposition fee as described below. The manager reserves the right to waive any fees or reimbursements it is due in its sole discretion. The items of compensation are summarized in “Management-Management Compensation.”

 

Property Manager

 

The Company will appoint an affiliate of the manager or a third-party property management company to serve as property manager to manage the property of each series pursuant to a property management agreement.

 

The services provided by the property manager will include:

 

  creating the asset maintenance policies for the collection of rents;  

 

  investigating, selecting, and, on behalf of the applicable series, engaging and conducting business with such persons as the property manager deems necessary to ensure the proper performance of its obligations under the property management agreement, including, but not limited to, consultants, insurers, insurance agents, maintenance providers, bookkeepers and accountants and any and all persons acting in any other capacity deemed by the property manager necessary or desirable for the performance of any of the services under the property management agreement; and 

 

  developing standards for the care of the underlying properties.  

 

See “Description of Business—Description of the Property Management Agreement.”

 

Property Management Fee

 

As compensation for the services provided by the property manager, each series will be charged a property management fee equal to eight percent (8%) of rents collected on a series property. To the extent that, under the terms of a specific property management agreement, the property manager is paid a fee that is less than the eight percent (8%) charged to the series, the manager will receive the difference as income. If a series property is vacant and not producing rental income, the property management fee will not be paid during any such period of vacancy.

 

Property Disposition Fee

 

Upon the disposition and sale of a series property, each series will be charged a market rate property disposition fee that will cover property sale expenses such as brokerage commissions, and title escrow and closing costs. It is expected that this disposition fee charged to a series will range from six percent (6%) to seven percent (7%) of the property sale price. To the extent that the actual property disposition fees are less than the amount charged to the series, the manager will receive the difference as income.

 

Operating Expenses

 

Each series of our company will be responsible for the costs and expenses attributable to the activities of our company related to such series including, but not limited to:

 

  any and all fees, costs and expenses incurred in connection with the management of a series property and preparing any reports and accounts of each series, including, but not limited to, audits of a series’ annual financial statements, tax filings and the circulation of reports to investors;

 

  any and all insurance premiums or expenses;

 

  any withholding or transfer taxes imposed on our company or a series or any of the members;

 

  any governmental fees imposed on the capital of our company or a series;

 

  any legal fees and costs (including settlement costs) arising in connection with any litigation or regulatory investigation instituted against our company, a series or a property manager in connection with the affairs of our company or a series, or relating to legal advice directly relating to our company’s or a series’ legal affairs;

 

4

 

 

  any fees, costs and expenses of a third-party registrar and transfer agent appointed by the manager in connection with a series;

 

  any indemnification payments;

 

  any costs, fees, or payments related to interest or financing expenses for a given series;

 

  any potential HOA or association fees related to a given series;

 

  the costs of any third parties engaged by the manager in connection with the operations of our company or a series; and

 

  any similar expenses that may be determined to be Operating Expenses, as determined by the manager in its reasonable discretion.

 

The manager will bear its own expenses of an ordinary nature.

 

If the Operating Expenses exceed the amount of revenues generated from a series property and cannot be covered by any Operating Expense reserves on the balance sheet of such series property, the manager may (a) pay such Operating Expenses and not seek reimbursement, (b) loan the amount of the Operating Expenses to the applicable series, on which the manager may impose a reasonable rate of interest, and be entitled to reimbursement of such amount from future revenues generated by such series property (which we refer to as Operating Expenses Reimbursement Obligation(s)), and/or (c) cause additional interests to be issued in such series in order to cover such additional amounts.  See “Description of Business-Operating Expenses.”

 

The Arrived Homes Platform

 

Arrived Holdings, Inc., the manager, owns and operates a web-based and mobile accessible investment platform, the Arrived Homes platform. Through the use of the Arrived Homes platform, investors can browse and screen the investments offered by each of our series and electronically sign legal documents to purchase series interests.

 

Transferability

 

The manager may refuse a transfer by an interest holder of its interest in a series if such transfer would result in (a) there being more than 2,000 beneficial owners in such series or more than 500 beneficial owners that are not “accredited investors,” (b) the assets of a series being deemed plan assets for purposes of ERISA, (c) such interest holder holding in excess of 9.8% of a series, (d) a change of U.S. federal income tax treatment of our company and/or a series, or (e) our company, any series, the manager, or its affiliates being subject to additional regulatory requirements. Furthermore, as the interests are not registered under the Securities Act, transfers of interests may only be effected pursuant to exemptions under the Securities Act and as permitted by applicable state securities laws.  See “Description of the Securities Being Offered–Restrictions on Ownership and Transfer” for more information.

 

Restrictions on Ownership of our Interests

 

To assist each of the series in qualifying as a REIT, the operating agreement provides that generally no person may own, or be deemed to own by virtue of the attribution provisions of the Internal Revenue Code, either more than 9.8% in value or number of interests, whichever is more restrictive, of our outstanding equity capital, or 9.8% in value or number of interests, whichever is more restrictive, of our interests or any class or series of the outstanding interests.  The manager may, in its sole discretion, waive the 9.8% ownership limit with respect to a particular holder of interests.

 

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The operating agreement also prohibits any investor from, among other things:

 

  beneficially or constructively owning interests in a series that would result in our company being “closely held” under Section 856(h) of the Internal Revenue Code, or otherwise cause a series to fail to qualify as a REIT; and

 

  transferring its interests if such transfer would result in the interests in a series being owned by fewer than 100 persons.

 

Distribution Rights

 

The manager has sole discretion in determining what distributions, if any, are made to interest holders except as otherwise limited by law or the operating agreement. Our company expects the manager to make distributions on a semi-annual basis.  However, the manager may change the timing of distributions or determine that no distributions shall be made, in its sole discretion. For example, the manager may determine to hold distributions until the effective distribution amount, per investor, equals or exceeds $5.00. In this case, the manager would accrue these distributions in an escrow account or other segregated account to be distributed once the minimum distribution amount has been reached or exceeded. See “Description of the Securities Being Offered-Distribution Rights.”

 

Our Company Information

 

Our principal executive offices are located at 500 Yale Avenue North, Seattle, WA 98109.  Our telephone number is (814) 277-4833. We maintain a website at www.arrivedhomes.com. Information contained on, or accessible through, our website is not incorporated by reference into and does not constitute a part of this offering circular or any other reports or documents we file with or furnish to the Commission.

 

Summary Risk Factors

 

An investment in our interests involves various risks.  You should consider carefully the risks discussed below and under “Risk Factors” before purchasing our interests.  If any of the following risks occur, the business, financial condition or results of operations of each of our series could be materially and adversely affected.  In that case, the value of your interests could decline, and you may lose some or all of your investment.

 

  We do not have a significant operating history, and there is no guarantee that we will be successful in the operation of our company.

 

  The COVID-19 coronavirus pandemic and other changes in general economic and demographic conditions may cause our business to fail.

 

  We are employing a novel business model, which may make an investment in our interests difficult to evaluate as it is unique to the real estate industry.

 

  We and the manager may not be able to successfully operate our properties or generate sufficient operating cash flows to make or sustain distributions to the holders of our interests.

 

  We depend on the manager for the success of each series and for access to the manager’s investment professionals and contractors.  We may not find a suitable replacement for the manager if removed, or if key personnel leave the employment of the manager or otherwise become unavailable to us.

 

  The termination of the manager is generally limited to cause and certain disposition events related to a property, which may make it difficult or costly to end our relationship with the manager in respect of a series and a property.

 

  Potential conflicts of interest may arise among the manager and its affiliates, on the one hand, and our company and our investors, on the other hand. 

 

  We may be unable to renew leases, lease vacant space or re-lease space on favorable terms or at all as the leases expire, which could materially and adversely affect a series’ financial condition, results of operations and cash flow.

 

  We may not be able to control a series’ operating costs, or the series’ expenses may remain constant or increase, even if income from a property decreases, causing a series’ results of operations to be adversely affected.

 

  Our investors do not elect or vote on our board of directors or the managing member of our company and have limited ability to influence decisions regarding the businesses of the series.

 

  The interest holders will have limited voting rights and will be bound by a majority vote.

 

  We have not established a minimum distribution payment level for any series and a series may be unable to generate sufficient cash flows from its operations to make distributions to holders of interests at any time in the future.

 

  Failure of each series to be classified as a separate entity for U.S. federal income tax purposes could adversely affect the timing, amount and character of distributions to a holder of interests.

 

  The failure of a series to qualify as a REIT would subject it to U.S. federal income tax and applicable state and local taxes, which would reduce the amount of cash available for distribution to holders of our interests.

 

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OFFERING SUMMARY

 

Securities being offered:  

We are offering the maximum number of interests of each with a status of “Open” in the “Series Offering Table” at a price per interest set forth therein. The offering is being conducted on a “best efforts,” no offering minimum basis.

 

Each series of interests is intended to be a separate series of our company for purposes of accounting for assets and liabilities. See “Description of the Securities Being Offered-Description of the Interests” for further details.  The series interests will be non-voting except with respect to certain matters set forth in our operating agreement.  The purchase of interests in a particular series is an investment only in that series and not an investment in our company as a whole.

 

Offering price per series interest:   As stated in the Series Offering Table above.
     
Minimum and maximum subscription:   The minimum subscription by an investor in any series is one (1) interest and the maximum subscription by any investor in interests of any series will be limited to 9.8% of the total interests being offered for such series, although such maximum thresholds may be waived by the manager in its sole discretion.
     
Broker:   We have entered into an agreement with Dalmore, which is acting as our soliciting agent and executing broker in connection with our series offerings. Dalmore is a broker-dealer registered with the Commission and which is or will be registered in each state where our series offerings will be made prior to the launch of each such offering and with such other regulators as may be required to execute the sale transactions and provide related services in connection with our series offerings.  Dalmore is a member of the Financial Industry Regulatory Authority, Inc., or FINRA, and the Securities Investor Protection Corporation, or SIPC. 
     
Transfer Agent:   We have entered into an agreement with Colonial Stock Transfer Company, Inc., a registered transfer agent, to perform transfer agent functions with respect to the interest of the Series.
     
Broker fees:   We will pay Dalmore a brokerage fee equal to 1.0% of the amount raised through each series offering. Notwithstanding the foregoing, Dalmore will not receive any fee on funds raised from the sale of any interests to the manager, its affiliates or the sellers of any of the series properties.
     
Restrictions on investment:  

Each investor must be a “qualified purchaser.”  See “Plan of Distribution and Subscription Procedure—Investor Suitability Standards” for further details.  The manager may, in its sole discretion, decline to admit any prospective investor, or accept only a portion of such investor’s subscription, regardless of whether such person is a “qualified purchaser.”  Furthermore, the manager anticipates only accepting subscriptions from prospective investors located in states where Dalmore is registered.

 

Generally, no sale may be made to you in any of our series offerings if the aggregate purchase price you pay is more than 10% of the greater of your annual income or net worth. Different rules apply to accredited investors and non-natural persons. Before making any representation that your investment does not exceed applicable thresholds, we encourage you to review Rule 251(d)(2)(i)(c) of Regulation A. For general information on investing, we encourage you to refer to www.investor.gov.

     
Escrow account:  

The subscription funds advanced by prospective investors as part of the subscription process will be held in a non-interest bearing escrow account with North Capital, acting as the Escrow Agent, and will not be commingled with the operating account of any series, until, if and when there is a closing with respect to that series. 

 

When the Escrow Agent has received instructions from the manager that an offering will close and the investor’s subscription is to be accepted (either in whole or part), the Escrow Agent will disburse such investor’s subscription proceeds in its possession to the account of the applicable series.

 

If any offering is terminated without a closing, or if a prospective investor’s subscription is not accepted or is cut back due to oversubscription or otherwise, such amounts placed into escrow by prospective investors will be returned promptly to them without interest.  Any costs and expenses associated with a terminated offering will be borne by our manager.

 

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Offering period:  

The series offerings are being conducted as a continuous offering pursuant to Rule 251(d)(3) of Regulation A, meaning that while the offering of a particular series is continuous, active sales of series interests may take place sporadically over the term of the series offering. The term of each series offering will commence within two calendar days after the qualification date of the offering statement of which this offering circular is a part and end no later than the second anniversary of the qualification date of the offering statement.

 

There will be a separate closing, or closings, with respect to each offering. An initial closing of an offering will occur on the earliest to occur of (i) the date subscriptions for the maximum number of series interests have been accepted, (ii) a date determined by the manager in its sole discretion and (iii) the date one week prior to three months after the offering begins. Additionally, any closing following such initial closing will occur on the earliest to occur of (i) the date subscriptions for the maximum number of series interests have been accepted, (ii) a date determined by the manager in its sole discretion and (iii) the date that is three months after the prior closing for the relevant series offering. A fully executed subscription agreement for any particular investor in a series offering will be accepted or rejected by the manager within 15 days of being received by the series.

 

If an initial closing has not occurred, an offering will be terminated upon the earliest to occur of (i) the date immediately following the date one week prior to three months after the offering begins and (ii) any date on which the manager elects to terminate the offering for a particular series in its sole discretion.  No securities are being offered by existing security-holders.

     
Use of proceeds to issuer:   The proceeds received in the offering will be applied in the following order of priority of payment: 

 

    Brokerage Fee: A brokerage fee payable to Dalmore equal to 1% of the amount raised through an offering. Notwithstanding the foregoing, Dalmore will not receive any fee on funds raised from the sale of series interests to the manager, its affiliates or the sellers of the properties;
       
    Acquisition Cost of the Underlying Properties: Actual cost of the underlying property of a series paid to the property seller;
       
    Offering Expenses: We will reimburse the manager for offering expenses actually incurred in connection with a series offering in an amount up to 2% of gross offering proceeds. In general, these costs include legal, accounting, escrow, underwriting, filing and compliance costs, as applicable, related to a specific offering; and
       
    Acquisition Expenses: In general, these expenses include all fees, costs and expenses incurred in connection with the evaluation, discovery, investigation, appraisal, development and acquisition of the property related to a series.

 

    The manager will be responsible for all offering expenses on behalf of each series and will be reimbursed by the series through the proceeds of the series offering for offering expenses actually incurred in an amount up to 2% of gross offering proceeds. Each series will be responsible for its acquisition expenses which it will pay out of the proceeds of its offering and will reimburse the manager for such costs as well as for certain other costs.  See “Use of Proceeds to Issuer,” “Management Compensation—Reimbursement of Expenses” and “Plan of Distribution and Subscription Procedure—Fees and Expenses” sections for further details.
     
Risk factors:   Investing in the interests of a particular series involves risks. See the section entitled “Risk Factors” in this offering circular and other information included in this offering circular for a discussion of factors you should carefully consider before deciding to invest in our series interests.

 

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RISK FACTORS

 

An investment in our series interests involves risks.  In addition to other information contained elsewhere in this offering circular, you should carefully consider the following risks before acquiring our interests offered by this offering circular.  The occurrence of any of the following risks could materially and adversely affect the business, prospects, financial condition or results of operations of our company, the ability of our company to make cash distributions to the holders of interests and the market price of our interests, which could cause you to lose all or some of your investment in our interests.  Some statements in this offering circular, including statements in the following risk factors, constitute forward-looking statements.  See “Cautionary Statement Regarding Forward-Looking Statements.”

 

Risks Relating to the Structure, Operation and Performance of our Company

 

The current novel coronavirus, or COVID-19, pandemic or the future outbreak of any other highly infectious or contagious diseases, could materially and adversely impact or cause disruption to our performance, financial condition, results of operations, cash flows and ability to pay distributions. Further, the pandemic has caused disruptions in the U.S. and global economies and financial markets and created widespread business continuity issues of an as yet unknown magnitude and duration.

 

The impact of the COVID-19 pandemic and measures to prevent its spread could materially negatively impact our ability to launch and operate our business and our results of operations, financial condition and liquidity in a number of ways, including:

 

  an inability to sell our series interests resulting in a lack of capital sufficient to acquire and operate our series properties;

 

  a decrease in our series’ revenues as a result of the inability of tenants in our properties to pay their rent timely if at all and the geographic concentration of our series properties;

 

  changes in residential preferences may make it less likely that home renters would want to live in the regions where our series properties are located;

 

  an inability to enforce residents’ or tenants’ contractual rental obligations and/or limits on our ability to raise rents upon lease renewals due to restrictive measures imposed by local, regional or national governmental authorities;

 

  the risk of a prolonged COVID-19 outbreak causing long-term damage to economic conditions, which in turn could cause material declines in the fair market value of our series properties, leading to asset impairment charges and our inability to sell our series properties; and

 

  the potential inability to maintain adequate staffing for the management and maintenance of our series properties due to shelter-in-place orders and/or the continued duration or expansion of the pandemic.

 

The extent of the COVID-19 pandemic’s effect on our operational and financial performance will depend on future developments including the duration, spread and intensity of the outbreak, all of which are uncertain and difficult to predict. Due to the speed with which the situation is developing, we are not able at this time to estimate the effect of these factors on our business, but the adverse impact on our business, results of operations, cash flows and financial condition could be material.

 

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The COVID-19 pandemic has resulted in a general decline in real estate transactions and may adversely affect our growth prospects in the near term, and possibly for an extended period, depending upon the duration of the pandemic and its effects on the economy generally and the real estate market more particularly.

 

The COVID-19 crisis may adversely affect our new series offerings, primarily because equity and debt financing for real estate transactions is constrained. In addition, the crisis has made it more difficult to execute transactions as people work from home and are unable to visit properties, local governmental offices are closed and third parties providing survey, appraisal, insurance, environmental and similar services have more limited capacities. These conditions may adversely affect our ability to maintain our operations while they persist.

 

We have a limited operating history, which makes our future performance difficult to predict.

 

We have a limited operating history. You should consider an investment in our interests in light of the risks, uncertainties and difficulties frequently encountered by other newly formed companies with similar objectives. To be successful in this market, we and the manager must, among other things: 

 

  identify and acquire real estate assets consistent with our investment strategies;

 

  increase awareness of our name within the investment products market;

 

  attract, integrate, motivate and retain qualified personnel to manage our day-to-day operations; and

 

  build and expand our operations structure to support our business.

 

We have minimal operating capital and for the foreseeable future will be dependent upon our ability to finance our operations from the sale of equity or other financing alternatives. The failure to successfully raise operating capital could result in our bankruptcy or other event which would have a material adverse effect on us and our investors.  There can be no assurance that we will achieve our investment objectives.

 

An investment in a series offering constitutes only an investment in that series and not in our company or directly in any property.

 

An investor in an offering will acquire an ownership interest in the series related to that offering and not, for the avoidance of doubt, in (i) our company, (ii) any other series, (iii) the manager, or (iv) directly in a property associated with the series or any property owned by any other series.  This results in limited voting rights of the investor, which are solely related to a particular series, and are further limited by the operating agreement, described further herein. Investors will have voting rights only with respect to certain matters, primarily relating to amendments to the operating agreement that would adversely change the rights of the interest holders and removal of the manager for “cause.”  The manager thus retains significant control over the management of our company, each series and the series properties.  Furthermore, because the interests in a series do not constitute an investment in our company as a whole, holders of the interests in a series are not expected to receive any economic benefit from, or be subject to the liabilities of, the assets of any other series.  In addition, the economic interest of a holder in a series will not be identical to owning a direct undivided interest in a property.

 

Each of our company’s series will hold an interest in a single property, a non-diversified investment.

 

We intend for each of our series, either directly or through its wholly-owned subsidiaries, to own and operate a single property.  Each series’ return on its investment will depend on the revenues generated by such property and the appreciation of the value of the property over time.  These, in turn, are determined by such factors as national and local economic cycles and conditions, financial markets and the economy, competition from existing properties as well as future properties and government regulation (such as tax and building code charges).  The value of a property may decline substantially after a series purchases it.

 

Each of our series will own a single property and as a result of this non-diversified investment strategy, unanticipated capital expenditures could lead to a series’ inability to pay dividends or the loss of your investment entirely.

 

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Each series’ dividend stream will depend on the revenues generated by such property and the appreciation of the value of the property over time.  Additionally, a series might not be able to fund an unexpected major capital expenditure and this could lead to a complete loss of your investment.

 

We have no historical financial operations and only recently commenced operations.

 

Our company was recently formed in July 2020. Our first six series were formed in the first quarter of 2021 and commenced operations upon the closing of the purchase of the properties by such series, which took place in the first and second quarters of 2021.

 

There can be no guarantee that our company will reach its funding target from potential investors with respect to any series or future proposed series.

 

Due to the start-up nature of our company, there can be no guarantee that our company will reach its funding target from potential investors with respect to any series or future proposed series.  In the event our company does not reach a funding target, it may not be able to achieve its investment objectives by acquiring additional properties through the issuance of further series interests and monetizing them to generate distributions for investors.  In addition, if our company is unable to raise funding for additional series, this may impact any investors already holding interests as they will not see the benefits which arise from economies of scale following the acquisition by other series of additional properties.

 

We may not be able to control our operating costs or our expenses may remain constant or increase, even if our revenues do not increase, causing our results of operations to be adversely affected.

 

Factors that may adversely affect our ability to control operating costs include the need to pay for insurance and other operating costs, including real estate taxes, which could increase over time, the need periodically to repair, renovate and re-lease our single family home properties, the cost of compliance with governmental regulation, including zoning, environmental and tax laws, the potential for liability under applicable laws, interest rate levels, principal loan amounts and the availability of financing. If our operating costs increase as a result of any of the foregoing factors, our results of operations may be adversely affected.

 

The expense of owning and operating a property is not necessarily reduced when circumstances such as market factors and competition cause a reduction in income from a property. As a result, if revenues decline, we may not be able to reduce our expenses accordingly. Costs associated with real estate investments, such as real estate taxes, insurance, loan payments and maintenance, generally will not be reduced even if a property is not fully occupied or other circumstances cause our revenues to decrease. If we are unable to decrease operating costs when demand for our properties decreases and our revenues decline, our financial condition, results of operations and our ability to make distributions to our investors may be adversely affected.

 

Competition could limit our ability to acquire attractive investment opportunities and increase the costs of those opportunities which may adversely affect us, including our profitability, and impede our growth

 

The real estate market is highly competitive. We will compete with other entities engaged in real estate investment activities to locate suitable single family homes to acquire and purchasers for our properties. These competitors will include REITs, private real estate funds, domestic and foreign financial institutions, life insurance companies, pension trusts, partnerships and individual investors. Some of these competitors have substantially greater marketing and financial resources than we will have and generally may be able to accept more risk than we can prudently manage, including risks with respect to the creditworthiness of tenants. In addition, these same entities seek financing through similar channels to our company. This competition could increase prices for properties of the type we may pursue and adversely affect our profitability and impede our growth.

 

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Competition may impede our ability to attract or retain tenants or re-lease space, which could adversely affect our results of operations and cash flow.

 

The leasing of residential real estate is highly competitive.  We will compete based on a number of factors that include location, rental rates, security, suitability of a property’s design to prospective tenants’ needs and the manner in which a property is operated and marketed. The number of competing properties could have a material effect on our occupancy levels, rental rates and on the operating expenses of certain of our properties.  If other lessors and developers of similar spaces in our markets offer leases at prices comparable to or less than the prices we offer on the properties we acquire, we may be unable to attract or retain tenants or re-lease space in our properties, which could adversely affect our results of operations and cash flow.

 

Investments we make will be consistent with our intention for each series to qualify to be taxed as a REIT unless the manager determines that not qualifying as a REIT is in the best interests of a series.

 

We intend for each of the series to elect and qualify to be taxed as a REIT for U.S. federal income tax purposes. REIT limitations restrict us from making investments that would cause less than 75% of the assets of a series to be comprised of assets other than real estate assets, cash and cash items (including receivables) and certain governmental securities, all as defined in the Internal Revenue Code. In addition, in order to maintain each of our series’ status as a REIT, we must meet certain income tests with respect to our gross income and certain additional tests with respect to our assets.

 

Subject to REIT limitations, a series may invest in the equity interests of other issuers in connection with acquisitions of indirect interests in real estate. Such an investment would normally be in the form of a general or limited partnership or membership interests in special purpose partnerships and limited liability companies that own one or more properties.

 

We may fail to successfully operate acquired properties, which could adversely affect us and impede our growth.

 

The manager’s ability to identify and acquire properties on favorable terms and successfully develop, redevelop and/or operate them may be exposed to significant risks. Agreements for the acquisition of properties are subject to customary conditions to closing, including completion of due diligence investigations and other conditions that are not within our control, which may not be satisfied.  We may be unable to complete an acquisition after incurring certain acquisition-related costs. In addition, if mortgage debt is unavailable at reasonable rates, we may be unable to finance the acquisition on favorable terms in the time period we desire, or at all. We may also spend more than budgeted to make necessary improvements or renovations to acquired properties and may not be able to obtain adequate insurance coverage for new properties.  Any delay or failure to identify, negotiate, finance and consummate such acquisitions in a timely manner and on favorable terms, or operate acquired properties to meet our financial expectations, could impede our growth and have an adverse effect on us, including our financial condition, results of operations, cash flow and the market value of our interests.

 

Disruptions in the financial markets or deteriorating economic conditions could adversely impact the residential real estate market, which could hinder our ability to implement our business strategy and generate returns to you.

 

The success of our business is significantly related to general economic conditions and, accordingly, our business could be harmed by an economic slowdown and downturn in real estate asset values. Periods of economic slowdown or recession, significantly rising interest rates, declining employment levels, decreasing demand for real estate, declining real estate values, or the public perception that any of these events may occur, may result in a general decline in acquisition, disposition and leasing activity, as well as a general decline in the value of real estate and in rents, which in turn would reduce the value of our interests.

 

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During an economic downturn, it may also take longer for us to dispose of real estate investments or the selling prices may be lower than originally anticipated. As a result, the carrying value of our real estate investments may become impaired and we could record losses as a result of such impairment or we could experience reduced profitability related to declines in real estate values or rents. Further, as a result of our target leverage, our exposure to adverse general economic conditions will be heightened.

 

All the conditions described above could adversely impact our business performance and profitability, which could result in our failure to make distributions to our investors and could decrease the value of an investment in us. In addition, in an extreme deterioration of our business, we could have insufficient liquidity to meet our debt service obligations when they come due in future years. If we fail to meet our payment or other obligations under secured loans, the lenders will be entitled to proceed against the collateral granted to them to secure the debt owed.

 

You may be more likely to sustain a loss on your investment because the manager does not have as strong an economic incentive to avoid losses as do managers who have made significant equity investments in their companies.

 

Because it has not made a significant equity investment in our company, the manager will have little exposure to loss in the value of a series’ interests. Without this exposure, our investors may be at a greater risk of loss because the manager does not have as much to lose from a decrease in the value of our interests as do those managers who make more significant equity investments in their companies.

 

Any adverse changes in the manager’s financial health or our relationship with the manager or its affiliates could hinder our operating performance and the return on your investment.

 

The manager will utilize the manager’s personnel to perform services on its behalf for us. Our ability to achieve our investment objectives and to pay distributions to our investors is dependent upon the performance of the manager and its affiliates as well as the manager’s real estate professionals in the identification and acquisition of investments, the management of our assets and operation of our day-to-day activities. Any adverse changes in the manager’s financial condition or our relationship with the manager could hinder the manager’s ability to successfully manage our operations and our properties.

 

Compliance with governmental laws, regulations and covenants that are applicable to our residential properties may adversely affect our business and growth strategies.

 

Residential rental properties are subject to various covenants, local laws and regulatory requirements, including permitting and licensing requirements. Local regulations, including municipal or local ordinances, zoning restrictions and restrictive covenants imposed by community developers, may restrict our use of our residential properties and may require us to obtain approval from local officials or community standards organizations at any time with respect to our residential properties, including prior to acquiring any of our residential properties or when undertaking renovations. Among other things, these restrictions may relate to fire and safety, seismic, asbestos-cleanup or hazardous material abatement requirements. We cannot assure you that existing regulatory policies will not adversely affect us or the timing or cost of any future acquisitions or renovations, or that additional regulations will not be adopted that would increase such delays or result in additional costs. Our business and growth strategies may be materially and adversely affected by our ability to obtain permits, licenses and zoning approvals. Our failure to obtain such permits, licenses and zoning approvals could have a material adverse effect on us and cause the value of our interests to decline. 

 

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If our company’s series limited liability company structure is not respected, then investors may have to share any liabilities of our company with all investors and not just those who hold the same series as them.

 

Our company is structured as a Delaware series limited liability company that issues interests in a separate series for each property.  Each series will merely be a separate series and not a separate legal entity.  Under the Delaware Limited Liability Company Act (the “LLC Act”), if certain conditions (as set forth in Section 18-215(b) of the LLC Act) are met, the liability of investors holding interests in one series is segregated from the liability of investors holding interests in another series and the assets of one series are not available to satisfy the liabilities of other series.  Although this limitation of liability is recognized by the courts of Delaware, there is no guarantee that if challenged in the courts of another U.S. state or a foreign jurisdiction, such courts will uphold a similar interpretation of Delaware corporation law, and in the past certain jurisdictions have not honored such interpretation.  If our company’s series limited liability company structure is not respected, then investors may have to share any liabilities of our company with all investors and not just those who hold the same series interests as them.  Furthermore, while we intend to maintain separate and distinct records for each series and account for them separately and otherwise meet the requirements of the LLC Act, it is possible a court could conclude that the methods used did not satisfy Section 18-215(b) of the LLC Act and thus potentially expose the assets of a series to the liabilities of another series.  The consequence of this is that investors may have to bear higher than anticipated expenses which would adversely affect the value of their interests or the likelihood of any distributions being made by a particular series to its investors.  In addition, we are not aware of any court case that has tested the limitations on inter-series liability provided by Section 18-215(b) in federal bankruptcy courts and it is possible that a bankruptcy court could determine that the assets of one series should be applied to meet the liabilities of the other series or the liabilities of our company generally where the assets of such other series or of our company generally are insufficient to meet our liabilities.

 

Our manager’s status as a public benefit corporation may not result in the benefits that we anticipate.

 

Our manager is a public benefit corporation under Delaware law. As a public benefit corporation, our manager is required to balance the pecuniary interests of its stockholders, the best interests of those materially affected by its conduct, and the specific public benefit or public benefits identified in its certificate of incorporation. The specific public benefit to be promoted by our manager includes financial inclusion, fair and equitable housing and job creation. We cannot provide any assurance that our manager will achieve its specific public benefit purpose.

 

As a public benefit corporation, our manager is required to publicly disclose a report at least biennially on its overall public benefit performance and on its assessment of its success in achieving its specific public benefit purpose. If our manager is not timely or is unable to provide this report, or if the report is not viewed favorably by parties doing business with us or our manager or regulators or others reviewing our manager’s credentials, our reputation may be harmed and our financial condition and results may suffer.

 

As a public benefit corporation, our manager’s focus on a specific public benefit purpose and producing a positive effect for society may negatively influence our financial performance.

 

As a public benefit corporation, our manager may take actions that it believes will be in the best interests of those stakeholders materially affected by its specific benefit purpose, even if those actions do not maximize the short- or medium-term financial results of us or our manager. While we intend for this public benefit designation and obligation to provide an overall net benefit to us and our investors, it could instead cause our manager to make decisions and take actions without seeking to maximize income generated, and hence available for distribution to our investors. Our manager’s pursuit of longer-term or non-pecuniary benefits may not materialize within the timeframe it expects or at all, yet may have an immediate negative effect on any amounts available for distribution to our investors.

 

Risks Relating to the Offerings

 

We are offering our interests pursuant to Tier 2 of Regulation A and we cannot be certain if the reduced disclosure requirements applicable to Tier 2 issuers will make our interests less attractive to investors as compared to a traditional initial public offering.

 

As a Tier 2 issuer, we are subject to scaled disclosure and reporting requirements which may make an investment in our interests less attractive to investors who are accustomed to enhanced disclosure and more frequent financial reporting.  The differences between disclosures for Tier 2 issuers versus those for emerging growth companies include, without limitation, only needing to file final semiannual reports as opposed to quarterly reports and far fewer circumstances where a current disclosure would be required.  In addition, given the relative lack of regulatory precedent regarding the recent amendments to Regulation A, there is some regulatory uncertainty in regard to how the Commission or the individual state securities regulators will regulate both the offer and sale of our securities, as well as any ongoing compliance that we may be subject to.  For example, a number of states have yet to determine the types of filings and amount of fees that are required for such an offering.  If our scaled disclosure and reporting requirements, or regulatory uncertainty regarding Regulation A, reduces the attractiveness of the interests, we may be unable to raise the funds necessary to fund future offerings, which could impair our ability to offer a diversified portfolio of properties and create economies of scale, which may adversely affect the value of the interests or the ability to make distributions to investors.

 

We are subject to ongoing public reporting requirements that are less rigorous than rules for more mature public companies, and our investors receive less information.

 

We are required to report on an ongoing basis under the reporting rules set forth in Regulation A for Tier 2 issuers. The ongoing reporting requirements under Regulation A are more relaxed than for public companies reporting under the Exchange Act. The differences include, but are not limited to, being required to file only annual and semiannual reports, rather than annual and quarterly reports. Annual reports are due within 120 calendar days after the end of our fiscal year, and semiannual reports are due within 90 calendar days after the end of the first six months of our fiscal year.

 

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We also may elect to become a public reporting company under the Exchange Act. If we elect to do so, we will be required to publicly report on an ongoing basis as an emerging growth company, as defined in the JOBS Act, under the reporting rules set forth under the Exchange Act. For so long as we remain an emerging growth company, we may take advantage of certain exemptions from various reporting requirements that are applicable to other Exchange Act reporting companies that are not emerging growth companies, including, but not limited to:

 

  not being required to comply with the auditor attestation requirements of Section 404 of the Sarbanes-Oxley Act;

 

  being permitted to comply with reduced disclosure obligations regarding executive compensation in our periodic reports and proxy statements; and

 

  being exempt from the requirement to hold a non-binding advisory vote on executive compensation and stockholder approval of any golden parachute payments not previously approved.

 

In addition, Section 107 of the JOBS Act also provides that an emerging growth company can take advantage of the extended transition period provided in Section 7(a)(2)(B) of the Securities Act for complying with new or revised accounting standards. In other words, an emerging growth company can delay the adoption of certain accounting standards until those standards would otherwise apply to private companies. We would expect to elect to take advantage of the benefits of this extended transition period. Our financial statements may therefore not be comparable to those of companies that comply with such new or revised accounting standards.

 

We would expect to take advantage of these reporting exemptions until we are no longer an emerging growth company. We would remain an emerging growth company for up to five years, or until the earliest of (i) the last day of the first fiscal year in which our total annual gross revenues exceed $1 billion; (ii) the date that we become a large accelerated filer as defined in Rule 12b-2 under the Exchange Act, which would occur if the market value of our interests that is held by non-affiliates exceeds $700 million as of the last business day of our most recently completed second fiscal quarter; or (iii) the date on which we have issued more than $1 billion in non-convertible debt during the preceding three-year period.

 

In either case, we will be subject to ongoing public reporting requirements that are less rigorous than Exchange Act rules for companies that are not emerging growth companies, and investors could receive less information than they might expect to receive from more mature public companies.

 

There may be deficiencies with our internal controls that require improvements, and if we are unable to adequately evaluate internal controls, we may be subject to sanctions.

 

As a Tier 2 issuer, we will not need to provide a report on the effectiveness of our internal controls over financial reporting, and we will be exempt from the auditor attestation requirements concerning any such report so long as we are a Tier 2 issuer.  We are in the process of evaluating whether our internal control procedures are effective and therefore there is a greater likelihood of undiscovered errors in our internal controls or reported financial statements as compared to issuers that have conducted such evaluations.

 

If we are required to register under the Exchange Act, it would result in significant expense and reporting requirements that would place a burden on the manager and may divert attention from management of the properties by the manager or could cause the manager to no longer be able to afford to run our business.

 

The Exchange Act requires issuers with more than $10 million in total assets to register its equity securities under the Exchange Act if its securities are held of record by more than 2,000 persons or 500 persons who are not “accredited investors.” While the operating agreement presently prohibits any transfer that would result in any series being held of record by more than 2,000 persons or 500 non-“accredited investors,” there can be no guarantee that we will not exceed those limits and the manager has the ability to unilaterally amend the operating agreement to permit holdings that exceed those limits. If we are required to register under the Exchange Act, it would result in significant expense and reporting requirements that would place a burden on the manager and may divert attention from management of the properties by the manager or could cause the manager to no longer be able to afford to run our business.

 

If our company were to be required to register under the Investment Company Act or the manager were to be required to register under the Investment Advisers Act, it could have a material and adverse impact on the results of operations and expenses of each series and the manager may be forced to liquidate and wind up each series or rescind the offerings for any of the series.

 

Our company is not registered and will not be registered as an investment company under the Investment Company Act of 1940, as amended (the “Investment Company Act”), and the manager is not and will not be registered as an investment adviser under the Investment Advisers Act of 1940, as amended (the “Investment Advisers Act”) and the interests do not have the benefit of the protections of the Investment Company Act or the Investment Advisers Act.  Our company and the manager have taken the position that the properties are not “securities” within the meaning of the Investment Company Act or the Investment Advisers Act, and thus our company’s assets will consist of less than 40% investment securities under the Investment Company Act and the manager is not and will not be advising with respect to securities under the Investment Advisers Act.  This position, however, is based upon applicable case law that is inherently subject to judgments and interpretation.  If our company were to be required to register under the Investment Company Act or the manager were to be required to register under the Investment Advisers Act, it could have a material and adverse impact on the results of operations and expenses of each series and the manager may be forced to liquidate and wind up each series or rescind the offerings for any of the series or the offering for any other series.

 

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Possible changes in federal tax laws may materially adversely affect the value of your investment in our interests.

 

The Internal Revenue Code is subject to change by Congress, and interpretations of the Code may be modified or affected by judicial decisions, by the Treasury Department through changes in regulations and by the Internal Revenue Service through its audit policy, announcements, and published and private rulings. Although significant changes to the tax laws historically have been given prospective application, no assurance can be given that any changes made in the tax law affecting an investment in any series of our company would be limited to prospective effect. For instance, prior to effectiveness of the Tax Cuts and Jobs Act of 2017, an exchange of the interests of one series for another might have been a non-taxable ‘like-kind exchange’ transaction, while transactions now only qualify for that treatment with respect to real property.  Accordingly, the ultimate effect on an investor’s tax situation may be governed by laws, regulations or interpretations of laws or regulations which have not yet been proposed, passed or made, as the case may be.

 

Risks Related to Conflicts of Interest

 

We are dependent on the manager and its affiliates and their key personnel who provide services to us through the operating agreement, and we may not find a suitable replacement if the operating agreement is terminated, or if key personnel leave or otherwise become unavailable to us, which could have a material adverse effect on our performance.

 

We do not expect to have any employees and we are completely reliant on the manager to provide us with investment and advisory services. We expect to benefit from the personnel, relationships and experience of the manager’s executive team and other personnel and investors of the manager and expect to benefit from the same highly experienced personnel and resources we need for the implementation and execution of our investment strategy.  Each of our executive officers also serves as an officer of the manager. The manager will have significant discretion as to the implementation of our investment and operating policies and strategies. Accordingly, we believe that our success will depend to a significant extent upon the efforts, experience, diligence, skill and relationships of the executive officers and key personnel of the manager. The executive officers and key personnel of the manager will evaluate, negotiate, close and monitor our properties. Our success will depend on their continued service.

 

In addition, we offer no assurance that the manager will remain the manager or that we will continue to have access to the manager’s principals and professionals. If the operating agreement is terminated and no suitable replacement is found to manage us, our ability to execute our business plan will be negatively impacted.

 

The ability of the manager and its officers and other personnel to engage in other business activities, including managing other similar companies, may reduce the time the manager spends managing the business of our company and may result in certain conflicts of interest.

 

Our officers also serve or may serve as officers or employees of Arrived Holdings, Inc., as well as other manager-sponsored vehicles, and other companies unaffiliated with the manager. These other business activities may reduce the time these persons spend managing our business. Further, if and when there are turbulent conditions in the real estate markets or distress in the credit markets or other times when we will need focused support and assistance from the manager, the attention of the manager’s personnel and executive officers and the resources of the manager may also be required by other manager-sponsored vehicles. In such situations, we may not receive the level of support and assistance that we may receive if we were internally managed or if we were not managed by the manager. In addition, these persons may have obligations to other entities, the fulfillment of which might not be in the best interests of us or any of our investors. Our officers and the manager’s personnel may face conflicts of interest in allocating sale, financing, leasing and other business opportunities among the real properties owned by the various companies and our series.

 

The terms of the operating agreement make it difficult to end our relationship with the manager.

 

Under the terms of the operating agreement, holders of interests in each series of our company have the right to remove our manager as manager of our company, by a vote of two-thirds of the holders of all interests in each series of our company (excluding our manager) voting together, in the event our manager is found by a non-appealable judgment of a court of competent jurisdiction to have committed fraud in connection with a series of interests or our company. Unsatisfactory financial performance does not constitute grounds to terminate and remove the manager under the operating agreement. These provisions make it difficult to end our company’s relationship with the manager, even if we believe the manager’s performance is not satisfactory. 

 

The operating agreement contains provisions that reduce or eliminate duties (including fiduciary duties) of the manager.

 

The operating agreement provides that the manager, in exercising its rights in its capacity as the manager, will be entitled to consider only such interests and factors as it desires, including its own interests, and will have no duty or obligation (fiduciary or otherwise) to give any consideration to any interest of or factors affecting us or any of our investors and will not be subject to any different standards imposed by our bylaws, or under any other law, rule or regulation or in equity. These modifications of fiduciary duties are expressly permitted by Delaware law.

 

16

 

 

There are conflicts of interest among us, the manager and its affiliates.

 

Each of our executive officers is an executive officer of the manager. All the agreements and arrangements between such parties, including those relating to compensation, are not the result of arm’s-length negotiations. Some of the conflicts inherent in our company’s transactions with the manager and its affiliates, and the limitations on such parties adopted to address these conflicts, are described below. The manager and its affiliates will try to balance our interests with their own. However, to the extent that such parties take actions that are more favorable to other entities than us, these actions could have a negative impact on our financial performance and, consequently, on distributions to investors and the value of our interests.

 

The operating agreement provides the manager with broad powers and authority which may exacerbate the existing conflicts of interest among your interests and those of the manager, its executive officers and its other affiliates. Potential conflicts of interest include, but are not limited to, the following:

 

  The manager or an affiliate of the manager may sell certain properties to various series. The manager will be setting the purchase price that a series will pay for such a property, which price may be higher than appraised values or comparable property prices;

 

  the manager, its executive officers and its other affiliates may continue to offer other real estate investment opportunities, including equity offerings similar to this offering, and may make investments in real estate assets for their own respective accounts, whether or not competitive with our business;

 

  the manager, its executive officers and its other affiliates will not be required to disgorge any profits or fees or other compensation they may receive from any other business they own separately from us, and you will not be entitled to receive or share in any of the profits or fees or other compensation from any other business owned and operated by the manager, its executive officers and/or its other affiliates for their own benefit;

 

 

we may engage the manager or affiliates of the manager to perform services at prevailing market rates. Prevailing market rates are determined by the manager based on industry standards and expectations of what the manager would be able to negotiate with third party on an arm’s length basis; and 

     
 

the manager or affiliates of the manager may provide advances or loans to us and charge reasonable market rates of interest, which are determined by the manager based on the manager’s determination of market rates for mortgages of a similar character and term at the time of entry into the purchase and sale agreement; and

 

  the manager, its executive officers and its other affiliates are not required to devote all of their time and efforts to our affairs. 

 

We do not have a policy that expressly prohibits our directors, officers, security holders or affiliates from having a direct or indirect pecuniary interest in any transaction to which we or any of our subsidiaries has an interest or engaging for their own account in business activities of the types conducted by us.

 

We do not have a policy that expressly prohibits our directors, officers, security holders or affiliates from having a direct or indirect pecuniary interest in any asset to be acquired or disposed of by us or any of our subsidiaries or in any transaction to which we or any of our subsidiaries are a party or have an interest. Additionally, we do not have a policy that expressly prohibits any such persons from engaging for their own account in business activities of the types conducted by us. In addition, our management agreement with the manager does not prevent the manager and its affiliates from engaging in additional management or investment opportunities, some of which could compete with us.

 

The manager’s liability is limited under the operating agreement, and we have agreed to indemnify the manager against certain liabilities.  As a result, we may experience poor performance or losses for which the manager would not be liable. 

 

Pursuant to our company’s operating agreement, the manager will not assume any responsibility other than to render the services called for thereunder and not will be responsible for any action of our board of directors in following or declining to follow the manager’s advice or recommendations. The manager maintains a contractual, as opposed to a fiduciary, relationship with us and our investors. Under the terms of the operating agreement, the manager, its officers, investors, members, managers, directors and personnel, any person controlling or controlled by the manager and any person providing sub-advisory services to the manager will not be liable to us, any subsidiary of ours, our board of directors, or our investors, members or partners or any subsidiary’s investors, members or partners for acts or omissions performed in accordance with and pursuant to the operating agreement, except by reason of acts or omissions constituting bad faith, willful misconduct, gross negligence, or reckless disregard of their duties under the operating agreement. Accordingly, we and our investors will only have recourse and be able to seek remedies against the manager to the extent it breaches its obligations pursuant to the operating agreement. Furthermore, we have agreed to limit the liability of the manager and to indemnify the manager against certain liabilities. We have agreed to reimburse, indemnify and hold harmless the manager, its officers, investors, members, managers, directors and personnel, any person controlling or controlled by the manager and any person providing sub-advisory services to the manager with respect to all expenses, losses, damages, liabilities, demands, charges and claims in respect of, or arising from, acts or omissions of such indemnified parties not constituting bad faith, willful misconduct, gross negligence, or reckless disregard of the manager’s duties, which have a material adverse effect on us. In addition, we may choose not to enforce, or to enforce less vigorously, our rights under the operating agreement because of our desire to maintain our ongoing relationship with the manager.

 

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Risks Related to Real Estate Investments Generally

 

Our real estate assets will be subject to the risks typically associated with real estate.

 

Our real estate assets will be subject to the risks typically associated with real estate. The value of real estate may be adversely affected by a number of risks, including: 

 

  natural disasters such as hurricanes, earthquakes and floods;

 

  acts of war or terrorism, including the consequences of terrorist attacks;

 

  adverse changes in national and local economic and real estate conditions;

 

  an oversupply of (or a reduction in demand for) space in the areas where particular properties are located and the attractiveness of particular properties to prospective tenants;

 

  changes in governmental laws and regulations, fiscal policies and zoning ordinances and the related costs of compliance therewith and the potential for liability under applicable laws;

 

  costs of remediation and liabilities associated with environmental conditions affecting properties; and

 

  the potential for uninsured or underinsured property losses. 

 

The value of each property is affected significantly by its ability to generate cash flow and net income, which in turn depends on the amount of rental or other income that can be generated net of expenses required to be incurred with respect to a property. Many expenditures associated with a property (such as operating expenses and capital expenditures) cannot be reduced when there is a reduction in income from the property. 

 

Our acquisitions will be premised on assumptions about occupancy levels and rental rates, and if those assumptions prove to be inaccurate, our cash flows and profitability will be reduced. These factors may have a material adverse effect on the value that we can realize from our assets.

 

We anticipate involvement in a variety of litigation.

 

We anticipate involvement in a range of legal actions in the ordinary course of business. These actions may include eviction proceedings and other landlord-tenant disputes, challenges to title and ownership rights and issues with local housing officials arising from the condition or maintenance of one or more of our residential properties. These actions can be time consuming and expensive. We cannot assure you that we will not be subject to expenses and losses that may adversely affect our operating results. 

 

18

 

 

We may be subject to unknown or contingent liabilities related to properties that we acquire for which we may have limited or no recourse against the sellers.

 

Assets and entities that we may acquire in the future may be subject to unknown or contingent liabilities for which we may have limited or no recourse against the sellers. Unknown or contingent liabilities might include liabilities for clean-up or remediation of environmental conditions, claims of tenants, vendors or other persons dealing with the acquired properties, tax liabilities and other liabilities whether incurred in the ordinary course of business or otherwise. In the future we may enter into transactions with limited representations and warranties or with representations and warranties that do not survive the closing of the transactions or that only survive for a limited period, in which event we would have no or limited recourse against the sellers of such properties. While we expect to usually require the sellers to indemnify us with respect to breaches of representations and warranties that survive, such indemnification is often limited and subject to various materiality thresholds, a significant deductible or an aggregate cap on losses.

 

As a result, there is no guarantee that we will recover any losses due to breaches by the sellers of their representations and warranties. In addition, the total amount of costs and expenses that we may incur with respect to liabilities associated with acquired properties may exceed our expectations, which may adversely affect our business, financial condition, results of operations and cash flow. Finally, we expect that indemnification agreements between us and the sellers will typically provide that the sellers will retain certain specified liabilities relating to the properties acquired by us. While the sellers are generally contractually obligated to pay all losses and other expenses relating to such retained liabilities, there can be no guarantee that such arrangements will not require us to incur losses or other expenses as well.

 

We may not be able to sell our properties at a price equal to, or greater than, the price for which we purchased such properties, which may lead to a decrease in the value of our assets.

 

The value of a property to a potential purchaser may not increase over time, which may restrict our ability to sell a property, or if we are able to sell such property, may lead to a sale price less than the price that we paid to purchase a property.

 

We may be unable to renew leases or re-lease space as leases expire.

 

If tenants do not renew their leases upon expiration, we may be unable to re-lease the vacated home. Even if the tenants do re-lease the lease or we are able to re-lease to a new tenant, the terms and conditions of the new lease may not be as favorable as the terms and conditions of the expired lease.  If the rental rates for our properties decrease or we are not able to release a significant portion of our available and soon-to-be-available space, our financial condition, results of operations, cash flow, the market value of our interests and our ability to satisfy our debt obligations and to make distributions to our investors could be adversely affected.

 

The actual rents we receive for a property may be less than estimated market rents, and we may experience a decline in realized rental rates from time to time, which could adversely affect our financial condition, results of operations and cash flow.

 

As a result of potential factors, including competitive pricing pressure in the residential rental market, a general economic downturn and the desirability of our properties compared to other properties, we may be unable to realize our estimated market rents for a property. In addition, depending on market rental rates at any given time as compared to expiring leases in our properties, from time to time rental rates for expiring leases may be higher than starting rental rates for new leases. If we are unable to obtain sufficient rental rates for a property, then our financial condition, results of operations and ability to generate cash flow growth will be negatively impacted.

 

19

 

 

Properties that have significant vacancies could be difficult to sell, which could diminish the return on these properties.

 

A property may incur vacancies either by the expiration of tenant leases or the continued default of tenants under their leases. If vacancies continue for a long period of time, we may suffer reduced revenues resulting in less cash available for distribution to our investors. In addition, the resale value of the property could be diminished because the market value of our properties may depend in part upon the value of the cash flow generated by the leases associated with that property. Such a reduction in the resale value of a property could also reduce the value of our investors’ investment.

 

Further, a decline in general economic conditions could lead to an increase in tenant defaults, lower rental rates and less demand for residential real estate space in that market. As a result of these trends, we may be more inclined to provide leasing incentives to our tenants in order to compete in a more competitive leasing environment. Such trends may result in reduced revenue and lower resale value of properties, which may reduce your return.

 

We may be required to make rent or other concessions and/or significant capital expenditures to improve the properties in order to retain and attract tenants, generate positive cash flow or make real estate properties suitable for sale, which could adversely affect us, including our financial condition, results of operations and cash flow.

 

In the event there are adverse economic conditions in the real estate market which lead to an increase in tenant defaults, lower rental rates and less demand for residential real estate space in that market, we may be more inclined to increase tenant improvement allowances or concessions to tenants, accommodate increased requests for renovations and offer improvements or provide additional services to our tenants in order to compete in a more competitive leasing environment, all of which could negatively affect our cash flow.  If the necessary capital is unavailable, we may be unable to make these potentially significant capital expenditures.  This could result in non-renewals by tenants upon expiration of their leases and our vacant space remaining untenanted, which could adversely affect our financial condition, results of operations, cash flow and the market value of our interests. 

 

Our dependence on rental revenue may adversely affect us, including our profitability, our ability to meet our debt obligations and our ability to make distributions to our investors.

 

Our income will be primarily derived from rental revenue from real property.  As a result, our performance will depend on our ability to collect rent from tenants. Our income and funds for distribution would be adversely affected if a significant number of our tenants:

 

  delay lease commencements;

 

  decline to extend or renew leases upon expiration;

 

  fail to make rental payments when due; or

 

  declare bankruptcy.

 

Any of these actions could result in the termination of such tenants’ leases with us and the loss of rental revenue attributable to the terminated leases. In these events, we cannot assure you that such tenants will renew those leases or that we will be able to re-lease spaces on economically advantageous terms or at all. The loss of rental revenues from our tenants and our inability to replace such tenants may adversely affect us, including our profitability, our ability to meet our debt and other financial obligations and our ability to make distributions to our investors.

 

20

 

 

We may engage in development, redevelopment or repositioning activities in the future, which could expose us to different risks that could adversely affect us, including our financial condition, cash flow and results of operations.

 

We may engage in development, redevelopment or repositioning activities with respect to properties that we acquire as we believe market conditions dictate.  If we engage in these activities, we will be subject to certain risks, which could adversely affect us, including our financial condition, cash flow and results of operations. These risks include, without limitation:

 

  the availability and pricing of financing on favorable terms or at all;

 

  the availability and timely receipt of zoning and other regulatory approvals;

 

  the potential for the fluctuation of occupancy rates and rents at development and redeveloped properties, which may result in our investment not being profitable;

 

  start up, development, repositioning and redevelopment costs may be higher than anticipated;

 

  cost overruns and untimely completion of construction (including risks beyond our control, such as weather, labor conditions or material shortages); and

 

  changes in the pricing and availability of buyers and sellers of such properties.

 

These risks could result in substantial unanticipated delays or expenses and could prevent the initiation or the completion of development and redevelopment activities, any of which could have an adverse effect on our financial condition, results of operations, cash flow, and the market value of our interests and our ability to satisfy our debt obligations and to make distributions to our investors.

 

Our properties may be subject to impairment charges.

 

We will periodically evaluate our real estate investments for impairment indicators. The judgment regarding the existence of impairment indicators is based on factors such as market conditions, tenant performance and legal structure. For example, the early termination of, or default under, a lease by a tenant may lead to an impairment charge. If we determine that an impairment has occurred, we would be required to make a downward adjustment to the net carrying value of a property. Impairment charges also indicate a potential permanent adverse change in the fundamental operating characteristics of the impaired property. There is no assurance that these adverse changes will be reversed in the future and the decline in the impaired property’s value could be permanent.

 

If a tenant declares bankruptcy, we may be unable to collect balances due under relevant leases, which could adversely affect our financial condition and ability to pay distributions to our investors.

 

Any of our tenants, or any guarantor of a tenant’s lease obligations, could be subject to a bankruptcy proceeding pursuant to Chapter 11 of the United States bankruptcy code. A bankruptcy filing by one of our tenants or any guarantor of a tenant’s lease obligations would bar all efforts by us to collect pre-bankruptcy debts from these individuals or entities, unless we receive an enabling order from the bankruptcy court. There is no assurance the tenant or its trustee would agree to assume the lease. If a lease is rejected by a tenant in bankruptcy, we would have only a general unsecured claim for damages that is limited in amount and which may only be paid to the extent that funds are available and in the same percentage as is paid to all other holders of unsecured claims.

 

A tenant or lease guarantor bankruptcy could delay efforts to collect past due balances under the relevant leases and could ultimately preclude full collection of these sums. A tenant or lease guarantor bankruptcy could cause a decrease or cessation of rental payments that would mean a reduction in our cash flow and the amount available to pay distributions to our investors.

 

21

 

 

Joint venture investments could be adversely affected by our lack of sole decision-making authority, our reliance on the financial condition of co-venturers and disputes between us and our co-venturers.

 

We may enter into joint ventures, partnerships and other co-ownership arrangements (including preferred equity investments) for the purpose of making investments. In such event, we would not be in a position to exercise sole decision-making authority regarding the joint venture. Investments in joint ventures may, under certain circumstances, involve risks not present were a third party not involved, including the possibility that partners or co-venturers might become bankrupt or fail to fund their required capital contributions. Co-venturers may have economic or other business interests or goals which are inconsistent with our business interests or goals, and may be in a position to take actions contrary to our policies or objectives. Such investments may also have the potential risk of impasses on decisions, such as a sale, because neither we nor the co-venturer would have full control over the joint venture. In addition, to the extent our participation represents a minority interest, a majority of the participants may be able to take actions which are not in our best interests because of our lack of full control. Disputes between us and co-venturers may result in litigation or arbitration that would increase our expenses and prevent our officers from focusing their time and effort on our business. Consequently, actions by or disputes with co-venturers might result in subjecting properties owned by the joint venture to additional risk. In addition, we may in certain circumstances be liable for the actions of our co-venturers.

 

Property taxes could increase due to property tax rate changes or reassessment, which could impact our financial condition, results of operations and cash flow.

 

Even if a series qualifies as a REIT for U.S. federal income tax purposes, the series generally will be required to pay state and local taxes on its property. The real property taxes on our properties may increase as property tax rates change or as our properties are assessed or reassessed by taxing authorities. If the property taxes we pay increase, our financial condition, results of operations, cash flow, the value of our interests and our ability to satisfy our principal and interest obligations and to make distributions to our investors could be adversely affected. 

 

Uninsured losses relating to real property or excessively expensive premiums for insurance coverage, including due to the non-renewal of the Terrorism Risk Insurance Act of 2002, or the TRIA, could reduce our cash flows and the return on our investors’ investments.

 

There are types of losses, generally catastrophic in nature, such as losses due to wars, acts of terrorism, earthquakes, floods, hurricanes, pollution or environmental matters that are uninsurable or not economically insurable, or may be insured subject to limitations, such as large deductibles or co-payments. Insurance risks associated with such catastrophic events could sharply increase the premiums we pay for coverage against property and casualty claims.

 

This risk is particularly relevant with respect to potential acts of terrorism. The TRIA, under which the U.S. federal government bore a significant portion of insured losses caused by terrorism, expired on December 31, 2020, and there can be no assurance that Congress will act to renew or replace the TRIA following its expiration. If the TRIA is not renewed or replaced, terrorism insurance may become difficult or impossible to obtain at reasonable costs or at all, which may result in adverse impacts and additional costs to us. 

 

Changes in the cost or availability of insurance due to the non-renewal of the TRIA or for other reasons could expose us to uninsured casualty losses. If any of our properties incurs a casualty loss that is not fully insured, the value of our assets will be reduced by any such uninsured loss, which may reduce the value of our investors’ investments. In addition, other than any working capital reserve or other reserves we may establish, we have no source of funding to repair or reconstruct any uninsured property. Also, to the extent we must pay unexpectedly large amounts for insurance, we could suffer reduced earnings that would result in lower distributions to investors.

 

Additionally, mortgage lenders insist in some cases that multifamily property owners purchase coverage against terrorism as a condition for providing mortgage loans. Accordingly, to the extent terrorism risk insurance policies are not available at reasonable costs, if at all, our ability to finance or refinance our properties could be impaired. In such instances, we may be required to provide other financial support, either through financial assurances or self-insurance, to cover potential losses. We may not have adequate, or any, coverage for such losses.

 

22

 

 

Climate change may adversely affect our business.

 

To the extent that climate change does occur and affects the markets that we invest in, we may experience extreme weather and changes in precipitation and temperature, all of which may result in physical damage or a decrease in demand for a property that we acquire. Should the impact of climate change be material in nature or occur for lengthy periods of time, the financial condition or results of operations for a property and its related series would be adversely affected. In addition, changes in federal and state legislation and regulation on climate change could result in increased capital expenditures to improve the energy efficiency of a property that we acquire in order to comply with such regulations.

 

Acquiring or attempting to acquire multiple properties in a single transaction may adversely affect our operations.

 

From time to time, we may attempt to acquire multiple properties in a single transaction. Multiple property portfolio acquisitions are more complex and expensive than single-property acquisitions, and the risk that a portfolio acquisition does not close may be greater than in a single-property acquisition. A seller may require that a group of properties be purchased as a package even though we may not want to purchase one or more properties in the portfolio. In these situations, if we are unable to identify another person or entity to acquire the unwanted properties, we may be required to operate or attempt to dispose of these properties. To acquire multiple properties in a single transaction we may be required to accumulate a large amount of cash. We would expect the returns that we earn on such cash to be less than the ultimate returns in real property and therefore, accumulating such cash could reduce the funds available for distributions to our investors.

 

Tenant relief laws may negatively impact our rental income and profitability.

 

As landlord of numerous residential properties, we may be involved in evicting residents who are not paying their rent or are otherwise in material violation of the terms of their lease. Eviction activities will impose legal and managerial expenses that will raise our costs. The eviction process is typically subject to legal barriers, mandatory “cure” policies and other sources of expense and delay, each of which may delay our ability to gain possession and stabilize the home. Additionally, state and local landlord-tenant laws may impose legal duties to assist residents in relocating to new housing or restrict the landlord’s ability to recover certain costs or charge residents for damage that residents cause to the landlord’s premises. We and any property managers we hire will need to be familiar with and take all appropriate steps to comply with all applicable landlord-tenant laws, and we will need to incur supervisory and legal expenses to ensure such compliance. To the extent that we do not comply with state or local laws, we may be subjected to civil litigation filed by individuals, in class actions or by state or local law enforcement. We may be required to pay our adversaries’ litigation fees and expenses if judgment is entered against us in such litigation or if we settle such litigation. 

 

Rent control or rent stabilization laws could prevent us from raising rents to offset increases in operating costs.

 

Various states, cities, or municipalities have a system of rent regulations known as rent stabilization and rent control. Tenants of regulated apartments are entitled to receive required services and to have their leases renewed, and may not be evicted except on grounds allowed by law. If we acquire properties that include regulated apartments, these regulations could limit the amount of rent we are able to collect, which could have a material adverse effect on our ability to fully take advantage of the investments that we make in our properties.  In addition, there can be no assurance that changes to rent control or rent stabilization laws will not have a similar or greater negative impact on our ability to collect rents. 

 

Our targeted investments may include condominium interests. Condominium interests are subject to special risks that may reduce your return on investment.

 

Our targeted investments may include condominium interests, which is a type of common ownership interest. Common ownership interests are subject to special risks that may reduce your return on investment. For example, common ownership interests are governed by associations in which we, as a condominium unit owner, have a vote. We may be outvoted by the other members of the condominium respecting matters that materially impact the management, appearance, safety or financial soundness of the dwelling or of the association.

 

The value of common ownership interests may be decreased by the default of other interest holders on their homeowners association, or HOA, fees or similar fees. If enough holders default on their fees, the HOA’s liquidity and net worth may decrease dramatically. If the HOA or board is forced to foreclose on any delinquent interests representing the condominium interests, a lowered value realized at the foreclosure sale may adversely impact the market value of every other unit.

 

We, as a common ownership interest owner, will also be required to pay HOA fees. If we default in our payment, we may be obligated to pay financial penalties or, in severe circumstances, our unit may be foreclosed on by the board or the HOA. If the board or HOA is mismanaged or if the applicable property suffers from neglect or deferred maintenance, HOA fees may increase, which may reduce our cash flow from operations and your ability to receive distributions.

 

23

 

 

Real estate investments are relatively illiquid and may limit our flexibility.

 

Real estate investments are relatively illiquid, which may tend to limit our ability to react promptly to changes in economic or other market conditions.  Our ability to dispose of assets in the future will depend on prevailing economic and market conditions.  Our inability to sell our properties on favorable terms or at all could have an adverse effect on our sources of working capital and our ability to satisfy our debt obligations.  In addition, real estate can at times be difficult to sell quickly at prices we find acceptable. When we sell any of our assets, we may recognize a loss on such sale. The Internal Revenue Code also imposes restrictions on REITs, which are not applicable to other types of real estate companies, on the disposal of properties.  For example, our ability to sell our properties may also be limited by our need to avoid the 100% prohibited transactions tax that is imposed on gain recognized by a REIT from the sale of property characterized as dealer property. In order to ensure that we avoid such characterization, we may be required to hold our properties for a minimum period of time and comply with certain other requirements in the Internal Revenue Code or dispose of our properties through a “taxable REIT subsidiary,” or TRS.  These potential difficulties in selling real estate may limit our ability to promptly change, or reduce our exposure to, the properties we acquire in response to changes in economic or other conditions.

 

The failure of any bank in which we deposit our funds could reduce the amount of cash we have available to pay distributions to our investors and make additional investments.

 

We intend to diversify our cash and cash equivalents among several banking institutions in an attempt to minimize exposure to any one of these entities. However, the Federal Deposit Insurance Corporation, or FDIC, only insures amounts up to $250,000 per depositor per insured bank. We expect to have cash and cash equivalents and restricted cash deposited in certain financial institutions in excess of federally insured levels. If any of the banking institutions in which we have deposited funds ultimately fails, we may lose our deposits over $250,000. 

 

The occurrence of a cyber incident, or a deficiency in our cyber security, could negatively impact our business by causing a disruption to our operations, a compromise or corruption of our confidential information, or damage to our business relationships, all of which could negatively impact our financial results.

 

We collect and retain certain personal information provided by our investors and tenants in the properties owned by the series.  While expect to implement a variety of security measures to protect the confidentiality of this information and periodically review and improve our security measures, we can provide no assurance that we will be able to prevent unauthorized access to this information.  A cyber incident is considered to be any adverse event that threatens the confidentiality, integrity, or availability of our information resources. More specifically, a cyber incident is an intentional attack or an unintentional event that can include gaining unauthorized access to systems to disrupt operations, corrupt data, or steal confidential information. As our reliance on technology has increased, so have the risks that could directly result from the occurrence of a cyber incident including operational interruption, damage to our relationship with our tenants, and private data exposure, any of which could negatively impact our reputation and financial results.

 

We may enter into long-term leases with tenants in certain properties, which may not result in fair market rental rates over time.

 

We may enter into long-term leases with tenants of certain of the properties or include renewal options that specify a maximum rate increase. These leases would provide for rent to increase over time; however, if we do not accurately judge the potential for increases in market rental rates, we may set the terms of these long-term leases at levels such that, even after contractual rent increases, the rent under our long-term leases is less than then-current market rates. Further, we may have no ability to terminate those leases or to adjust the rent to then-prevailing market rates. As a result, our cash available for distribution to our investors could be lower than if we did not enter into long-term leases. 

 

We will depend on tenants for our revenue, and lease defaults or terminations could reduce our net income and limit our ability to make distributions to our investors.

 

The success of our investments materially depends on the financial stability of our tenants. A default or termination by a tenant on its lease payments to us would cause us to lose the revenue associated with such lease and require us to find an alternative source of revenue to meet mortgage payments and prevent a foreclosure, if the property is subject to a mortgage. If a tenant defaults we may experience delays in enforcing our rights as landlord and may incur substantial costs in protecting our investment and re-leasing our property. If a tenant defaults on or terminates a lease, we may be unable to lease the property for the rent previously received or sell the property without incurring a loss. These events could cause us to reduce the amount of distributions to our investors.

 

24

 

 

Potential development and construction delays and resultant increased costs and risks may hinder our operating results and decrease our net income.

 

From time to time we may acquire unimproved real property or properties that are under development or construction. Investments in such properties will be subject to the uncertainties associated with the development and construction of real property, including those related to re-zoning land for development, environmental concerns of governmental entities and community groups and our builders’ ability to build in conformity with plans, specifications, budgeted costs and timetables. If a builder fails to perform, we may resort to legal action to rescind the purchase or the construction contract or to compel performance. A builder’s performance may also be affected or delayed by conditions beyond the builder’s control. Delays in completing construction could also give tenants the right to terminate preconstruction leases. We may incur additional risks when we make periodic progress payments or other advances to builders before they complete construction. These and other factors can result in increased costs of a project or loss of our investment. In addition, we will be subject to normal lease-up risks relating to newly constructed projects. We also must rely on rental income and expense projections and estimates of the fair market value of property upon completion of construction when agreeing upon a purchase price at the time we acquire the property. If our projections are inaccurate, we may pay too much for a property, and the return on our investment could suffer. 

 

Actions of any joint venture partners that we may have in the future could reduce the returns on joint venture investments and decrease our investors’ overall return.

 

We may enter into joint ventures to acquire properties. We may also purchase and develop properties in joint ventures or in partnerships, co-tenancies or other co-ownership arrangements. Such investments may involve risks not otherwise present with other methods of investment, including, for example, the following risks:

 

  that our co-venturer, co-tenant or partner in an investment could become insolvent or bankrupt;

 

  that such co-venturer, co-tenant or partner may at any time have economic or business interests or goals that are or that become inconsistent with our business interests or goals;

 

  that such co-venturer, co-tenant or partner may be in a position to take action contrary to our instructions or requests or contrary to our policies or objectives; or

 

  that disputes between us and our co-venturer, co-tenant or partner may result in litigation or arbitration that would increase our expenses and prevent our officers from focusing their time and effort on our operations. 

 

Any of the above might subject a property to liabilities in excess of those contemplated and thus reduce our returns on that investment and the value of your investment.

 

Costs imposed pursuant to governmental laws and regulations may reduce our net income and the cash available for distributions to our investors.

 

Real property and the operations conducted on real property are subject to federal, state and local laws and regulations relating to protection of the environment and human health. We could be subject to substantial liability in the form of fines, penalties or damages for noncompliance with these laws and regulations. Even if we are not subject to liability, other costs, which we would undertake to avoid or mitigate any such liability, such as the cost of removing or remediating hazardous or toxic substances could be substantial. These laws and regulations generally govern wastewater discharges, air emissions, the operation and removal of underground and above-ground storage tanks, the use, storage, treatment, transportation and disposal of solid and hazardous materials, the remediation of contamination associated with the release or disposal of solid and hazardous materials, the presence of toxic building materials and other health and safety-related concerns.

 

Some of these laws and regulations may impose joint and several liability on the tenants, owners or operators of real property for the costs to investigate or remediate contaminated properties, regardless of fault, whether the contamination occurred prior to purchase, or whether the acts causing the contamination were legal. Activities of our tenants, the condition of properties at the time we buy them, operations in the vicinity of our properties, such as the presence of underground storage tanks, or activities of unrelated third parties may affect our properties. 

 

The presence of hazardous substances, including hazardous substances that have not been detected, or the failure to properly manage or remediate these substances, may hinder our ability to sell, rent or pledge such property as collateral for future borrowings. Any material expenditures, fines, penalties or damages we must pay will reduce our ability to make distributions to our investors and may reduce the value of your investment. 

 

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Certain environmental laws and common law principles could be used to impose liability for the release of and exposure to hazardous substances, including asbestos-containing materials and lead-based paint. Third parties may seek recovery from real property owners or operators for personal injury or property damage associated with exposure to released hazardous substances and governments may seek recovery for natural resource damage. The costs of defending against claims of environmental liability, of complying with environmental regulatory requirements, of remediating any contaminated property, or of paying personal injury, property damage or natural resource damage claims could reduce the amounts available for distribution to our investors.

 

The cost of defending against claims of liability, of compliance with environmental regulatory requirements, of remediating any contaminated property, or of paying personal injury claims could materially adversely affect our business, assets or results of operations and, consequently, amounts available for distribution to our investors. We may be subject to all the risks described here even if we do not know about the hazardous materials and if the previous owners did not know about the hazardous materials on the property.

 

In addition, when excessive moisture accumulates in buildings or on building materials, mold growth may occur, particularly if the moisture problem remains undiscovered or is not addressed over a period of time. Some molds may produce airborne toxins or irritants. Concern about indoor exposure to mold has been increasing, as exposure to mold may cause a variety of adverse health effects and symptoms, including allergic or other reactions. As a result, the presence of significant mold at any of our projects could require us to undertake a costly remediation program to contain or remove the mold from the affected property or development project, which would adversely affect our operating results.

 

Environmental laws also may impose liens on property or restrictions on the manner in which property may be used or businesses may be operated, and these restrictions may require substantial expenditures or prevent us or our property manager and its assignees from operating such properties. Some of these laws and regulations have been amended so as to require compliance with new or more stringent standards as of future dates. Compliance with new or more stringent laws or regulations or stricter interpretation of existing laws may require us to incur material expenditures. Future laws, ordinances or regulations may impose material environmental liability. 

 

Costs associated with complying with the Americans with Disabilities Act and similar laws (including but not limited to the Fair Housing Amendments Act of 1988 and the Rehabilitation Act of 1973) may decrease cash available for distributions to our investors.

 

Our properties may be subject to the Americans with Disabilities Act of 1990, as amended, or the ADA. Under the ADA, all places of public accommodation are required to comply with federal requirements related to access and use by disabled persons. The Fair Housing Amendments Act of 1988 requires apartment communities first occupied after March 13, 1991 to comply with design and construction requirements for disabled access. For projects receiving federal funds, the Rehabilitation Act of 1973 also has requirements regarding disabled access.  If one or more of our properties that we acquire are not in compliance with such laws, then we could be required to incur additional costs to bring the property into compliance. We cannot predict the ultimate amount of the cost of compliance with such laws. Noncompliance with these laws could also result in the imposition of fines or an award of damages to private litigants. Substantial costs incurred to comply with such laws, as well as fines or damages resulting from actual or alleged noncompliance with such laws, could adversely affect us, including our future results of operations and cash flows.

 

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Declines in the market values of the properties we invest in may adversely affect periodic reported results of operations and credit availability, which may reduce earnings and, in turn, cash available for distribution to our investors.

 

Some of the assets we invest in may be classified for accounting purposes as “available-for-sale.” These investments will be carried at estimated fair value and temporary changes in the market values of those assets will be directly charged or credited to investors’ equity without impacting net income on the income statement. Moreover, if we determine that a decline in the estimated fair value of an available-for-sale asset falls below its amortized value and is not temporary, we will recognize a loss on that asset on the income statement, which will reduce our earnings in the period recognized.

 

A decline in the market value of the assets we invest in may adversely affect us particularly in instances where we have borrowed money based on the market value of those assets. If the market value of those assets declines, the lender may require us to post additional collateral to support the loan. If we were unable to post the additional collateral, we may have to sell assets at a time when we might not otherwise choose to do so. A reduction in credit available may reduce our earnings and, in turn, cash available for distribution to our investors.

 

Further, credit facility providers may require us to maintain a certain amount of cash reserves or to set aside unlevered assets sufficient to maintain a specified liquidity position, which would allow us to satisfy our collateral obligations. As a result, we may not be able to leverage our assets as fully as we would choose, which could reduce our return on equity. If we are unable to meet these contractual obligations, our financial condition could deteriorate rapidly.

 

Market values of our investments may decline for a number of reasons, such as changes in prevailing market rates, increases in defaults, increases in voluntary prepayments for those investments that we have that are subject to prepayment risk, widening of credit spreads and downgrades of ratings of the securities by ratings agencies.

 

A prolonged economic slowdown, a lengthy or severe recession or declining real estate values could harm our operations.

 

Our investments may be susceptible to economic slowdowns or recessions, which could lead to financial losses in our investments and a decrease in revenues, net income and assets. An economic slowdown or recession, in addition to other non-economic factors such as an excess supply of properties, could have a material negative impact on the values of, and the cash flows from, residential real estate properties, which could significantly harm our revenues, results of operations, financial condition, business prospects and our ability to make distributions to our investors. 

 

Deficiencies in our internal controls over financial reporting could adversely affect our ability to present accurately our financial statements and could materially and adversely affect us, including our business, reputation, results of operations, financial condition and liquidity.

 

Effective internal controls over financial reporting are necessary for us to accurately report our financial results. There can be no guarantee that our internal controls will be effective in accomplishing all control objectives all of the time. As we grow our business, our internal controls will become more complex, and we may require significantly more resources to ensure our internal controls remain effective. Deficiencies, including any material weakness, in our internal control over financial reporting could result in misstatements of our results of operations that could require a restatement, failing to meet our reporting obligations and causing investors to lose confidence in our reported financial information. These events could materially and adversely affect us, including our business, reputation, results of operations, financial condition and liquidity.

 

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U.S. Federal Income Tax Risks

 

The failure of a series to qualify or remain qualified as a REIT would subject the series to U.S. federal income tax and potentially state and local tax and would adversely affect the series’ operations and the market price of the series’ interests.

 

We intend for each series to elect and qualify to be taxed as a REIT under Sections 856 through 860 of the Internal Revenue Code, commencing with the first full taxable year following the closing of a series offering and intend to operate such series in a manner that would allow us to continue to qualify as a REIT. However, we may terminate a series’ REIT qualification, if the manager determines that not qualifying as a REIT is in the best interests of a series, or inadvertently. A series’ qualification as a REIT depends upon its ability to meet, through actual annual operating results, distribution levels, and diversity of stock ownership, the various and complex REIT qualification tests imposed under the Internal Revenue Code. To qualify as a REIT, a series must comply with certain highly technical and complex requirements. We cannot be certain that a series has complied or will comply with these requirements because there are few judicial and administrative interpretations of these provisions. In addition, facts and circumstances that may be beyond our control may affect our ability for each series to qualify as a REIT. We cannot assure you that new legislation, regulations, administrative interpretations or court decisions will not change the tax laws significantly with respect to a series’ qualification as a REIT or with respect to the federal income tax consequences of qualification. We cannot assure you that we will qualify or will remain qualified as a REIT.

 

If a series fail to qualify as a REIT, it will not be allowed to deduct distributions to investors in computing taxable income and will be subject to federal income tax at regular rates. In addition, the series may be barred from qualification as a REIT for the four taxable years following disqualification. The additional tax incurred at regular corporate rates would significantly reduce the taxable cash flow available for distribution to investors and for debt service. Furthermore, the series would no longer be required by the Internal Revenue Code to make any distributions to our investors as a condition of REIT qualification. Any distributions to investors would be taxable as ordinary income to the extent of the series current and accumulated earnings and profits. Corporate distributees, however, may be eligible for the dividends received deduction on the distributions, subject to limitations under the Internal Revenue Code.

 

Even if a series qualifies as a REIT, in certain circumstances, it may incur tax liabilities that would reduce its cash available for distribution to our investors.

 

Even if a series qualifies and maintains its status as a REIT, it may be subject to U.S. federal, state and local income taxes. For example, net income from the sale of properties that are “dealer” properties sold by a REIT (a “prohibited transaction” under the Internal Revenue Code) will be subject to a 100% excise tax, and some state and local jurisdictions may tax some or all of our income because not all states and localities treat REITs the same as they are treated for U.S. federal income tax purposes. A series may not make sufficient distributions to avoid excise taxes applicable to REITs. A series also may decide to retain net capital gain we earn from the sale or other disposition of our property and pay U.S. federal income tax directly on such income. In that event, our investors would be treated as if they earned that income and paid the tax on it directly. However, investors that are tax-exempt, such as charities or qualified pension plans, would have no benefit from their deemed payment of such tax liability unless they file U.S. federal income tax returns and thereon seek a refund of such tax. A series also will be subject to corporate tax on any undistributed REIT taxable income. Cash used for paying taxes will not be available for distribution or reinvestment by the series.

 

The taxation of distributions to our investors can be complex; however, distributions that we make to our investors generally will be taxable as ordinary income or constitute a return of capital, which may reduce your anticipated return from an investment in us.

 

Distributions that a series makes to our taxable investors out of current and accumulated earnings and profits (and not designated as capital gain dividends or qualified dividend income) generally will be taxable as ordinary income. However, a portion of our distributions may (1) constitute a return of capital generally to the extent that they exceed our accumulated earnings and profits as determined for U.S. federal income tax purposes, (2) be designated by us as capital gain dividends generally taxable as long-term capital gain to the extent that they are attributable to net capital gain recognized by us, or (3) be designated by us as qualified dividend income generally to the extent they are attributable to dividends we receive from our TRSs. A return of capital is not taxable, but has the effect of reducing the basis of an investor’s investment in our interests. Due to our investment in real estate, depreciation deductions and interest expense may reduce our earnings and profits in our early years with the result that a large portion of distributions to our investors in early years may constitute a return of capital rather than ordinary income.

 

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Dividends payable by REITs generally do not qualify for the reduced tax rates available for some dividends.

 

Qualified dividend income payable to U.S. investors that are individuals, trusts, and estates is subject to the reduced maximum tax rate applicable to long-term capital gains. Dividends payable by REITs, however, generally are not eligible for this reduced rate. For taxable years beginning after December 31, 2017 and before January 1, 2026, non-corporate taxpayers may deduct up to 20% of certain pass-through business income, including “qualified REIT dividends” (generally, dividends received by a REIT that are not designated as capital gain dividends or qualified income), subject to certain limitations, resulting in an effective maximum federal income tax rate of 29.6% on such income. In addition, individuals, trusts, and estates whose income exceeds certain thresholds are subject to 3.8% Medicare tax on dividends received by us. Although the reduced U.S. federal income tax rate applicable to qualified dividend income does not adversely affect the taxation of REITs or dividends payable by REITs, the more favorable rates applicable to regular corporate dividends could cause investors who are individuals, trusts, and estates to perceive investments in REITs to be relatively less attractive than investments in the stocks of non-REIT corporations that pay dividends, which could adversely affect the value of the interests of the REITs, including our interests. Tax rates could be changed in future legislation.

 

If a series were considered to actually or constructively pay a “preferential dividend” to certain of our investors, the series’ status as a REIT could be adversely affected.

 

In order to qualify as a REIT, a series must distribute annually to its investors at least 90% of the series’ REIT taxable income (which does not equal net income, as calculated in accordance with GAAP), determined without regard to the deduction for dividends paid and excluding net capital gain. In order for distributions to be counted as satisfying the annual distribution requirements for REITs, and to provide the series with a REIT-level tax deduction, the distributions must not be “preferential dividends.” A dividend is not a preferential dividend if the distribution is pro rata among all outstanding interests within a particular class, and in accordance with the preferences among different classes of stock as set forth in our organizational documents. Currently, there is uncertainty as to the IRS’s position regarding whether certain arrangements that REITs have with their investors could give rise to the inadvertent payment of a preferential dividend. While we believe that our operations have been structured in such a manner that we will not be treated as inadvertently paying preferential dividends, there is no de minimis exception with respect to preferential dividends. Therefore, if the IRS were to take the position that a series inadvertently paid a preferential dividend, the series may be deemed either to (a) have distributed less than 100% of its REIT taxable income and be subject to tax on the undistributed portion, or (b) have distributed less than 90% of its REIT taxable income and the series status as a REIT could be terminated for the year in which such determination is made if the series were unable to cure such failure. If, however, a series qualifies as a “publicly offered REIT” (within the meaning of Section 562(c) of the Internal Revenue Code) in the future, the preferential dividend rules will cease to apply to us. In addition, the IRS is authorized to provide alternative remedies to cure a failure to comply with the preferential dividend rules, but as of the date hereof, no such authorized procedures have been promulgated.

 

Complying with REIT requirements may limit our ability to hedge our liabilities effectively and may cause us to incur tax liabilities.

 

The REIT provisions of the Internal Revenue Code may limit our ability to hedge our liabilities. Any income from a hedging transaction we enter into to manage risk of interest rate changes, price changes or currency fluctuations with respect to borrowings made or to be made to acquire or carry real estate assets, if properly identified under applicable Treasury Regulations, does not constitute “gross income” for purposes of the 75% or 95% gross income tests. To the extent that we enter into other types of hedging transactions, the income from those transactions will likely be treated as non-qualifying income for purposes of both of the gross income tests. As a result of these rules, we may need to limit our use of advantageous hedging techniques or implement those hedges through a TRS. This could increase the cost of our hedging activities because our TRSs would be subject to tax on gains or expose us to greater risks associated with changes in interest rates than we would otherwise want to bear. In addition, losses in a TRS generally will not provide any tax benefit, except for being carried forward against future taxable income of such TRS.

 

The ability of the manager to revoke the REIT qualification of a series without approval may subject a series to U.S. federal income tax and reduce distributions to our investors.

 

The operating agreement provides that the manager may revoke or otherwise terminate a series’ REIT election, without the approval of our investors, if it determines that it is no longer in a series’ best interest to continue to qualify as a REIT. While we intend for each series to elect and qualify to be taxed as a REIT, a series may not elect to be treated as a REIT or may terminate its REIT election if we determine that qualifying as a REIT is no longer in the best interests of our investors. If a series ceases to be a REIT, it would become subject to U.S. federal income tax on its taxable income and would no longer be required to distribute most of its taxable income to our investors, which may have adverse consequences on the total return to our investors and on the market price of the series’ interests.

 

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Legislative or regulatory action with respect to tax laws and regulations could adversely affect our company and our investors.

 

On December 22, 2017, H.R. 1, informally titled the Tax Cuts and Jobs Act, or the TCJA, was enacted.  The TCJA made major changes to the Internal Revenue Code, including a number of provisions of the Internal Revenue Code that affect the taxation of REITs and their investors. The long-term effect of the significant changes made by the TCJA remains uncertain, and additional administrative guidance will be required in order to fully evaluate the effect of many provisions. The effect of technical corrections with respect to the TCJA could have an adverse effect on our company and our investors. We are also subject to state and local tax laws and regulations. Changes in state and local tax laws or regulations may result in an increase in our tax liability. A shortfall in tax revenues for states and municipalities in which we operate may lead to an increase in the frequency and size of such changes. If such changes occur, we may be required to pay additional taxes on our assets or income. These increased costs could adversely affect our financial condition, results of operations and the amount of cash available for the payment of dividends.

 

In addition, in recent years, numerous legislative, judicial and administrative changes have been made to the federal income tax laws applicable to investments in REITs and similar entities. Additional changes to tax laws are likely to continue to occur in the future, and we cannot assure our investors that any such changes will not adversely affect the taxation of an. We cannot assure you that future changes to tax laws and regulations will not have an adverse effect on an investment in our interests.

 

You are urged to consult with your tax advisor with respect to the impact of recent legislation on your investment in our interests and the status of legislative, regulatory or administrative developments and proposals and their potential effect on an investment in our interests. 

 

Although REITs generally receive better tax treatment than entities taxed as regular corporations, it is possible that future legislation would result in a REIT having fewer tax advantages, and it could become more advantageous for a company that invests in real estate to elect to be treated for U.S. federal income tax purposes as a corporation. As a result, the operating agreement provides the manager with the power, under certain circumstances, to revoke or otherwise terminate a series’ REIT election and cause such series to be taxed as a regular corporation, without the vote of our investors. The manager could only cause such changes in a series’ tax treatment if it determines in good faith that such changes are in the best interest of the series’ investors.

 

The ownership restrictions of the Internal Revenue Code for REITs and the 9.8% ownership limit in the operating agreement may inhibit market activity in our interests and restrict our business combination opportunities

 

The Internal Revenue Code imposes certain limitations on the ownership of the stock of a REIT. For example, not more than 50% in value of our outstanding interests of capital stock may be owned, directly or indirectly, by five or fewer individuals (as defined in the Internal Revenue Code) during the last half of any taxable year. To protect a series’ REIT status, the operating agreement prohibits any holder from acquiring more than 9.8% (in value or number of interests, whichever is more restrictive) of the aggregate of the outstanding total capital stock of a series or more than 9.8% (in value or number of interests, whichever is more restrictive) of our interests or any class or series of the outstanding interests unless the manager determines that it is no longer in a series’ best interests to continue to qualify as a REIT or that compliance with the restriction is no longer required in order for the series to continue to so qualify as a REIT. The ownership limitation may limit the opportunity for investors to receive a premium for their interests that might otherwise exist if an investor were attempting to assemble a block of interests in excess of 9.8% of the outstanding interests or otherwise effect a change in control.

 

Potential characterization of distributions or gain on sale may be treated as unrelated business taxable income to tax-exempt investors.

 

If (a) we are a “pension-held REIT,” (b) a tax-exempt entity has incurred (or deemed to have incurred) debt to purchase or hold our interests, or (c) a holder of our interests is a certain type of tax-exempt entity, dividends on, and gains recognized on the sale of, our interests by such tax-exempt entity may be subject to U.S. federal income tax as unrelated business taxable income under the Internal Revenue Code.

 

Risks Related to Ownership of our Interests

 

There is currently no public trading market for our securities.

 

There is currently no public trading market for any of our series interests, and an active market may not develop or be sustained. If an active public trading market for our securities does not develop or is not sustained, it may be difficult or impossible for you to resell your interests at any price. Even if a public market does develop, the market price could decline below the amount you paid for your interests.

 

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If a market ever develops for our interests, the market price and trading volume may be volatile.

 

If a market develops for our interests, the market price of our interests could fluctuate significantly for many reasons, including reasons unrelated to our performance, the series properties or the series, such as reports by industry analysts, investor perceptions, or announcements by our competitors regarding their own performance, as well as general economic and industry conditions. For example, to the extent that other companies, whether large or small, within our industry experience declines in their share prices, the value of our interests may decline as well.

 

In addition, fluctuations in operating results of a particular series or the failure of operating results to meet the expectations of investors may negatively impact the price of our securities. Operating results may fluctuate in the future due to a variety of factors that could negatively affect revenues or expenses in any particular reporting period, including vulnerability of our business to a general economic downturn; changes in the laws that affect our operations; competition; compensation related expenses; application of accounting standards; seasonality; and our ability to obtain and maintain all necessary certifications or licenses to conduct our business.

 

There may be state law restrictions on an investor’s ability to sell the interests.

 

Each state has its own securities laws, often called “blue sky” laws, which (1) limit sales of securities to a state’s residents unless the securities are registered in that state or qualify for an exemption from registration and (2) govern the reporting requirements for broker-dealers and stockbrokers doing business directly or indirectly in the state. Before a security is sold in a state, there must be a registration in place to cover the transaction, or it must be exempt from registration. Also, Dalmore must be registered in that state. We do not know whether our securities will be registered, or exempt, under the laws of any states. A determination regarding registration will be made by broker-dealers, if any, who agree to serve as the market-makers for our interests. There may be significant state blue sky law restrictions on the ability of investors to sell, and on purchasers to buy, our interests. Investors should consider the resale market for our securities to be limited. Investors may be unable to resell their securities, or they may be unable to resell them without the significant expense of state registration or qualification. 

 

Investors’ limited voting rights restrict their ability to affect the operations of the company or a series. 

 

Our manager has a unilateral ability to amend the operating agreement and the allocation policy in certain circumstances without the consent of the investors.  The investors only have limited voting rights in respect of the series in which they are invested. Investors will therefore be subject to any amendments the manager makes (if any) to the operating agreement and allocation policy and also any decision it takes in respect of our company and the applicable series, which the investors do not get a right to vote upon. Investors may not necessarily agree with such amendments or decisions and such amendments or decisions may not be in the best interests of all of the investors as a whole but only a limited number.

 

Furthermore, our manager can only be removed as manager of our company and each series of interests in a very limited circumstance, following a non-appealable judgment of a court of competent jurisdiction to have committed fraud in connection with our company or a series of interests. Investors would therefore not be able to remove the manager merely because they did not agree, for example, with how the manager was operating a series property.

 

This offering is being conducted on a “best efforts” basis and we may not be able to execute our growth strategy if we are unable to raise this capital.

 

We are offering the interests on a “best efforts” basis, and we can give no assurance that all of the offered interests will be sold. If you invest in our interests and more than the minimum number of offered interests are sold, but less than all of the offered interests are sold, the risk of losing your entire investment will be increased. If substantially less than the maximum amount of interests offered are sold, we may be unable to fund all the intended uses described in this offering circular from the net proceeds anticipated from this offering without obtaining funds from alternative sources or using working capital that we generate. Alternative sources of funding may not be available to us at what we consider to be a reasonable cost, and the working capital generated by us may not be sufficient to fund any uses not financed by offering net proceeds.

 

The offering price for the interests determined by us may not necessarily bear any relationship to established valuation criteria such as earnings, book value or assets that may be agreed to between purchasers and sellers in private transactions or that may prevail in the market if and when our interests can be traded publicly.

 

The price of the interests is a derivative result of the cost that a series is expected to incur in acquiring a property.  These prices do not necessarily accurately reflect the actual value of the interests or the price that may be realized upon disposition of the interests.

 

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Funds from purchasers accompanying subscriptions for the interests will not accrue interest while in escrow.

 

The funds paid by an investor for interests will be held in a non-interest-bearing escrow account until the admission of the subscriber as an investor in the applicable series, if such subscription is accepted. Purchasers will not have the use of such funds or receive interest thereon pending the completion of the offering. No subscriptions will be accepted, and no interests will be sold unless valid subscriptions for the offering are received and accepted prior to the termination of the applicable offering. If we terminate an offering prior to accepting a subscriber’s subscription, escrowed funds will be returned promptly, without interest or deduction, to the proposed investor.

 

Any dispute in relation to the operating agreement is subject to the exclusive jurisdiction of the Court of Chancery of the State of Delaware, except where federal law requires that certain claims be brought in federal courts.  The operating agreement, to the fullest extent permitted by applicable law, provides for investors to waive their right to a jury trial.

 

Each investor will covenant and agree not to bring any claim in any venue other than the Court of Chancery of the State of Delaware, or if required by federal law, a federal court of the United States, as in the case of claims brought under the Exchange Act. Section 27 of the Exchange Act creates exclusive federal jurisdiction over all suits brought to enforce any duty or liability created by the Exchange Act or the rules and regulations thereunder. As a result, the exclusive forum provision will not apply to suits brought to enforce any duty or liability created by the Exchange Act or any other claim for which the federal courts have exclusive jurisdiction. Furthermore, Section 22 of the Securities Act creates concurrent jurisdiction for federal and state courts over all suits brought to enforce any duty or liability created by the Securities Act or the rules and regulations thereunder. As a result, the exclusive forum provisions will not apply to suits brought to enforce any duty or liability created by the Securities Act or any other claim for which the federal and state courts have concurrent jurisdiction, and investors will not be deemed to have waived our compliance with the federal securities laws and the rules and regulations thereunder.

 

If an interest holder were to bring a claim against our company or the manager pursuant to the operating agreement and such claim was governed by state law, it would have to bring such claim in the Delaware Court of Chancery. The operating agreement, to the fullest extent permitted by applicable law and subject to limited exceptions, provides for investors to consent to exclusive jurisdiction to Delaware Court of Chancery and for a waiver of the right to a trial by jury, if such waiver is allowed by the court where the claim is brought.

 

If we opposed a jury trial demand based on the waiver, the court would determine whether the waiver was enforceable based on the facts and circumstances of that case in accordance with the applicable state and federal law. To our knowledge, the enforceability of a contractual pre-dispute jury trial waiver in connection with claims arising under the federal securities laws has not been finally adjudicated by the United States Supreme Court. However, we believe that a contractual pre-dispute jury trial waiver provision is generally enforceable, including under the laws of the Delaware, which govern the operating agreement, by a federal or state court in the State of Delaware, which has exclusive jurisdiction over matters arising under the operating agreement. In determining whether to enforce a contractual pre-dispute jury trial waiver provision, courts will generally consider whether a party knowingly, intelligently and voluntarily waived the right to a jury trial.

 

We believe that this is the case with respect to the operating agreement and our interests. It is advisable that you consult legal counsel regarding the jury waiver provision before entering into the operating agreement. Nevertheless, if this jury trial waiver provision is not permitted by applicable law, an action could proceed under the terms of the operating agreement with a jury trial. No condition, stipulation or provision of the operating agreement or our interests serves as a waiver by any investor or beneficial owner of our interests or by us of compliance with the U.S. federal securities laws and the rules and regulations promulgated thereunder. Additionally, our company does not believe that claims under the federal securities laws shall be subject to the jury trial waiver provision, and our company believes that the provision does not impact the rights of any investor or beneficial owner of our interests to bring claims under the federal securities laws or the rules and regulations thereunder.

 

These provisions may have the effect of limiting the ability of investors to bring a legal claim against us due to geographic limitations and may limit an investor’s ability to bring a claim in a judicial forum that it finds favorable for disputes with us. Furthermore, waiver of a trial by jury may disadvantage an investor to the extent a judge might be less likely than a jury to resolve an action in the investor’s favor. Further, if a court were to find this exclusive forum provision inapplicable to, or unenforceable in respect of, an action or proceeding against us, then we may incur additional costs associated with resolving these matters in other jurisdictions, which could materially and adversely affect our business and financial condition.

 

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DILUTION

 

Dilution means a reduction in value, control or earnings of the interests an investor owns. There will be no dilution to any investors associated with our series offerings. However, from time to time, additional interests in a series offered hereby may be issued in order to raise capital to cover such series’ ongoing Operating Expenses, which may result in dilution of the interests of the then-current investors. See “Description of Business-Operating Policies-Equity Capital Policies” for further details.

 

DESCRIPTION OF BUSINESS

 

Company Overview – Our Mission

 

Arrived Homes, LLC, a Delaware series limited liability company, was formed in July 2020 to permit public investment in specific single-family rental homes. We believe people should have the freedom to move to pursue new opportunities in their lives while still having access to the wealth creation that long-term home ownership and real estate investment can provide. To support this idea, we are building what we believe to be a new model for home ownership and real estate investment that doesn’t lock people into a single home or city. We believe in passive income, conservative debt, freedom to move, diversification, and aligned incentives.

 

Arrived is a marketplace for investing in homes. We buy single family homes, lease them, divide them into multiple interests, and offer them as investments on a per interest basis through our web-based platform. Investors can manage their risk by spreading their investments across a portfolio of homes, they can invest in real estate without needing to apply for mortgages or take on personal debt, and they can move to new homes or cities and continue holding their Arrived investments without having to worry about selling homes they’re invested in.

 

Arrived does all of the work of sourcing, analyzing, maintaining, and managing all of the homes that we acquire. We analyze every home investment across several financial, market, and demographic characteristics to support our acquisition decision-making. Every investment we make is an investment in the communities in which Arrived operates, alongside other like-minded individuals. As our community network grows, so does our access to investment and housing opportunities.

 

Arrived rents the homes we acquire to tenants who can also invest through the same process as any other member of the Arrived Homes platform, becoming part owners of the homes they’re living in at that time. By investing together, we align incentives towards creating value for everyone.

 

Our Series LLC Structure

 

Each single family rental home that we acquire will be owned by a separate series of our company that we will establish to acquire that home.  Each series may hold the specific property that it acquires in a wholly-owned subsidiary, which would be a limited liability company organized under laws of the state in which the series property is located. 

 

As a Delaware series limited liability company, the debts, liabilities, obligations and expenses incurred, contracted for or otherwise existing with respect to a particular series are segregated and enforceable only against the assets of such series, as provided under Delaware law.  We intend for each series to elect and qualify to be taxed as a separate real estate investment trust, or REIT, for U.S. federal income tax purposes, commencing with the taxable year ending after the completion of the initial public offering of interests of such series.

 

Our company’s core business will be the identification, acquisition, marketing and management of individual single family rental homes for the benefit of our investors. Each series is intended to own a single property.

 

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Investment Objectives

 

Our investment objectives are: 

 

  Consistent cash flow;

 

  Long term capital appreciation with moderate leverage;

 

  Favorable tax treatment of REIT income and long term capital gains; and

 

  Capital preservation.

 

We cannot assure you that we will attain these objectives or that the value of our assets will not decrease. 

 

Our Investment Criteria

 

Our home acquisition investments are evaluated against the following primary characteristics:

 

  Capitalization rates greater than 5%. For this purpose, the capitalization rate reflects a series property’s annual rental income minus property management fees, local real estate taxes, property insurance, maintenance expenses, and marketing incentives, divided by the purchase price of the property;

 

  Homes with a minimum of three (3) bedroom and two (2) bathrooms;

 

  Homes less than 30 years old;

 

  Homes with a price range of $200,000 - $400,000 and a repair/improvement budget requirement of less than 20% of the home purchase price; and

 

  Neighborhoods with median incomes that exceed the metropolitan statistical area, or MSA, median.

 

Our Investment Process

 

Our investment process leverages our network of renter demand, experienced team members, and data analysis to make our investment decisions:

 

  Sourcing: Arrived will use an in-house acquisition team (using industry leading analysis and screening tools) in collaboration with local real estate professionals to find and source investment opportunities. The opportunities may include individual homes listed on the MLS, bulk rental home portfolios, BFR (built-for-rent) communities, and off-market deals sourced by our staff and from leads generated from our member network.

 

  Due Diligence: Arrived evaluates potential investments against our stated investment criteria. Once a geographic market is selected, our due diligence will focus on the sub-market and the property itself. Value analysis will include projected rental rates and home values, relying on a combination of first-party data, automated valuation models, or AVMs, and third party independent appraisals. Property level analysis will look at standard risk factors including condition of title, structural defects in the home, environmental issues, and other hazards such as floods and earthquakes.

 

  Investment Committee: Once our acquisition team recommends a home purchase, the investment committee will convene to review due diligence materials and issue a go/no-go decision.

 

  Home Purchase: A home will be purchased either by the manager or an affiliate of the manager and then resold to a particular series or purchased directly by a series from a third-party seller, in accordance with the acquisition mechanics set forth below. Following acquisition of a property by a series, the property will be renovated, to the extent necessary, and then leased to a quality tenant on a 12-24 month lease. If a series property is renovated prior to the closing of the relevant series offering, the funds required for renovations will be forwarded to the series by the manager and repaid out of offering proceeds.

 

  Ongoing Management: Arrived will partner with one or more third party independent property management firms in each of our markets. Arrived will place an initial tenant in a home from our member network and will assist with future tenant placements. The property management firm will maintain books and records, inspect each home and ensure that it is properly maintained, handle maintenance requests, and be responsible for landlord/tenant compliance. We intend that our preferred property management firms will utilize modern tech-enabled property management platforms with digital payment and communication features.

 

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Our Manager

 

We are managed by Arrived Holdings, Inc., a Delaware public benefit corporation. Pursuant to the terms of our operating agreement, the manager will provide certain management and advisory services to us and to each of our series and their subsidiaries, if any, as well as a management team and appropriate support personnel.  The manager is a technology-enabled asset management company that operates a web-based investment platform, the Arrived Homes platform, used by our company for the offer and sale of interests in the series of our company.

 

While the nature of our business to be conducted or promoted by us must at all times be to engage in any lawful act or activity for which corporations may be organized under the General Corporation Law of Delaware, as a public benefit corporation, the manager and its board of directors will consider the manager’s public benefit objectives in addition to the financial interests of its stockholders when making decisions. The manager conducts business in a manner that balances the pecuniary interests of its stockholders, the best interests of those materially affected by the manager’s conduct, and the public benefit or public benefits described in the manager’s certificate of incorporation. The manager’s specific public benefit purpose is the promotion of financial inclusion, fair and equitable housing and job creation.

 

Investment Strategy – Our Market Opportunity

 

Our investment strategy is to acquire, invest in, manage, operate, selectively leverage and sell single family homes located in vibrant, growing cities across America. We believe that these markets offer investors a blend of attractive capitalization rates and a strong prospect for long term property value appreciation.

 

Market Selection

 

We intend to focus our business efforts on the top 100 MSAs (metropolitan statistical areas with populations greater than 500,000) which exhibit the following characteristics:

 

  Sufficient inventory to make it feasible to achieve scale in the local market (100 – 500 homes);

 

  Job and income growth forecasts of 3% or greater;

 

  Affordability with gross rent multiplier below 12. For this purpose, a gross rent multiplier (GRM) is the ratio of the price of the single family home purchased to its annual rental income before accounting for expenses such as property taxes, insurance, and utilities; GRM is the number of years the property would take to pay for itself in gross received rent;

 

  Large university and skilled workforce;

 

  Popular with millennials; and

 

  Favorable competitive landscape with respect to other institutional single family residence buyers.

 

For a brief overview of the particular geographic market in which a series property is located, see the individual series property listings in the section titled “The Series Properties Being Offered” below.

 

We focus on acquiring properties we believe (1) are likely to generate stable cash flows in the long term and (2) have significant possibilities for long-term capital appreciation, such as those located in neighborhoods with what we see as high growth potential and those available from sellers who are distressed or face time-sensitive deadlines. 

 

We may enter into one or more joint ventures, tenant-in-common investments or other co-ownership arrangements for the acquisition, development or improvement of properties with third parties or affiliates of the manager, including present and future real estate investment offerings sponsored by affiliates of the manager. 

 

Investment Decisions and Asset Management 

 

Within our investment policies and objectives, the manager will have discretion with respect to the selection of specific investments and the purchase and sale of our properties. We believe that successful real estate investment requires the implementation of strategies that permit favorable purchases, effective asset management and timely disposition of those assets. As such, we have developed a disciplined investment approach that combines the experience of our manager with a structure that emphasizes thorough market research, stringent underwriting standards and an extensive down-side analysis of the risks of each investment. The approach also includes active and aggressive management of each asset acquired.

 

To execute our disciplined investment approach, the manager will take responsibility for the business plan of each investment. The following practices summarize our investment approach:

 

  Local Market Research – Our manager will extensively research the acquisition and underwriting of each transaction, utilizing both real time market data and the transactional knowledge and experience of our network of professionals and in market relationships.

 

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  Underwriting Discipline – Our manager will follow a tightly controlled and managed process to examine all elements of a potential investment, including, with respect to real property, its location, income-producing capacity, prospects for long-range appreciation, tax considerations and liquidity.

 

  Risk Management – Risk management will be a fundamental principle in the management of each of our properties. Operating or performance risks arise at the investment level and often require real estate operating experience to cure. Our manager will review the operating performance of investments against projections and provide the oversight necessary to detect and resolve issues as they arise.

 

  Asset Management – Prior to the purchase of a property, our manager will develop a property business strategy which will be customized based on the acquisition and underwriting data. This is a forecast of the action items to be taken and the capital needed to achieve the anticipated returns. The manager will review asset business strategies regularly to anticipate changes or opportunities in the market during a given phase of a real estate cycle.

 

Investments in Real Property

 

Our investment in real estate generally will take the form of holding fee title or a long-term leasehold estate. We will acquire such interests either directly or indirectly through limited liability companies or through investments in joint ventures, partnerships, co-tenancies or other co-ownership arrangements with third parties, including developers of the properties, or with affiliates of the manager. In addition, we may purchase properties and lease them back to the sellers of such properties. Although we will use our best efforts to structure any such sale-leaseback transaction such that the lease will be characterized as a “true lease” so that we will be treated as the owner of the property for federal income tax purposes, the Internal Revenue Service could challenge such characterization. If any such sale-leaseback transaction is recharacterized as a financing transaction for U.S. federal income tax purposes, deductions for depreciation and cost recovery relating to such property would be disallowed. 

 

Our obligation to purchase any property generally will be conditioned upon the delivery and verification of certain documents from the seller or developer, including, where appropriate:

 

  plans and specifications;

 

  evidence of marketable title subject to such liens and encumbrances as are acceptable to the manager;

 

  auditable financial statements covering recent operations of properties having operating histories; and

 

  title and liability insurance policies. 

 

We may seek to enter into arrangements with the seller or developer of a property whereby the seller or developer agrees that, if during a stated period the property does not generate a specified cash flow, the seller or developer will pay in cash to us a sum necessary to reach the specified cash flow level, subject in some cases to negotiated dollar limitations. In determining whether to purchase a particular property, we may, in accordance with customary practices, obtain an option on such property. The amount paid for an option, if any, is normally surrendered if the property is not purchased and is normally credited against the purchase price if the property is purchased. The terms and conditions of any apartment lease that we enter into with our residents may vary substantially; however, we expect that a majority of our leases will be standardized leases customarily used between landlords and residents for residential properties. Such standardized leases generally have terms of one year or less. All prospective residents for our residential properties will be required to submit a credit application.

 

In purchasing, leasing and developing properties, we will be subject to risks generally incident to the ownership of real estate.  

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Investment Process

 

The manager has the authority to make all the decisions regarding our investments consistent with the investment objectives and leverage policies approved by the manager and subject to the limitations in the operating agreement.

 

The manager will focus on the sourcing, acquisition and management of residential properties. It will source our investments from former and current financing and investment partners, third-party intermediaries, competitors looking to share risk and investment, and securitization or lending departments of major financial institutions.

 

In selecting investments for us, the manager will utilize the manager’s investment and underwriting process, which focuses on ensuring that each prospective investment is being evaluated appropriately. In addition to the specific investment criteria listed above, our manager will consider the following factors when evaluating prospective investment opportunities: 

 

  macroeconomic conditions that may influence operating performance;

 

  real estate market factors that may influence real estate valuations, real estate financing or the economic performance of real estate generally;

 

  fundamental analysis of the real estate, including tenant rosters, lease terms, zoning, operating costs and the asset’s overall competitive position in its market;

 

  real estate and leasing market conditions affecting the real estate;

 

  the cash flow in place and projected to be in place over the expected hold period of the real estate;

 

  the appropriateness of estimated costs and timing associated with capital improvements of the real estate;

 

  a valuation of the investment, investment basis relative to its value and the ability to liquidate an investment through a sale or refinancing of the real estate;

 

  review of third-party reports, including appraisals, engineering and environmental reports;

 

  physical inspections of the real estate and analysis of markets; and

 

  the overall structure of the investment and rights in the transaction documentation. 

 

If a potential investment meets the manager’s underwriting criteria, the manager will review the proposed transaction structure, including, with respect to joint ventures, distribution and waterfall criteria, governance and control rights, buy-sell provisions and recourse provisions. The manager will evaluate our position within the overall capital structure and our rights in relation to other partners or capital tranches. The manager will analyze each potential investment’s risk-return profile and review financing sources, if applicable, to ensure that the investment fits within the parameters of financing facilities and to ensure performance of the real estate asset. 

 

Leverage Policy

 

We may employ leverage to enhance total returns to our investors through a combination of senior financing on our real estate acquisitions, secured facilities, and capital markets financing transactions. We will seek to secure conservatively structured leverage that is long-term, non-recourse, non-mark-to-market financing to the extent obtainable on a cost effective basis. To the extent leverage is employed it may come either in the form of government-sponsored programs or other long-term, non-recourse, non-mark-to-market financing. The manager may from time to time modify our leverage policy in its discretion. However, it is our policy to not borrow more than 69% of the greater of cost (before deducting depreciation or other non-cash reserves) or fair market value of our assets. We cannot exceed the leverage limit of our leverage policy unless any excess in borrowing over such level is approved by the manager.

 

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Acquisition Mechanics

 

Typically, each series will acquire its series property prior to the commencement or closing of that series’ offering. Each series property will be fully described in the offering circular as it may be amended to include new series offerings. In each such offering circular, information relating to the series property being offered, such as the description and specifications of the series property, the purchase price of the series property and the relevant terms of purchase, will be disclosed.

 

It is not anticipated that a series will own any assets other than its series property, plus cash reserves for maintenance, insurance and other expenses pertaining to the series property and amounts earned by the series from the monetization of the series property, if any.  Each series may hold the specific property that it acquires in a wholly-owned subsidiary which would be a limited liability company organized under laws of the state in which the series property is located. 

 

A series may acquire its property either from an unaffiliated third party or from an affiliate. The differences in these acquisition methods are described below: 

 

  1. Acquisition of a Series Property from an Unaffiliated Third-Party Seller

 

If a new property is to be acquired for a new series prior to the establishment of that series, the manager will enter into a purchase and sale agreement with the third-party seller to acquire the property on behalf of the new series. The manager will negotiate with the third-party seller on behalf of the to-be-organized series the purchase price for the new property and related purchase terms and conditions which will be specified in an offer to purchase real estate agreement, or purchase and sale agreement, by and between the manager and the property seller, a form of which has been filed as an exhibit to the offering statement of which this offering circular is a part. Once the new series is established, the manager will either assign the purchase and sale agreement to that series or the purchase and sale agreement will be re-executed with the new series as the buying party.

 

Typically, a series will hold its property in a wholly owned limited liability company subsidiary organized in the state where the property is located.

 

Purchase price funds to acquire a new property from a third party will be provided by some combination of mortgage proceeds and cash payment. The funding and closing of the property acquisition may take place prior to the beginning of the series offering, during the offering or at the time of closing of the offering. If the property acquisition closing takes place prior to the closing of the series offering, the cash component of the property purchase price will be provided by the manager as a loan to the series for payment to the third-party seller. In turn, the series will issue to the manager a promissory note in the amount of the manager’s loan. In addition, if a mortgage is not able to be obtained, or obtained at favorable rates, from a third-party lender, the manager or an affiliate may provide such financing at a reasonable market interest rate. The proceeds of the new series offering, net of sales commissions, if any, will be used to repay the outstanding balance, plus accrued but unpaid interest, on the promissory note (and, if applicable, mortgage loan) issued to the manager.  The series will also pay the manager a sourcing fee as indicated below in the use of proceeds table for the series.   If by the termination date of the offering the series does not raise sufficient funds in the offering to repay the manager the outstanding principal balance on the promissory note (and, if applicable, mortgage loan), (i) the available net proceeds of the offering will be used to pay down the promissory note and/or the mortgage loan to the extent possible and (ii) any outstanding balance on the promissory note will be converted into interests in the series and issued to the manager. Such interests will be valued at the same price as offered to investors in the series offering. 

 

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  2. Acquisition of a Series Property from the Manager or an Affiliate of the Manager

 

If the entity selling the property to series is the manager or an affiliate of the manager who had previously purchased the property from a third-party seller, the series will purchase the property (or a 100% interest in the LLC that may own the property) at a purchase price equal to the price the manager or affiliate actually paid for the property (inclusive of acquisition and closing costs).  The series will also pay the manager (or the affiliate of the manager) the sourcing fee as indicated in the use of proceeds table for the particular offering. The series will purchase the property through the issuance to the manager (or the affiliate of the manager) of a promissory note in the full amount of the purchase price of the series property inclusive of acquisition and closing costs. The series will repay the promissory note, along with accrued interest at a to-be-determined annual interest rate, with net proceeds from the series offering. Prior to the repayment of the note, the manager (or the affiliate of the manager) will retain all rental income derived from the series property, net of concessions, taxes, insurance, HOA dues and costs of repair. If the series does not raise sufficient funds in its offering to fully repay the promissory note within the 12 months following the date of the offering circular amendment relating to that series, the balance due on the promissory note, along with accrued but unpaid interest, will be converted into interests in the series at the series offering price.

 

The manager reserves the right to adjust the acquisition mechanics described above in its sole discretion. To the extent that the manager does so adjust the acquisition mechanics in any material way, we will file a supplement to this offering circular to reflect such material adjustment.

 

Operating Policies

 

Credit Risk Management. We may be exposed to various levels of credit and special hazard risk depending on the nature of our assets. The manager and its executive officers will review and monitor credit risk and other risks of loss associated with each investment. The manager will monitor the overall credit risk and levels of provision for loss.

 

interest Rate Risk Management. We will follow an interest rate risk management policy intended to mitigate the negative effects of major interest rate changes. We intend to minimize our interest rate risk from borrowings by attempting to “match-fund,” which means the manager will seek to structure the key terms of our borrowings to generally correspond with the expected holding period of our assets.

 

Equity Capital Policies. Under the operating agreement, we have the authority to issue an unlimited number of additional interests or other securities. After your purchase in any series offering, the manager may elect to: (i) sell additional securities in future private offerings, or (ii) issue additional securities in public offerings. To the extent we issue additional equity interests after your purchase in an offering, your percentage ownership interest in us will be diluted. In addition, depending upon the terms and pricing of any additional offerings and the value of our investments, you may also experience dilution in the book value and fair value of your interests.

 

Disposition Policies

 

We intend to hold and manage the properties we acquire for a period of five to seven years. As each of our properties reaches what we believe to be its optimum value, we will consider disposing of the property. The determination of when a particular property should be sold or otherwise disposed of will be made after consideration of relevant factors, including prevailing and projected economic conditions, whether the value of the property is anticipated to appreciate or decline substantially, and how any existing leases on a property may impact the potential sales price. The manager may determine that it is in the best interests of shareholders to sell a property earlier than five years or to hold a property for more than seven years. Additionally, any sale of a property will be subject to lessee rights and we would attempt to time property sales with lessee rights in mind, either by timing sales with anticipated lease terminations or by assigning an existing lease to the property buyer where allowed under applicable laws.

 

When we determine to sell a particular property, we will seek to achieve a selling price that maximizes the capital appreciation for investors based on then-current market conditions. We cannot assure you that this objective will be realized.

 

Following the sale of a property, the manager will distribute the proceeds of such sale, net of the property disposition fee as described below, to the interest holders of the applicable series (after payment of any accrued liabilities or debt on the property or of the series at that time).

 

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Property Disposition Fee

 

Upon the disposition and sale of a series property, each series will be charged a market rate property disposition fee that will cover property sale expenses such as brokerage commissions, and title, escrow and closing costs. It is expected that this disposition fee charged to a series will range from six to seven percent of the property sale price. To the extent that the actual property disposition fees are less than the amount charged to the series, the manager will receive the difference as income.

 

Description of the Property Management Agreement

 

The Company will appoint the manager or a third-party property management company to serve as property manager to manage the underlying property of each series pursuant to a series specific property management agreement.

 

The services provided by the property manager will include:

 

  Collecting rent and maintaining books and records;

 

  Ensuring compliance with local landlord/tenant and other applicable laws;

 

  Routine property maintenance and responding to tenant maintenance requests;

 

  Handling tenant on-boarding (move-in) and move-out; and

 

  Investigating, selecting, and, on behalf of the applicable series, engaging and conducting business with such persons as the property manager deems necessary to ensure the proper performance of its obligations under the property management agreement, including but not limited to consultants, insurers, insurance agents, maintenance providers, bookkeepers and accountants and any and all persons acting in any other capacity deemed by the property manager necessary or desirable for the performance of any of the services under the property management agreement.

 

Each property management agreement will terminate on the earlier of: (i) the manager’s discretion to terminate a property management agreement at pre-determined renewal periods or by paying a termination fee, (ii) after the date on which the relevant series property has been liquidated and the obligations connected to the series property (including contingent obligations) have been terminated, (iii) the removal of the manager as managing member of our company and thus of all series (if the property manager is the manager), (iv) upon notice by one party to the other party of a party’s material breach of a property management agreement or (v) such other date as agreed between the parties to the property management agreement.

 

Each series will indemnify the property manager out of its assets against all liabilities and losses (including amounts paid in respect of judgments, fines, penalties or settlement of litigation, including legal fees and expenses) to which it becomes subject by virtue of serving as property manager under the respective property management agreements with respect to any act or omission that has not been determined by a final, non-appealable decision of a court, arbitrator or other tribunal of competent jurisdiction to constitute fraud, willful misconduct or gross negligence.

 

Currently, we intend to enter into a property management agreement on behalf of each series in the Northwest Arkansas market with Blue Canopy. However, we reserve the right to change property managers at any time. The following is a summary of the material terms of the proposed property management agreement with Blue Canopy Realty for each series:

 

  12 month term with optional annual renewals;

 

  Early cancellation fee of $500;

 

  Property management fee of 7% of monthly rents collected; and

 

  A fee of 25% of the first month’s rent, waived if the tenant is sourced by Blue Canopy Realty or Arrived. This fee will cover any expected additional cost if there is a tenant agent involved in the rental sourcing.

 

Property Management Fee

 

As compensation for the services provided by the property manager, each series will be charged a property management fee equal to eight percent (8%) of rents collected on a series property. Property management fees will be negotiated with a local property manager on a case-by case, arms’ length basis. To the extent that, under the terms of a specific property management agreement, the property manager is paid a fee that is less than the eight percent (8%) charged to the series, the manager will receive the difference as income. If a series property is vacant and not producing rental income, the property management fee will not be paid during any such period of vacancy.

 

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Asset Management Fee

 

Each series will pay the manager an annual asset management fee equal to six tenths of a percent (0.6%) of the purchase price of the series property for that series. This fee will be paid out of the net operating rental income of a series on a quarterly basis.

 

Operating Expenses

 

Each series of our company will be responsible for the following costs and expenses attributable to the activities of our company related to such series (we refer to these as Operating Expenses):

 

  any and all fees, costs and expenses incurred in connection with the management of a series property, including Home Ownership Association (HOA) fees, income taxes, marketing, security and maintenance;

 

  any fees, costs and expenses incurred in connection with preparing any reports and accounts of each series, including any blue sky filings required in order for interest in a series to be made available to investors in certain states and any annual audit of the accounts of such series (if applicable) and any reports to be filed with the Commission including periodic reports on Forms 1-K, 1-SA and 1-U;

 

  any and all insurance premiums or expenses, including directors and officers insurance of the directors and officers of the manager or a property manager, in connection with the series property;

 

  any withholding or transfer taxes imposed on our company or a series or any of the members as a result of its or their earnings, investments or withdrawals;

 

  any governmental fees imposed on the capital of our company or a series or incurred in connection with compliance with applicable regulatory requirements;

 

  any legal fees and costs (including settlement costs) arising in connection with any litigation or regulatory investigation instituted against our company, a series or a property manager in connection with the affairs of our company or a series;

 

  the fees and expenses of any administrator, if any, engaged to provide administrative services to our company or a series; 

 

  any fees, costs and expenses of a third-party registrar and transfer agent appointed by the manager in connection with a series;

 

  the cost of the audit of our company’s annual financial statements and the preparation of its tax returns and circulation of reports to investors;

 

  the cost of any audit of a series annual financial statements and the fees, costs and expenses incurred in connection with making of any tax filings on behalf of a series and circulation of reports to investors;

 

  any indemnification payments to be made pursuant to the requirements of the operating agreement;

 

  the fees and expenses of our company’s or a series’ counsel in connection with advice directly relating to our company’s or a series’ legal affairs;

 

  the costs of any other outside appraisers, valuation firms, accountants, attorneys or other experts or consultants engaged by the manager in connection with the operations of our company or a series; and

 

  any similar expenses that may be determined to be Operating Expenses, as determined by the manager in its reasonable discretion.

 

The manager will bear its own expenses of an ordinary nature, including all costs and expenses on account of rent, supplies, secretarial expenses, stationery, charges for furniture, fixtures and equipment, payroll taxes, remuneration and expenses paid to employees and utilities expenditures.

 

If the Operating Expenses exceed the amount of revenues generated from a series property and cannot be covered by any Operating Expense reserves on the balance sheet of such series property, the manager may (a) pay such Operating Expenses and not seek reimbursement, (b) loan the amount of the Operating Expenses to the applicable series, on which the manager may impose a reasonable rate of interest, and be entitled to reimbursement of such amount from future revenues generated by such series property (which we refer to as Operating Expenses Reimbursement Obligation(s)), and/or (c) cause additional interests to be issued in the such series in order to cover such additional amounts.

 

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Allocations of Expenses

 

To the extent relevant, Offering Expenses, Acquisition Expenses, Operating Expenses, revenue generated from series properties and any indemnification payments made by the manager will be allocated among the various series interests in accordance with the manager’s allocation policy set forth below. The allocation policy requires the manager to allocate items that are allocable to a specific series to be borne by, or distributed to (as applicable), the applicable series.  If, however, an item is not allocable to a specific series but to our company in general, it will be allocated pro rata based on the value of the series properties or the number of properties, as reasonably determined by the manager or as otherwise set forth in the allocation policy. By way of example, as of the date hereof it is anticipated that revenues and expenses will be allocated as follows:

 

Revenue or  Expense Item   Details   Allocation Policy (if revenue or expense is not clearly allocable to a specific series property)
Revenue   Each of the series will have monthly rental income from the series property.   Allocable directly to the applicable series property
Acquisition Expenses   Appraisal and valuation fees (if incurred pre-closing)   Allocable directly to the applicable series property
    Appraisal and valuation fees (if incurred post-closing)   Allocable directly to the applicable series property
    Pre-purchase inspection   Allocable directly to the applicable series property
    Closing Costs   Allocable directly to the applicable series property
    Interest expense, if any, when an underlying series property is purchased by a series through a loan prior to the closing of a series offering   Allocable directly to the applicable series property
Offering Expenses   Legal expenses related to the preparation of regulatory paperwork (offering materials) for a series   Not allocable; to be borne by the manager
    Audit and accounting work related to the regulatory paperwork or a series   Allocable directly to the applicable series property
    Compliance work including diligence related to the preparation of a series   Not allocable; to be borne by the manager
    Insurance of a series property as at time of acquisition  

Allocable directly to the applicable series property

    Broker fees other than cash commissions (e.g., expense reimbursement)  Brokerage fee payable per filing of a Form 1-A Post-Qualification Amendment ($1,000 per 1-A POS)   Not allocable; to be borne by the manager  Allocable directly to the applicable series
    Preparation of marketing materials   Not allocable; to be borne by the manager
Operating Expense   Property management fees   Allocable directly to the applicable series property
    Asset management fees   Allocable directly to the applicable series property
    Audit and accounting work related to the regulatory paperwork of a Series   Allocable pro rata to the number of series properties
    Security (e.g., surveillance and patrols)   Allocable pro rata to the value of each series property
    Insurance   Allocable directly to the applicable series property
    Maintenance   Allocable directly to the applicable series property
    Property marketing or lease concessions, including special offers and terms   Allocable directly to the applicable series property
    Property disposition fee   Allocable directly to the applicable series property
    Interest expense, if any, when a series property holds any type of term loan or line of credit   Allocable directly to the applicable series property
    Audit, accounting and bookkeeping related to the reporting requirements of a series   Allocable pro rata to the number of series properties
Indemnification Payments   Indemnification payments under the operating agreement   Allocable pro rata to the value of each series property

 

Notwithstanding the foregoing, the manager may revise and update the allocation policy from time to time in its reasonable discretion without further notice to the investors.

 

The Arrived Homes Platform

 

Arrived Holdings, Inc., the manager, owns and operates a web-based and mobile accessible investment platform, the Arrived Homes platform. Through the use of the Arrived Homes platform, investors can browse and screen the investments offered by each of our series, now existing or to be formed by our company in the future, and electronically sign legal documents to purchase series interests.

 

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Competition

 

There are a number of established and emerging competitors in the real estate investment platform market. The market is fragmented, rapidly evolving, competitive, and with relatively low barriers to entry. We consider our competitive differentiators in our market to be:

 

  our focus on the single-family residential rental market;

 

  the ability for users to select which rental properties they would like to invest in;

 

  consistent rental income with use of moderate amounts of leverage;

 

  our unique investment strategy and approach to market selection;

 

  lower minimum investment amounts; and

 

  favorable tax treatment associated with REIT elections.

 

We face competition primarily from other real estate investment platform companies such as Roofstock, Inc., Fundrise LLC, and Compound Projects, LLC, as well as a range of emerging new entrants. In order to compete, we work tirelessly to innovate and improve our products, while at the same time preserving our unique culture and approach.

 

Conflicts of Interest

 

Conflicts of interest may exist or could arise in the future with the manager and its affiliates and our officers and/or directors who are also officers and/or directors of the manager. Conflicts may include, without limitation:

 

  Each of our executive officers will also serve as an officer of other the manager and its affiliated entities.  As a result, these persons will have a conflict of interest with respect to our agreements and arrangements with the manager and/or affiliates of the manager, which were not negotiated at arm’s length, and their terms may not have been as favorable to us as if they had been negotiated at arm’s length with an unaffiliated third party.  The manager is not required to make available any particular individual personnel to us.

 

  Our executive officers will not be required to devote a specific amount of time to our affairs.  As a result, we cannot provide any assurances regarding the amount of time the manager will dedicate to the management of our business.  Accordingly, we may compete with manager and any of its current and future programs, funds, vehicles, managed accounts, ventures or other entities owned and/or managed by the manager or one of its affiliates, which we refer to collectively as the manager-sponsored vehicles, for the time and attention of these officers in connection with our business.  We may not receive the level of support and assistance that we might otherwise receive if we were internally managed.

 

  Some or all of the series will acquire their properties from the manager or from an affiliate of the manager. Prior to a sale to a series, the manager will acquire a property, repair and improve the property, and seek to place a tenant in the property. The manager will then resell the property to a series at a value determined by the manager or affiliate of the manager, which may reflect a premium over the manager’s investment in the property. Accordingly, because the manager will be an interested party with respect to a sale of a property that it owns to a series, the manager’s interests in such a sale may not be aligned with the interests of the series or its investors. There can be no assurance that a property purchase price that a series will pay to the manager will be comparable to that which a series might pay to an unaffiliated third party property seller.

 

  The manager may in the future form or sponsor additional manager-sponsored vehicles, which could have overlapping investment objectives. To the extent we have sufficient capital to acquire a property that the manager has determined to be suitable for us, that property will be allocated to us.

 

  The manager does not assume any responsibility beyond the duties specified in the operating agreement and will not be responsible for any action of our board of directors in following or declining to follow the manager’s advice or recommendations.  The manager’s liability is limited under the operating agreement and we have agreed to reimburse, indemnify and hold harmless the manager and its affiliates, with respect to all expenses, losses, damages, liabilities, demands, charges and claims in respect of, or arising from acts or omissions of, such indemnified parties not constituting bad faith, willful misconduct, gross negligence or reckless disregard of the manager’s duties under the operating agreement which has a material adverse effect on us.  As a result, we could experience poor performance or losses for which the manager would not be liable.

 

Employees

 

Our company does not have any employees. All of the officers and directors of our company are employees of the manager.

 

Legal Proceedings

 

None of our company, any series, the manager, or any director or executive officer of our company or the manager is presently subject to any material legal proceedings.

 

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THE SERIES PROPERTIES BEING OFFERED

 

Arrived Homes Series Gretal

 

Summary Overview

 

Arrived Homes Series Gretal is being established to allow investors who acquire Arrived Homes Series Gretal interests in the Arrived Homes Series Gretal offering to own an interest in the single family home located at 4485 Jack Faulk St, Murfreesboro, TN 37127, the Arrived Homes Series Gretal property.

 

Arrived Homes Series Gretal completed the acquisition of the Arrived Homes Series Gretal property on September 29, 2022. The acquisition of the Arrived Homes Series Gretal property was funded entirely by cash being advanced by the manager. The Arrived Homes Series Gretal property is being held by Arrived TN Gretal, LLC, an Tennessee limited liability company, which, on the closing of the offering, will be a wholly owned subsidiary of Arrived Homes Series Gretal. See the “Use of Proceeds” section below for additional information regarding anticipated expenses and uses of offering proceeds.

 

Property Summary

 

4485 Jack Faulk Street is a single-family home in Murfreesboro, TN. The Gretal is a beautiful brand new home with a gorgeous open floor plan with 9 ft ceilings on the first floor. The kitchen has beautiful granite countertops. The Gretal has 5 bedrooms and 3 bathrooms. The house features an attached garage with two spaces.

 

Property Name The Gretal
Address 4485 Jack Faulk St, Murfreesboro, TN 37127
Year Built 2022
Bedrooms 5
Baths 3
Square Footage 2,518

 

Property History

 

The Arrived Homes Series Gretal property was built in 2022. The Arrived Homes Series Gretal property expects to incur approximately $9,000 of costs related to certain improvement projects to the property.

 

Prior to the acquisition of the Arrived Homes Series Gretal property, the Arrived Homes Series Gretal property was owner occupied and was not operated as a rental income property.

 

Acquisition of the Arrived Homes Series Gretal Property

 

Arrived Homes Series Gretal completed the acquisition of the Arrived Homes Series Gretal property on September 29, 2022 at a purchase price of $450,000.

 

The acquisition of the Arrived Homes Series Gretal property was funded entirely by cash being advanced by the manager. In exchange for advancing the cash, Arrived Homes Series Gretal has issued a promissory note to the manager in an amount of $483,600, which has a term of 18 months and bears interest at the minimum AFR in effect as of the date of issuance of the promissory note.

 

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Property Components & Capital Expenditures

 

The Arrived Homes Series Gretal property was inspected by a licensed professional, and the inspection report indicated that the major property components are in acceptable, functional condition, with no obvious signs of defect.

 

With the current expected level and quality of the property components we will not recognize any deferred maintenance items and we expect that the major property components will remain in working order during the anticipated hold period for this property. In our operating estimates, we forecast a potential cost of maintenance and capital expenses as a percentage of rental income. In the case of unforeseen maintenance expenses, we could make use of our cash reserves, if necessary.

 

We anticipate that the final renovation cost for this property will total approximately $9,000. These renovations may include new appliances and cosmetic improvements as well as various punch list items throughout the property. This renovation expense is listed in the use of proceeds for Arrived Homes Series Gretal. 

  

Property Manager

 

The manager appointed an unaffiliated, third-party property manager to manage the Arrived Homes Series Gretal property on a discretionary basis and has entered into a property management agreement with the property manager.  Pursuant to the terms of the property management agreement, Arrived Homes Series Gretal will pay the property manager an annual fee for managing the Arrived Homes Series Gretal property.

 

Property Operations and Hold Period

 

The Arrived Homes Series Gretal property is newly built and has no prior rental history. The manager intends to list the property for rent at a rate of $2,495 per month, or $29,940 per year, which is consistent with other single family homes in the same area of Murfreesboro, TN.

 

The manager anticipates that this property’s Operating Expenses, which include real estate taxes, property insurance and repairs and maintenance costs, will be in the range of $950 to $1,140 per month. This estimate is based on the manager’s due diligence calculations and does not take into account amounts for capital expenditures for major repairs. At this time we do not anticipate any significant capital expenditures for the Arrived Homes Series Gretal property. For information relating to our capital expenditure expectations, see “Property Components & Capital Expenditures” above.

 

We intend to hold the Arrived Homes Series Gretal property for five to seven years during which time, we will operate the Arrived Homes Series Gretal property as a rental property. During this period, we intend to distribute any Free Cash Flow (as defined below) to Arrived Homes Series Gretal interest holders. The determination as to when the Arrived Homes Series Gretal property should be sold or otherwise disposed of will be made after consideration of relevant factors, including prevailing and projected economic conditions, whether the value of the property is anticipated to appreciate or decline substantially, and how any existing lease may impact the sales price we may realize. The manager may determine that it is in the best interests of shareholders to sell the Arrived Homes Series Gretal property earlier than five years or to hold the property for more than seven years.

 

Asset Management Fee.

 

We estimate that if the maximum amount of the Arrived Homes Series Gretal offering is raised our annual asset management fee would total $2,700, which is equal to 0.6% of the purchase price of the series property per year. Such fee will be taken out of the series net operating rental income on a quarterly basis.

 

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Arrived Homes Series Mimosa

 

Summary Overview

 

Arrived Homes Series Mimosa is being established to allow investors who acquire Arrived Homes Series Mimosa interests in the Arrived Homes Series Mimosa offering to own an interest in the single family home located at 6208 Mimosa Gardens Drive, Tuscaloosa, AL 35405, the Arrived Homes Series Mimosa property.

 

Arrived Homes Series Mimosa completed the acquisition of the Arrived Homes Series Mimosa property on September 23, 2022. The acquisition of the Arrived Homes Series Mimosa property was funded through an initial mortgage in the amount of $90,300 with the remainder of the purchase price being advanced by the manager. The Arrived Homes Series Mimosa property is being held directly by Arrived Homes Series Mimosa. See the “Use of Proceeds” section below for additional information regarding anticipated expenses and uses of offering proceeds.

 

Property Summary

 

6208 Mimosa Gardens Drive is a single-family home in Tuscaloosa, AL. The Mimosa is a beautiful home located in Tuscaloosa, Alabama. The Mimosa is a 3 bedroom, 2 bathroom home with a great foyer for entertaining. The house has a gas fireplace, laundry units on the main level, and an attached 2 car garage.

 

Property Name The Mimosa
Address 6208 Mimosa Gardens Drive, Tuscaloosa, AL 35405
Year Built 2016
Bedrooms 3
Baths 2
Square Footage 1,419

  

Property History

 

The Arrived Homes Series Mimosa property was built in 2016. The Arrived Homes Series Mimosa property expects to incur approximately $10,000 of costs related to certain improvement projects to the property.

 

Prior to the acquisition of the Arrived Homes Series Mimosa property, the Arrived Homes Series Mimosa property was owner occupied and was not operated as a rental income property.

  

Acquisition of the Arrived Homes Series Mimosa Property

 

Arrived Homes Series Mimosa completed the acquisition of the Arrived Homes Series Mimosa property on September 23, 2022 at a purchase price of $215,000.

 

The acquisition of the Arrived Homes Series Mimosa property was funded through a mortgage, which accrues interest at a rate of 6.625%, interest only, for the first 5 years, in the amount of $90,300 with the remainder of the purchase price being advanced by the manager. In exchange for securing the loan, Arrived Homes Series Mimosa has issued a promissory note to the manager in an amount of $137,800, which has a term of 18 months and bears interest at the minimum AFR in effect as of the date of issuance of the promissory note. The mortgage loan is anticipated to be obtained from a third party lender, which has provided a commitment to make such a loan. If the manager is not able to obtain a mortgage loan on the terms set forth above, it or its affiliates may determine to provide such loan on such terms or at a reasonable market interest rate and terms as described under ’‘Description of Business⸺Acquisition Mechanics’’.

 

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Property Components & Capital Expenditures

 

The Arrived Homes Series Mimosa property was inspected by a licensed professional, and the inspection report indicated that the major property components are in acceptable, functional condition, with no obvious signs of defect.

 

With the current expected level and quality of the property components we will not recognize any deferred maintenance items and we expect that the major property components will remain in working order during the anticipated hold period for this property. In our operating estimates, we forecast a potential cost of maintenance and capital expenses as a percentage of rental income. In the case of unforeseen maintenance expenses, we could make use of our cash reserves, if necessary.

 

We anticipate that the final renovation cost for this property will total approximately $10,000.

 

These renovations may include new appliances and cosmetic improvements as well as various punch list items throughout the property. This renovation expense is listed in the use of proceeds for Arrived Homes Series Mimosa. 

  

Property Manager

 

The manager appointed an unaffiliated, third-party property manager to manage the Arrived Homes Series Mimosa property on a discretionary basis and has entered into a property management agreement with the property manager.  Pursuant to the terms of the property management agreement, Arrived Homes Series Mimosa will pay the property manager an annual fee for managing the Arrived Homes Series Mimosa property.

 

Property Operations and Hold Period

 

The Arrived Homes Series Mimosa property was previously owner occupied and had no prior rental history. The manager intends to list the property for rent at a rate of $1,395 per month, or $16,740 per year, which is consistent with other single family homes in the same area of Tuscaloosa, AL.

 

The manager anticipates that this property’s Operating Expenses, which include real estate taxes, property insurance and repairs and maintenance costs, will be in the range of $390 to $580 per month. This estimate is based on the manager’s due diligence calculations and does not take into account amounts for capital expenditures for major repairs. At this time we do not anticipate any significant capital expenditures for the Arrived Homes Series Mimosa property. For information relating to our capital expenditure expectations, see “Property Components & Capital Expenditures” above.

 

We intend to hold the Arrived Homes Series Mimosa property for five to seven years during which time, we will operate the Arrived Homes Series Mimosa property as a rental property. During this period, we intend to distribute any Free Cash Flow (as defined below) to Arrived Homes Series Mimosa interest holders. The determination as to when the Arrived Homes Series Mimosa property should be sold or otherwise disposed of will be made after consideration of relevant factors, including prevailing and projected economic conditions, whether the value of the property is anticipated to appreciate or decline substantially, and how any existing lease may impact the sales price we may realize. The manager may determine that it is in the best interests of shareholders to sell the Arrived Homes Series Mimosa property earlier than five years or to hold the property for more than seven years.

 

Asset Management Fee.

 

We estimate that if the maximum amount of the Arrived Homes Series Mimosa offering is raised our annual asset management fee would total $1,290, which is equal to 0.6% of the purchase price of the series property per year. Such fee will be taken out of the series net operating rental income on a quarterly basis.

 

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Arrived Homes Series Redondo

 

Summary Overview

 

Arrived Homes Series Redondo is being established to allow investors who acquire Arrived Homes Series Redondo interests in the Arrived Homes Series Redondo offering to own an interest in the single family home located at 8924 Arkansas Road NW, Albuquerque, NM 87120, the Arrived Homes Series Redondo property.

 

Arrived Homes Series Redondo expects to complete the acquisition of the Arrived Homes Series Redondo property, in accordance with one of the acquisition methods discussed above, on or about October 21, 2022. The Arrived Homes Series Redondo property will be held by Arrived NM Redondo, LLC, an New Mexico limited liability company, which, on the closing of the offering, will be a wholly owned subsidiary of Arrived Homes Series Redondo. See the “Use of Proceeds” section below for additional information regarding anticipated expenses and uses of offering proceeds.

 

Property Summary

 

8924 Arkansas Road Northwest is a single-family home in Albuquerque, NM. The Redondo is a beautiful 3 bedroom, 3 bathroom home with a loft that is located in the Stormcloud subdivision. The home is fully equipped with Solar. The home features stainless steel appliances, kitchen island, dark tone cabinets, granite countertops, and custom tile backsplash. The Redondo also features include a gas log fireplace, ceiling fans, tile/carpet flooring, and recessed lighting. Enjoy the beautiful view from your primary suite balcony. The Redonda is conveniently located across from the dog park, and close to walking trails.

 

Property Name The Redondo
Address 8924 Arkansas Road NW, Albuquerque, NM 87120
Year Built 2013
Bedrooms 3
Baths 3
Square Footage 1,882

   

Property History

 

The Arrived Homes Series Redondo property was built in 2013. The Arrived Homes Series Redondo property expects to incur approximately $8,000 of costs related to certain improvement projects to the property.

 

Prior to the acquisition of the Arrived Homes Series Redondo property, the Arrived Homes Series Redondo property was owner occupied and was not operated as a rental income property.

  

Acquisition of the Arrived Homes Series Redondo Property

 

Arrived Homes Series Redondo expects to complete the acquisition of the Arrived Homes Series Redondo property on or about October 21, 2022 at a purchase price of $315,000.

 

We expect that the acquisition of the Arrived Homes Series Redondo property will be funded through an initial mortgage, which will accrue interest at a rate of 6.625%, interest only, for the first 5 years, in the amount of $132,300 with the remainder of the purchase price being advanced by the manager. In exchange for securing the loan, Arrived Homes Series Redondo will issue a promissory note to the manager in an amount of $201,900, which will have a term of 18 months and will bear interest at the minimum AFR in effect as of the date of issuance of the promissory note. The mortgage loan is anticipated to be obtained from a third party lender, which has provided a commitment to make such a loan. If the manager is not able to obtain a mortgage loan on the terms set forth above, it or its affiliates may determine to provide such loan on such terms or at a reasonable market interest rate and terms as described under ’‘Description of Business⸺Acquisition Mechanics’’.

 

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Property Components & Capital Expenditures

 

The Arrived Homes Series Redondo property was inspected by a licensed professional, and the inspection report indicated that the major property components are in acceptable, functional condition, with no obvious signs of defect.

 

With the current expected level and quality of the property components we will not recognize any deferred maintenance items and we expect that the major property components will remain in working order during the anticipated hold period for this property. In our operating estimates, we forecast a potential cost of maintenance and capital expenses as a percentage of rental income. In the case of unforeseen maintenance expenses, we could make use of our cash reserves, if necessary.

 

We anticipate that the final renovation cost for this property will total approximately $8,000. These renovations may include new appliances and cosmetic improvements as well as various punch list items throughout the property. This renovation expense is listed in the use of proceeds for Arrived Homes Series Redondo. 

  

Property Manager

 

The manager appointed an unaffiliated, third-party property manager to manage the Arrived Homes Series Redondo property on a discretionary basis and has entered into a property management agreement with the property manager.  Pursuant to the terms of the property management agreement, Arrived Homes Series Redondo will pay the property manager an annual fee for managing the Arrived Homes Series Redondo property.

 

Property Operations and Hold Period

 

The Arrived Homes Series Redondo property was previously owner occupied and had no prior rental history. The manager intends to list the property for rent at a rate of $2,095 per month, or $25,140 per year, which is consistent with other single family homes in the same area of Albuquerque, NM.

 

The manager anticipates that this property’s Operating Expenses, which include real estate taxes, property insurance and repairs and maintenance costs, will be in the range of $730 to $920 per month. This estimate is based on the manager’s due diligence calculations and does not take into account amounts for capital expenditures for major repairs. At this time we do not anticipate any significant capital expenditures for the Arrived Homes Series Redondo property. For information relating to our capital expenditure expectations, see “Property Components & Capital Expenditures” above.

 

We intend to hold the Arrived Homes Series Redondo property for five to seven years during which time, we will operate the Arrived Homes Series Redondo property as a rental property. During this period, we intend to distribute any Free Cash Flow (as defined below) to Arrived Homes Series Redondo interest holders. The determination as to when the Arrived Homes Series Redondo property should be sold or otherwise disposed of will be made after consideration of relevant factors, including prevailing and projected economic conditions, whether the value of the property is anticipated to appreciate or decline substantially, and how any existing lease may impact the sales price we may realize. The manager may determine that it is in the best interests of shareholders to sell the Arrived Homes Series Redondo property earlier than five years or to hold the property for more than seven years.

 

Asset Management Fee.

 

We estimate that if the maximum amount of the Arrived Homes Series Redondo offering is raised our annual asset management fee would total $1,890, which is equal to 0.6% of the purchase price of the series property per year. Such fee will be taken out of the series net operating rental income on a quarterly basis.

 

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Arrived Homes Series Sundance

 

Summary Overview

 

Arrived Homes Series Sundance is being established to allow investors who acquire Arrived Homes Series Sundance interests in the Arrived Homes Series Sundance offering to own an interest in the single family home located at 620 Creekside Avenue SW, Los Lunas, NM 87031, the Arrived Homes Series Sundance property.

 

Arrived Homes Series Sundance completed the acquisition of the Arrived Homes Series Sundance property on October 14, 2022. The acquisition of the Arrived Homes Series Sundance property was funded through an initial mortgage in the amount of $132,300 with the remainder of the purchase price being advanced by the manager. The Arrived Homes Series Sundance property is being held by Arrived NM Sundance, LLC, an New Mexico limited liability company, which, on the closing of the offering, will be a wholly owned subsidiary of Arrived Homes Series Sundance. See the “Use of Proceeds” section below for additional information regarding anticipated expenses and uses of offering proceeds.

 

Property Summary

 

620 Creekside Avenue Southwest is a single-family home in Los Lunas, NM. The Sundance is a beautiful home 4 bedroom, 2 bathroom in Los Lunas, NM. The home is located right off the interstate and is centrally located in a beautiful community in the city. The primary suite is conveniently located on the main floor with 3 additional bedrooms located upstairs. All 4 bedrooms have walk in closets and the home was designed with a lovely open floor plan. The home has an attached 2 door garage and fenced in backyard.

 

Property Name The Sundance
Address 620 Creekside Avenue SW, Los Lunas, NM 87031
Year Built 2008
Bedrooms 4
Baths 3
Square Footage 2,489

 

Property History

 

The Arrived Homes Series Sundance property was built in 2008. The Arrived Homes Series Sundance property expects to incur approximately $8,000 of costs related to certain improvement projects to the property.

 

Prior to the acquisition of the Arrived Homes Series Sundance property, the Arrived Homes Series Sundance property was owner occupied and was not operated as a rental income property.

  

Acquisition of the Arrived Homes Series Sundance Property

 

Arrived Homes Series Sundance completed the acquisition of the Arrived Homes Series Sundance property on October 14, 2022 at a purchase price of $315,000.

 

The acquisition of the Arrived Homes Series Sundance property was funded through a mortgage, which accrues interest at a rate of 6.625%, interest only, for the first 5 years, in the amount of $132,300 with the remainder of the purchase price being advanced by the manager. In exchange for securing the loan, Arrived Homes Series Sundance has issued a promissory note to the manager in an amount of $201,900, which has a term of 18 months and bears interest at the minimum AFR in effect as of the date of issuance of the promissory note. The mortgage loan is anticipated to be obtained from a third party lender, which has provided a commitment to make such a loan. If the manager is not able to obtain a mortgage loan on the terms set forth above, it or its affiliates may determine to provide such loan on such terms or at a reasonable market interest rate and terms as described under ’‘Description of Business⸺Acquisition Mechanics’’.

 

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Property Components & Capital Expenditures

 

The Arrived Homes Series Sundance property was inspected by a licensed professional, and the inspection report indicated that the major property components are in acceptable, functional condition, with no obvious signs of defect.

 

With the current expected level and quality of the property components we will not recognize any deferred maintenance items and we expect that the major property components will remain in working order during the anticipated hold period for this property. In our operating estimates, we forecast a potential cost of maintenance and capital expenses as a percentage of rental income. In the case of unforeseen maintenance expenses, we could make use of our cash reserves, if necessary.

 

We anticipate that the final renovation cost for this property will total approximately $8,000. These renovations may include new appliances and cosmetic improvements as well as various punch list items throughout the property. This renovation expense is listed in the use of proceeds for Arrived Homes Series Sundance. 

  

Property Manager

 

The manager appointed an unaffiliated, third-party property manager to manage the Arrived Homes Series Sundance property on a discretionary basis and has entered into a property management agreement with the property manager.  Pursuant to the terms of the property management agreement, Arrived Homes Series Sundance will pay the property manager an annual fee for managing the Arrived Homes Series Sundance property.

 

Property Operations and Hold Period

 

The Arrived Homes Series Sundance property was previously owner occupied and had no prior rental history. The manager intends to list the property for rent at a rate of $2,095 per month, or $25,140 per year, which is consistent with other single family homes in the same area of Los Lunas, NM.

 

The manager anticipates that this property’s Operating Expenses, which include real estate taxes, property insurance and repairs and maintenance costs, will be in the range of $760 to $950 per month. This estimate is based on the manager’s due diligence calculations and does not take into account amounts for capital expenditures for major repairs. At this time we do not anticipate any significant capital expenditures for the Arrived Homes Series Sundance property. For information relating to our capital expenditure expectations, see “Property Components & Capital Expenditures” above.

 

We intend to hold the Arrived Homes Series Sundance property for five to seven years during which time, we will operate the Arrived Homes Series Sundance property as a rental property. During this period, we intend to distribute any Free Cash Flow (as defined below) to Arrived Homes Series Sundance interest holders. The determination as to when the Arrived Homes Series Sundance property should be sold or otherwise disposed of will be made after consideration of relevant factors, including prevailing and projected economic conditions, whether the value of the property is anticipated to appreciate or decline substantially, and how any existing lease may impact the sales price we may realize. The manager may determine that it is in the best interests of shareholders to sell the Arrived Homes Series Sundance property earlier than five years or to hold the property for more than seven years.

 

Asset Management Fee.

 

We estimate that if the maximum amount of the Arrived Homes Series Sundance offering is raised our annual asset management fee would total $1,890, which is equal to 0.6% of the purchase price of the series property per year. Such fee will be taken out of the series net operating rental income on a quarterly basis.

 

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USE OF PROCEEDS TO ISSUER

 

Arrived Homes Series Gretal

 

The total cost to acquire and improve the Series Gretal Property, including applicable fees, expenses and reserves is $523,230.

 

We estimate that the gross proceeds of the offering of Arrived Homes Series Gretal interests will be approximately $523,230, assuming the full amount of the offering is sold, and will be used in the following order of priority of payment:

 

Uses   Amount     Percentage
of Gross
Proceeds
 
Acquisition of Property(1)   $ 450,000       86.00 %
Property Improvements (2)   $ 9,000       1.72 %
Operating & Capital Reserves   $ 18,670       3.57 %
Brokerage Fee   $ 5,232       1.00 %
Acquisition Expenses (3)   $ 6,290       1.20 %
Offering Expenses(4)   $ 10,465       2.00 %
Financing & Holding Costs   $ 7,820       1.49 %
Sourcing Fee(5)   $ 15,750       3.01 %
Total Fees & Expenses   $ 39,260       7.50 %
Total Proceeds   $ 523,230       100.00 %

 

(1) Arrived Homes Series Gretal acquired the Arrived Homes Series Gretal property for $450,000 in accordance with one of the acquisition methods discussed above.

 

(2) The manager plans for the Arrived Homes Series Gretal property to incur approximately $9,000 of costs related to certain renovation projects or capital expenditures related to our acquisition of the Arrived Homes Series Gretal property.

 

(3)Estimated amount which includes but is not limited to legal fees associated with the purchase and sale agreement, title insurance, appraisal costs, closing costs, mortgage closing costs, and inspection costs.

 

(4) We will reimburse the manager for offering expenses actually incurred for the Arrived Homes Series Gretal offering in an amount up to 2% of gross offering proceeds. Our manager will be responsible for any offering expenses above this amount.

 

(5) We will pay the manager a sourcing fee for the costs involved in sourcing the property and preparing it for investment.

 

Acquisition Expenses, Operating Expenses and certain other costs that are advanced by the manager will be reimbursed out of the net proceeds of the Arrived Homes Series Gretal offering.  See “Management Compensation—Reimbursement of Expenses”

 

Arrived Homes Series Gretal, which will be offering its series interests pursuant to this offering circular, has completed the acquisition of, and payment for the Series Gretal property using cash advanced by the manager. In exchange for the cash advanced by the manager, the series has issued a promissory note to the manager in the amount of $483,600, bearing interest at the minimum applicable federal rate, or AFR, under the Internal Revenue Code in effect as of the date of completion of acquisition of the series property.

 

The allocation of the net proceeds of this offering set forth above represents our intentions based upon our current plans and assumptions regarding industry and general economic conditions, our future revenues, if any, and expenditures.  The amounts and timing of our actual expenditures will depend upon numerous factors, including market conditions, cash generated by our operations, business developments, and the proceeds of the offering. The manager reserves the right to modify the use of proceeds based on the factors set forth above.

 

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Arrived Homes Series Mimosa

 

The total cost to acquire and improve the Series Mimosa Property, including applicable fees, expenses and reserves is $257,930.

 

We estimate that the gross proceeds of the offering of Arrived Homes Series Mimosa interests will be approximately $167,630, assuming the full amount of the offering is sold, and will be used in the following order of priority of payment:

 

Uses   Amount     Percentage of Gross Proceeds  
Acquisition of Property(1)   $ 124,700       74.39 %
Property Improvements (2)   $ 10,000       5.97 %
Operating & Capital Reserves   $ 8,920       5.32 %
Brokerage Fee   $ 1,676       1.00 %
Acquisition Expenses (3)   $ 7,370       4.40 %
Offering Expenses(4)   $ 3,353       2.00 %
Financing & Holding Costs   $ 4,090       2.44 %
Sourcing Fee(5)   $ 7,520       4.49 %
Total Fees & Expenses   $ 16,630       9.92 %
Total Proceeds   $ 167,630       100.00 %

 

(1) Arrived Homes Series Mimosa acquired the Arrived Homes Series Mimosa property for $215,000 in accordance with one of the acquisition methods discussed above. Such purchase price is comprised of a loan amount of $90,300 with the remainder being provided as a cash advance by the manager.

 

(2) The manager plans for the Arrived Homes Series Mimosa property to incur approximately $10,000 of costs related to certain renovation projects or capital expenditures related to our acquisition of the Arrived Homes Series Mimosa property.

 

(3)Estimated amount which includes but is not limited to legal fees associated with the purchase and sale agreement, title insurance, appraisal costs, closing costs, mortgage closing costs, and inspection costs.

 

(4) We will reimburse the manager for offering expenses actually incurred for the Arrived Homes Series Mimosa offering in an amount up to 2% of gross offering proceeds. Our manager will be responsible for any offering expenses above this amount.

 

(5) We will pay the manager a sourcing fee for the costs involved in sourcing the property and preparing it for investment.

 

Acquisition Expenses, Operating Expenses and certain other costs that are advanced by the manager will be reimbursed out of the net proceeds of the Arrived Homes Series Mimosa offering.  See “Management Compensation—Reimbursement of Expenses”

 

Arrived Homes Series Mimosa, which will be offering its series interests pursuant to this offering circular, has completed the acquisition of, and payment for the Series Mimosa property through a combination of a mortgage on the series property and a loan from the manager. The mortgage for the series property was secured on behalf of the series by the Manager and accrues interest at a fixed annual rate of 6.625% for the first 5 years. In exchange for the loan, the series has issued a promissory note to the manager in the amount of $137,800, bearing interest at the minimum applicable federal rate, or AFR, under the Internal Revenue Code in effect as of the date of completion of acquisition of the series property. The mortgage loan is anticipated to be obtained from a third party lender, which has provided a commitment to make such a loan. If the manager is not able to obtain a mortgage loan on the terms set forth above, it or its affiliates may determine to provide such loan on such terms or at a reasonable market interest rate and terms as described under ’‘Description of Business⸺Acquisition Mechanics’’.

 

The allocation of the net proceeds of this offering set forth above represents our intentions based upon our current plans and assumptions regarding industry and general economic conditions, our future revenues, if any, and expenditures.  The amounts and timing of our actual expenditures will depend upon numerous factors, including market conditions, cash generated by our operations, business developments, and the proceeds of the offering. The manager reserves the right to modify the use of proceeds based on the factors set forth above.

 

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Arrived Homes Series Redondo

 

The total cost to acquire and improve the Series Redondo Property, including applicable fees, expenses and reserves is $369,960.

 

We estimate that the gross proceeds of the offering of Arrived Homes Series Redondo interests will be approximately $237,660, assuming the full amount of the offering is sold, and will be used in the following order of priority of payment:

 

Uses   Amount     Percentage of Gross Proceeds  
Acquisition of Property(1)   $ 182,700       76.87 %
Property Improvements (2)   $ 8,000       3.37 %
Operating & Capital Reserves   $ 13,070       5.50 %
Brokerage Fee   $ 2,377       1.00 %
Acquisition Expenses (3)   $ 9,730       4.09 %
Offering Expenses(4)   $ 4,753       2.00 %
Financing & Holding Costs   $ 6,010       2.53 %
Sourcing Fee(5)   $ 11,020       4.64 %
Total Fees & Expenses   $ 24,150       10.16 %
Total Proceeds   $ 237,660       100.00 %

 

(1) Arrived Homes Series Redondo will acquire the Arrived Homes Series Redondo property for $315,000 in accordance with one of the acquisition methods discussed above. Such purchase price is comprised of a loan amount of $132,300 with the remainder being provided as a cash advance by the manager.

 

(2) The manager plans for the Arrived Homes Series Redondo property to incur approximately $8,000 of costs related to certain renovation projects or capital expenditures related to our acquisition of the Arrived Homes Series Redondo property.

 

(3)Estimated amount which includes but is not limited to legal fees associated with the purchase and sale agreement, title insurance, appraisal costs, closing costs, mortgage closing costs, and inspection costs.

 

(4) We will reimburse the manager for offering expenses actually incurred for the Arrived Homes Series Redondo offering in an amount up to 2% of gross offering proceeds. Our manager will be responsible for any offering expenses above this amount.

 

(5) We will pay the manager a sourcing fee for the costs involved in sourcing the property and preparing it for investment.

 

Acquisition Expenses, Operating Expenses and certain other costs that are advanced by the manager will be reimbursed out of the net proceeds of the Arrived Homes Series Redondo offering.  See “Management Compensation—Reimbursement of Expenses”

 

Arrived Homes Series Redondo, which will be offering its series interests pursuant to this offering circular, expects to complete the acquisition of, and payment for the Series Redondo property through a combination of a mortgage on the series property and a loan from the manager. The mortgage for the series property will be secured on behalf of the series by the Manager and will accrue interest at a fixed annual rate of 6.625% for the first 5 years. In exchange for the loan, the series will issue a promissory note to the manager in the amount of $201,900, bearing interest at the minimum applicable federal rate, or AFR, under the Internal Revenue Code in effect as of the date of completion of acquisition of the series property. The mortgage loan is anticipated to be obtained from a third party lender, which has provided a commitment to make such a loan. If the manager is not able to obtain a mortgage loan on the terms set forth above, it or its affiliates may determine to provide such loan on such terms or at a reasonable market interest rate and terms as described under ’‘Description of Business⸺Acquisition Mechanics’’.

 

The allocation of the net proceeds of this offering set forth above represents our intentions based upon our current plans and assumptions regarding industry and general economic conditions, our future revenues, if any, and expenditures.  The amounts and timing of our actual expenditures will depend upon numerous factors, including market conditions, cash generated by our operations, business developments, and the proceeds of the offering. The manager reserves the right to modify the use of proceeds based on the factors set forth above.

 

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Arrived Homes Series Sundance

 

The total cost to acquire and improve the Series Sundance Property, including applicable fees, expenses and reserves is $369,960.

 

We estimate that the gross proceeds of the offering of Arrived Homes Series Sundance interests will be approximately $237,660, assuming the full amount of the offering is sold, and will be used in the following order of priority of payment:

 

Uses   Amount     Percentage of Gross Proceeds  
Acquisition of Property(1)   $ 182,700       76.87 %
Property Improvements (2)   $ 8,000       3.37 %
Operating & Capital Reserves   $ 13,070       5.50 %
Brokerage Fee   $ 2,376       1.00 %
Acquisition Expenses (3)   $ 9,730       4.09 %
Offering Expenses(4)   $ 4,753       2.00 %
Financing & Holding Costs   $ 6,010       2.53 %
Sourcing Fee(5)   $ 11,020       4.64 %
Total Fees & Expenses   $ 24,150       10.16 %
Total Proceeds   $ 237,660       100.00 %

 

(1) Arrived Homes Series Sundance acquired the Arrived Homes Series Sundance property for $315,000 in accordance with one of the acquisition methods discussed above. Such purchase price is comprised of a loan amount of $132,300 with the remainder being provided as a cash advance by the manager.

 

(2) The manager plans for the Arrived Homes Series Sundance property to incur approximately $8,000 of costs related to certain renovation projects or capital expenditures related to our acquisition of the Arrived Homes Series Sundance property.

 

(3)Estimated amount which includes but is not limited to legal fees associated with the purchase and sale agreement, title insurance, appraisal costs, closing costs, mortgage closing costs, and inspection costs.

 

(4) We will reimburse the manager for offering expenses actually incurred for the Arrived Homes Series Sundance offering in an amount up to 2% of gross offering proceeds. Our manager will be responsible for any offering expenses above this amount.

 

(5) We will pay the manager a sourcing fee for the costs involved in sourcing the property and preparing it for investment.

 

Acquisition Expenses, Operating Expenses and certain other costs that are advanced by the manager will be reimbursed out of the net proceeds of the Arrived Homes Series Sundance offering.  See “Management Compensation—Reimbursement of Expenses”

 

Arrived Homes Series Sundance, which will be offering its series interests pursuant to this offering circular, has completed the acquisition of, and payment for the Series Sundance property through a combination of a mortgage on the series property and a loan from the manager. The mortgage for the series property was secured on behalf of the series by the Manager and accrues interest at a fixed annual rate of 6.625% for the first 5 years. In exchange for the loan, the series has issued a promissory note to the manager in the amount of $201,900, bearing interest at the minimum applicable federal rate, or AFR, under the Internal Revenue Code in effect as of the date of completion of acquisition of the series property. The mortgage loan is anticipated to be obtained from a third party lender, which has provided a commitment to make such a loan. If the manager is not able to obtain a mortgage loan on the terms set forth above, it or its affiliates may determine to provide such loan on such terms or at a reasonable market interest rate and terms as described under ’‘Description of Business⸺Acquisition Mechanics’’.

 

The allocation of the net proceeds of this offering set forth above represents our intentions based upon our current plans and assumptions regarding industry and general economic conditions, our future revenues, if any, and expenditures.  The amounts and timing of our actual expenditures will depend upon numerous factors, including market conditions, cash generated by our operations, business developments, and the proceeds of the offering. The manager reserves the right to modify the use of proceeds based on the factors set forth above.

 

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MANAGEMENT

 

General

 

The manager of our company is Arrived Holdings, Inc., a Delaware public benefit corporation. The manager has established a board of directors for our company, consisting of two members, Ryan Frazier and Kenneth Cason.

 

While the nature of our business to be conducted or promoted by us must at all times be to engage in any lawful act or activity for which corporations may be organized under the General Corporation Law of Delaware, as a public benefit corporation, the manager and its board of directors will consider the manager’s public benefit objectives in addition to the financial interests of its stockholders when making decisions. The manager conducts business in a manner that balances the pecuniary interests of its stockholders, the best interests of those materially affected by the manager’s conduct, and the public benefit or public benefits described in the manager’s certificate of incorporation. The manager’s specific public benefit purpose is the promotion of financial inclusion, fair and equitable housing and job creation.

 

All of our directors and executive officers are employees of the manager. The executive offices of the manager are located at 500 Yale Avenue North, Seattle, WA 98109, and the telephone number of the manager’s executive offices is (814) 277-4833.

 

Executive Officers & Directors

 

The following table sets forth certain information with respect to each of the directors and executive officers of the manager:

 

Executive Officer   Age   Position Held with our Company(1) (2)   Position Held with the Manager
Ryan Frazier   34   Chief Executive Officer and Director   Chief Executive Officer, President and Director
Joel Mezistrano   50   Chief Financial Officer   Chief Financial Officer
Kenneth Cason   35   Chief Technology Officer and Director   Chief Technology Officer and Director
Alejandro Chouza   40   Chief Operating Officer   Chief Operating Officer

 

(1) The current executive officers and directors, whose terms in office began upon the organization of our company on July 13, 2020, will serve in these capacities indefinitely, or until their successors are duly elected and qualified.

 

(2) The executive officers of the manager are currently devoting a significant amount of their working time to the operations of our company to satisfy their respective responsibilities to the management of our company.

 

Biographical Information

 

Set forth below is biographical information of our executive officers and directors.

 

Ryan Frazier, our Chief Executive Officer and a director, has served as the Chief Executive Officer, President, and a director of Arrived Holdings, Inc. since its inception in February 2019 and as CEO and director of our company since its inception. In 2011, Mr. Frazier co-founded and was the CEO of DataRank, Inc., a social media listening platform used by Fortune 500 companies, including Procter & Gamble, Coca Cola, and The Clorox Company, to garner insights from their consumers. Mr. Frazier led DataRank through a merger with Simply Measured, Inc. in 2015, and again through a merger with Sprout Social, Inc. in 2017, after which he acted in the role of General Manager, leading the integration of the Simply Measured, Inc. and Sprout Social businesses in Sprout Social’s Seattle office. Mr. Frazier is an alumnus of Y Combinator, S13, and he graduated from the University of Arkansas in 2010 with a B.S. in International Business.

 

Joel Mezistrano, our Chief Financial Officer, has served as the Chief Financial Officer of Arrived Holdings, Inc. since December 1, 2019 and as the Chief Financial Officer of our company since its inception. Mr. Mezistrano has been investing in residential real estate for over 25 years. He graduated from the Massachusetts Institute of Technology with degrees in Mathematics and Computer Science. He started his career at Accenture and then moved to hold executive roles at several high-growth venture backed startups in industries such as Banking, Insurance, and E-Commerce. For the last 10 years, Mr. Mezistrano has been a Principal and CFO at American Classic Homes which has annual revenues in excess of $100 million and operates several investment funds utilizing institutional capital, family offices, and high-net worth individuals. Joel is also a Principal and CFO at SeaLevel Properties which has a $250 million portfolio of apartments and mixed-use projects in the Seattle area.

 

Kenneth Cason, our Chief Technology Officer and a director, has served as the Chief Technology Officer and director of Arrived Holdings, Inc. since its inception in February 2019. Beginning in 2011, Mr. Cason served as the Co-Founder and Chief Technology Officer of DataRank, Inc. Mr. Cason worked extensively to help design and build large scale data collection, processing, and search systems. He remained employed with DataRank through two mergers; first with Simply Measured, Inc., in 2015, and then again with Sprout Social in 2017. During both mergers he worked to lead and integrate each company’s tech stack. Mr. Cason is an alumni of Y Combinator, S13, and he graduated from the University of Arkansas in 2010 with a B.S. in Computer Science and also received Associate degrees in Mathematics, Japanese and Chinese.

 

Alejandro Chouza, our Chief Operating Officer, has serviced as the Chief Operating Officer since July 2020. Mr. Chouza was previously the VP of Operations of Oyo Rooms beginning in May 2019. Prior to that, Mr. Chouza was the Regional General Manager of Uber Technologies, Inc., from September 2014 through May 2019, where he launched and managed operations in Mexico and the Northwest USA markets. Mr. Chouza graduated with a B.S. from Babson College and an M.B.A. from The Wharton School of the University of Pennsylvania.

 

There are no arrangements or understandings known to us pursuant to which any director was or is to be selected as a director or nominee. There are no agreements or understandings for any executive officer or director to resign at the request of another person and no officer or director is acting on behalf of nor will any of them act at the direction of any other person.

 

There are no family relationships between any director, executive officer, person nominated or chosen to become a director or executive officer or any significant employee.

 

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The Manager and the Operating Agreement

 

The manager will be responsible for directing the management of our business and affairs, managing our day-to-day affairs, and implementing our investment strategy. The manager and its officers will not be required to devote all of their time to our business and are only required to devote such time to our affairs as their duties require.

 

The manager will perform its duties and responsibilities pursuant to the operating agreement. The manager will maintain a contractual, as opposed to a fiduciary relationship, with us and our investors. Furthermore, we have agreed to limit the liability of the manager and to indemnify the manager against certain liabilities.

 

The operating agreement further provides that our manager, in exercising its rights in its capacity as the managing member, will be entitled to consider only such interests and factors as it desires, including its own interests, and will have no duty or obligation (fiduciary or otherwise) to give any consideration to any interest of or factors affecting our company, any series of interests or any of the interest holders and will not be subject to any different standards imposed by the operating agreement, the LLC Act or under any other law, rule or regulation or in equity.  In addition, the operating agreement provides that our manager will not have any duty (including any fiduciary duty) to our company, any series or any of the interest holders.

 

Our manager has not-sponsored any prior real estate investment programs. Accordingly, this offering circular does not contain any information concerning prior performance of our manager and its affiliates, which means that you will be unable to assess any results from their prior activities before deciding whether to purchase interests in our series.

 

Responsibilities of the Manager 

 

The responsibilities of the manager include:

 

  Investment Advisory, Origination and Acquisition Services such as approving and overseeing our overall investment strategy, which will consist of elements such as investment selection criteria, diversification strategies and asset disposition strategies;

 

  Offering Services such as the development of our series offerings, including the determination of their specific terms;

 

  Management Services such as investigating, selecting, and, on our behalf, engaging and conducting business with such persons as the manager deems necessary to the proper performance of its obligations under the operating agreement, including but not limited to consultants, accountants, lenders, technical managers, attorneys, corporate fiduciaries, escrow agents, depositaries, custodians, agents for collection, insurers, insurance agents, developers, construction companies, property managers and any and all persons acting in any other capacity deemed by the manager necessary or desirable for the performance of any of the services under the operating agreement;

 

  Accounting and Other Administrative Services such as maintaining accounting data and any other information concerning our activities as will be required to prepare and to file all periodic financial reports and returns required to be filed with the Commission and any other regulatory agency, including annual financial statements, and managing and performing the various administrative functions necessary for our day-to-day operations;

 

  Investor Services such as managing communications with our investors, including answering phone calls, preparing and sending written and electronic reports and other communications;

 

  Financing Services such as monitoring and overseeing the service of our debt facilities and other financings, if any; and 

 

  Disposition Services such as evaluating and approving potential asset dispositions, sales or liquidity transactions.

 

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Management Compensation

 

Pursuant to the operating agreement, the manager, or affiliated entities, may receive fees and expense reimbursements for services relating to our series offerings and the investment and management of our series properties. The items of compensation are summarized in the following table:

 

Form of Compensation   Description
Operating Stage:    
     
Asset Management Fee   Each series will pay the manager an annual asset management fee equal to six tenths of a percent (0.6%) of the purchase price of the series property for that series. This fee will be paid out of the net operating rental income of a series on a quarterly basis. To the extent leverage is utilized to acquire a series property, the asset management fee will be calculated on the actual amount of the purchase price of the property, which may be greater than the maximum offering amount of that series.
     
Property Management Fee   To the extent that a property manager is paid a fee less than the eight percent (8%) charged to a series, the manager will receive the difference as income. Property management fees will be negotiated with a local property manager on a case-by case, arms’ length basis.  
     
Interest Payments/Repayment of Advances and Loans  

The manager may receive interest payments on loans and advances it makes to a series, which may include advances it may make with respect to the initial payment of the equity portion of a property acquisition and mortgage loans it may make if a third party loan is not available.  Such advances and loans are expected to be repaid from the net proceeds of a series offering.  See “Description of Business⸺Acquisition Mechanics.”

 

Reimbursement of Expenses  

Organization and Offering Expenses. We will reimburse the manager for out-of-pocket expenses in connection with our organization and offering (up to a maximum of two percent (2%) of the gross offering proceeds per series offering), our operations and the acquisition of properties and in connection with third parties providing services to us. This does not include the manager’s overhead, employee costs borne by the manager, utilities or technology costs. 

 

Other Expenses. See “Reimbursement of Expenses” below.

     
Property Disposition Fee   To the extent that the actual property disposition fees are less than the amount charged to a series, the manager will receive the difference as income. We expect to charge each series a market rate disposition fee in the range of six percent (6%) to seven percent (7%) of a property sale price, our estimation of what actual disposition fees should total. Actual disposition fees, which cover property sale expenses such as brokerage commissions, and title, escrow and closing costs, are determined by local customary real estate market practices and applicable laws. 
     
Fees from Other Services – Affiliates of the Manager   We may retain third parties, including certain of the manager’s affiliates, for necessary services relating to our investments or our operations, including any administrative services and construction, brokerage, leasing, development, property oversight and other property management services. Any such arrangements will be at market terms and rates.

 

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Reimbursement of Expenses

 

Because the manager’s personnel will perform certain legal, accounting, due diligence tasks and other services that outside professionals or outside consultants otherwise would perform, the manager will be reimbursed for the documented cost of performing such tasks.  We will also pay all fees, costs and expenses of the series, and of our company as applicable, other than those specifically required to be borne by the manager under the operating agreement. These expenses include, but are not limited to:

 

  expenses associated with the listing of our interests (or any other securities of our company) on a securities exchange or alternative trading system (“ATS”), if applicable, or with the formation of our company or any series or subsidiary thereof and the offering, issuance and distribution of our interests (or any other securities of our company), such as selling commissions and fees, advertising expenses, taxes, legal and accounting fees, listing and registration fees;

 

  expenses in connection with the transaction costs incident to the acquisition, origination, disposition and financing of our properties;

 

  expenses of organizing, revising, amending, converting, modifying or terminating our company or any series or subsidiary thereof;

 

  costs associated with the establishment and maintenance of any credit facilities, repurchase agreements, and securitization vehicles or other indebtedness of ours (including commitment fees, accounting fees, legal fees, closing and other similar costs);

 

  expenses connected with communications to any lenders and holders of our securities or of our subsidiaries and other bookkeeping and clerical work necessary in maintaining relations with any lenders and holders of such securities and in complying with the continuous reporting and other requirements of governmental bodies or agencies, including, without limitation, all costs of preparing and filing required reports with the Commission, the costs payable by us to any transfer agent and registrar in connection with the listing and/or trading of our interests on any exchange, the fees payable by us to any such exchange in connection with its listing, and costs of preparing, printing and mailing our annual report to our investors and proxy materials with respect to any meeting of our investors;

 

  expenses incurred by managers, officers, personnel and agents of the manager for travel on our behalf and other out-of-pocket expenses incurred by managers, officers, personnel and agents of the manager in connection with the purchase, origination, financing, refinancing, sale or other disposition of a property;

 

  costs and expenses incurred with respect to market information systems and publications, pricing and valuation services, research publications and materials, and settlement, clearing and custodial fees and expenses;

 

  compensation and expenses of our custodian and transfer agent, if any;

 

  all other costs and expenses relating to our business operations, including, without limitation, the costs and expenses of acquiring, owning, protecting, maintaining, developing and disposing of propertiers, including appraisal, reporting, audit and legal fees;

 

  all costs and expenses relating to the development and management of our website

 

  any judgment or settlement of pending or threatened proceedings (whether civil, criminal or otherwise), including any costs or expenses incurred in connection therewith, against us or any subsidiary, or against any trustee, director or executive officer of us or of any subsidiary in his or her capacity as such for which we or any subsidiary is required to indemnify such trustee, director or executive officer by any court or governmental agency; and

 

  all other expenses actually incurred by the manager (except as described below) which are reasonably necessary for the performance by the manager of its duties and functions under the operating agreement.

 

However, to the extent the manager advances the fees, costs and expenses that it is not obligated to pay under the operating agreement, our company will reimburse the manager for such fees, costs and expenses. Expense reimbursements shall be payable monthly in cash.

 

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Indemnification of the Manager

 

The operating agreement provides that none of our manager, any current or former directors, officers, employees, partners, shareholders, members, controlling persons, agents or independent contractors of our manager nor persons acting at the request of our company in certain capacities with respect to other entities will be liable to our company, any series or any interest holders for any act or omission taken by them in connection with the business of our company or any series that has not been determined in a final, non-appealable decision of a court, arbitrator or other tribunal of competent jurisdiction to constitute fraud, willful misconduct or gross negligence.  

 

Each series will indemnify these persons out of its assets against all liabilities and losses (including amounts paid in respect of judgments, fines, penalties or settlement of litigation, including legal fees and expenses) to which they become subject by virtue of serving our company or such series and with respect to any act or omission that has not been determined by a final, non-appealable decision of a court, arbitrator or other tribunal of competent jurisdiction to constitute fraud, willful misconduct or gross negligence.

 

Term and Removal of the Manager

 

The operating agreement provides that the manager will serve as the manager for an indefinite term, but that the manager only be removed as manager of our company and each series of interests in a very limited circumstance, following a non-appealable judgment of a court of competent jurisdiction to have committed fraud in connection with our company or a series of interests, by an affirmative vote of two-thirds of our company’s members. Additionally, the manager may choose to withdraw as the manager, under certain circumstances.

 

The manager may assign its rights under the operating agreement in its entirety or delegate certain of its duties under the operating agreement to any of its affiliates without the approval of our investors so long as the manager remains liable for any such affiliate’s performance.

 

The manager may withdraw as the manager if we become required to register as an investment company under the Investment Company Act, with such withdrawal deemed to occur immediately before such event.

 

In the event of the removal of the manager, the manager will cooperate with us and take all reasonable steps to assist in making an orderly transition of the management function. The manager will determine whether any succeeding manager possesses sufficient qualifications to perform the management function.

 

Other than any accrued fees payable to the manager, no additional compensation will be paid to the manager in the event of the removal of the manager.

 

Manager Affiliates

 

Our manager controls two affiliated entities:

 

Arrived Services, LLC – Arrived Services, LLC, or Arrived Services, was formed on May 29, 2019 as a Delaware limited liability company with Arrived Holdings, Inc. as its sole member and manager. Arrived Services serves as the sole general partner of Arrived Homes, LP and, as such, manages the lease agreements, rent collection, and tenant communications for the residential rental properties owned by Arrived Homes, LP. Additionally, Arrived Services manages a rental listing program accessible on the Arrived Homes platform at arrivedhomes.com website, whereby owners of residential rental properties are able to publish listings of available rental homes on the arrivedhomes.com website. Following the qualification of this offering circular by the Commission, Arrived Services may continue to operate the rental listing service on a sub-directory or unique url of the arrivedhomes.com website, at the discretion of the manager.

 

Arrived Homes, LP – Arrived Homes, LP was formed on May 29, 2019 as a Delaware limited partnership with Arrived Services, LLC as its sole general partner and manager of its business. Arrived Homes, LP was established to invest in real estate properties. It owned the two properties that were sold to Arrived Homes Series Lierly LLC and Arrived Homes Series Soapstone LLC.

 

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COMPENSATION OF DIRECTORS AND EXECUTIVE OFFICERS

 

Compensation of Executive Officers

 

We do not currently have any employees nor do we currently intend to hire any employees who will be compensated directly by our company. Each of our executive officers, who are also executive officers of the manager, manages our day-to-day affairs, oversees the review, selection and recommendation of investment opportunities, services acquired properties and monitors the performance of these properties to ensure that they are consistent with our investment objectives. Each of these individuals receives compensation for his or her services, including services performed for us on behalf of the manager, from the manager. We do not intend to pay any compensation to these individuals.

 

Compensation of the Manager

 

The manager will receive compensation and reimbursement for costs incurred relating to this and other offerings (e.g., Offering Expenses and Acquisition Expenses) as discussed above. Neither the manager nor any of its affiliates will receive any selling commissions or dealer manager fees in connection with this or other series offerings. See “Plan of Distribution and Subscription Procedure—Fees and Expenses” and “Use of Proceeds to Issuer” for further details.

 

SECURITY OWNERSHIP OF MANAGEMENT AND CERTAIN SECURITYHOLDERS

 

Our company is managed by Arrived Holdings, Inc., the manager, who will also be the manager of all of our series. The manager currently does not own, and at the closing of each series offering is not expected to own, any of the interests in any series.

 

The manager or an affiliate of the manager may purchase interests in any series of our company on the same terms as offered to investors. No brokerage fee will be paid on any interests purchased by the manager or its affiliates. Additionally, the manager may acquire interests in any series of our company in the event that a promissory note issued to the manager in connection with the acquisition of a series property, if outstanding, is not repaid on or prior to its maturity date, at which point, the outstanding balance of the promissory note will be converted into series interests under the same terms as in the applicable series offering.

 

The address of Arrived Holdings, Inc. is 500 Yale Avenue North, Seattle, WA 98109.

 

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INTEREST OF MANAGEMENT AND OTHERS IN CERTAIN TRANSACTIONS

 

The following includes a summary of transactions since our formation in July 2020, or any currently proposed transaction, in which we were or are to be a participant and the amount involved exceeded or exceeds the lesser of $120,000 and one percent of the average of our total assets at year-end for the last two completed fiscal years, and in which any related person had or will have a direct or indirect material interest (other than compensation described under “Compensation of Directors and Executive Officers”). We believe the terms obtained or consideration that we paid or received, as applicable, in connection with the transactions described below were comparable to terms available or the amounts that would be paid or received, as applicable, in arm’s-length transactions.

 

Arrived Homes Series Lierly LLC completed the acquisition of the Arrived Homes Series Lierly LLC property for a purchase price of $215,000 on January 20, 2021, prior to the start of its offering. Arrived Homes Series Lierly LLC purchased the Arrived Homes Series Lierly LLC property from Arrived Homes, LP, an affiliate of the manager, who originally paid $212,500 for the property. To pay the $215,000 Arrived Homes Series Lierly LLC property purchase price, Arrived Homes Series Lierly LLC issued a promissory note to our owner affiliate, the former owner of the Arrived Homes Series Lierly LLC property, in the amount of $215,000.

 

Arrived Homes Series Soapstone LLC completed the acquisition of the Arrived Homes Series Soapstone LLC property for a purchase price of $220,000 on January 20, 2021, prior to the start of its offering. Arrived Homes Series Soapstone LLC purchased the Arrived Homes Series Soapstone LLC property from Arrived Homes, LP, an affiliate of the manager, who originally paid $217,500 for the property. To pay the $220,000 Arrived Homes Series Soapstone LLC property purchase price, Arrived Homes Series Soapstone LLC issued a promissory note to our owner affiliate, the former owner of the Arrived Homes Series Soapstone LLC property, in the amount of $220,000.

 

Arrived Homes Series Patrick LLC completed the acquisition of the Arrived Homes Series Patrick LLC property for a purchase price of $210,205 on January 4, 2021, prior to the start of its offering. Arrived Homes Series Patrick LLC purchased the Arrived Homes Series Patrick LLC property from the manager, who originally paid $191,000 for the property. To pay the $210,205 Arrived Homes Series Patrick LLC property purchase price, Arrived Homes Series Patrick LLC issued a promissory note to the manager, the former owner of the Arrived Homes Series Patrick LLC property, in the amount of $210,205.

 

Arrived Homes Series Pecan LLC completed the acquisition of the Arrived Homes Series Pecan LLC property for a purchase price of $208,495 on January 1, 2021, prior to the start of its offering. Arrived Homes Series Pecan LLC purchased the Arrived Homes Series Pecan LLC property from the manager, who originally paid $198,500 for the property. To pay the $208,495 Arrived Homes Series Pecan LLC property purchase price, Arrived Homes Series Pecan LLC issued a promissory note to the manager, the former owner of the Arrived Homes Series Pecan LLC property, in the amount of $208,495.

 

Arrived Homes Series Plumtree LLC completed the acquisition of the Arrived Homes Series Plumtree LLC property for a purchase price of $202,950 on January 4, 2021, prior to the start of its offering. Arrived Homes Series Plumtree LLC purchased the Arrived Homes Series Plumtree LLC property from the manager, who originally paid $190,000 for the property. To pay the $202,950 Arrived Homes Series Plumtree LLC property purchase price, Arrived Homes Series Plumtree LLC issued a promissory note to the manager, the former owner of the Arrived Homes Series Plumtree LLC property, in the amount of $202,950.

 

Arrived Homes Series Chaparral LLC completed the acquisition of the Arrived Homes Series Chaparral LLC property for a purchase price of $197,965 on January 14, 2021, prior to the start of its offering. Arrived Homes Series Chaparral LLC purchased the Arrived Homes Series Chaparral LLC property from the manager, who originally paid $184,900 for the property. To pay the $197,965 Arrived Homes Series Chaparral LLC property purchase price, Arrived Homes Series Chaparral LLC issued a promissory note to the manager, the former owner of the Arrived Homes Series Chaparral LLC property, in the amount of $197,965.

 

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Arrived Homes Series Splash LLC completed the acquisition of the Arrived Homes Series Splash LLC property for a purchase price of $215,000 on April 30, 2021, prior to the start of its offering. Arrived Homes Series Splash LLC purchased the Arrived Homes Series Splash LLC property from the manager, who originally paid $215,000 for the property. To pay the $215,000 Arrived Homes Series Splash LLC property purchase price, Arrived Homes Series Splash LLC issued a promissory note to the manager in the amount of $92,500 and secured a mortgage loan for the remaining $122,500 from Arvest Bank.

 

Arrived Homes Series Tuscan LLC completed the acquisition of the Arrived Homes Series Tuscan LLC property for a purchase price of $320,898 on May 12, 2021, prior to the start of its offering. Arrived Homes Series Tuscan LLC purchased the Arrived Homes Series Tuscan LLC property from the manager, who originally paid $320,898 for the property. To pay the $320,898 Arrived Homes Series Tuscan LLC property purchase price, Arrived Homes Series Tuscan LLC issued a promissory note to the manager in the amount of $139,418 and secured a mortgage loan for the remaining $181,480 from Arvest Bank.

 

Arrived Homes Series Kingsley LLC completed the acquisition of the Arrived Homes Series Kingsley LLC property from an unaffiliated seller for a purchase price of $315,000 on June 1, 2021, prior to the start of its offering. To pay the $315,000 Arrived Homes Series Kingsley LLC property purchase price, Arrived Homes Series Kingsley LLC borrowed $100,000 from the manager in exchange for issuing a promissory note to the manager in the amount of $100,000 and secured a mortgage loan for the remaining $215,000 from Certain Lending, Inc.

 

Arrived Homes Series Eastfair LLC completed the acquisition of the Arrived Homes Series Eastfair LLC property from an unaffiliated seller for a purchase price of $215,000 on June 4, 2021, prior to the start of its offering. To pay the $215,000 Arrived Homes Series Eastfair LLC property purchase price, Arrived Homes Series Eastfair LLC borrowed $65,000 from the manager in exchange for issuing a promissory note to the manager in the amount of $65,000 and secured a mortgage loan for the remaining $150,000 from Certain Lending, Inc.

 

Arrived Homes Series Centennial LLC completed the acquisition of the Arrived Homes Series Centennial LLC property from an unaffiliated seller for a purchase price of $285,000 on June 7, 2021, prior to the start of its offering. To pay the $285,000 Arrived Homes Series Centennial LLC property purchase price, Arrived Homes Series Centennial LLC borrowed $115,000 from the manager in exchange for issuing a promissory note to the manager in the amount of $115,000 and secured a mortgage loan for the remaining $190,000 from Certain Lending, Inc.

 

With respect to the additional series that will be offering their interests by way of this offering circular and other future series, their properties will be acquired in accordance with one of the acquisition methods discussed in the section titled “Description of Business – Acquisition Mechanics.” As such, the manager is expected to receive interest income from loans to the multiple series.

 

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DESCRIPTION OF THE SECURITIES BEING OFFERED

 

The following is a summary of the principal terms of, and is qualified by reference to, our operating agreement, the series designations, and the subscription agreements relating to the purchase of the interests offered hereby, which are attached as exhibits to the offering statement of which this offering circular forms a part. This summary is qualified in its entirety by reference to the detailed provisions of those document which should be reviewed in their entirety by each prospective investor. In the event that the provisions of this summary differ from the provisions of the operating agreement, the series designations or the subscription agreements, as applicable, the provisions of the operating agreement, the series designations or the subscription agreements, as applicable, shall apply. Capitalized terms used in this summary (and elsewhere in this offering circular) that are not defined herein shall have the meanings ascribed thereto in the operating agreement.

 

Description of the Interests

 

Our company is a series limited liability company formed pursuant to Section 18-215 of the LLC Act. The purchase of membership interests in a series of our company is an investment only in that particular series and not an investment in our company as a whole. In accordance with the LLC Act, each series is, and any other series if issuing interests in the future will be, a separate series of our company and not in a separate legal entity. Our company has not issued, and does not intend to issue, any class of any series interests entitled to any preemptive, preferential or other rights that are not otherwise available to the holders purchasing interests in connection with any offering.

 

Subject to the provisions of the operating agreement, the manager can cause our company to establish one or more series of our company through the creation of a written series designation for each new series. A series designation relates solely to the series established thereby and shall not be construed: (i) to affect the terms and conditions of any other series, or (ii) to designate, fix or determine the rights, powers, authority, privileges, preferences, duties, responsibilities, liabilities and obligations in respect of interests associated with any other series, or the members associated therewith. The terms and conditions for each series are as set forth in the operating agreement and in the series designation, as applicable. Upon approval of any series designation by the manager, the series designation is attached to the operating agreement as an exhibit. The series designation establishing a series may: (i) specify a name or names under which the business and affairs of such series may be conducted; (ii) designate, fix and determine the relative rights, powers, authority, privileges, preferences, duties, responsibilities, liabilities and obligations in respect of interests of such series and the members associated therewith (to the extent such terms differ from those set forth in the operating agreement); and (iii) designate or authorize the designation of specific officers to be associated with such series.

 

Title to the properties will be held by the applicable series of our company or through a Delaware limited liability company which will be a wholly-owned subsidiary of the applicable series. We intend that each series will own a single property. We do not anticipate that any of the series will acquire any properties other than their respective property. New series will be formed and will issue their own interests for future properties. An investor who invests in an offering of a series will not have any indirect interest in any property of any other series unless the investor also participates in a separate series offering associated with that other property.

 

Section 18-215(b) of the LLC Act provides that, if certain conditions are met (including that certain provisions are in the formation and governing documents of the series limited liability company, and upon the closing of an offering for a series, the records maintained for any such series account for the assets associated with such series separately from the assets of the limited liability company, or any other series), then the debts, liabilities, obligations and expenses incurred, contracted for or otherwise existing with respect to a particular series shall be enforceable only against the assets of such series and not against the assets of the limited liability company generally or any other series. Accordingly, our company expects the manager to maintain separate, distinct records, and bank accounts, for each series and its associated assets and liabilities. As such, the assets of a series include only the property associated with that series and other related assets (e.g., cash reserves). As noted in the “Risk Factors” section, the limitations on inter-series liability provided by Section 18-215(b) have never been tested in federal bankruptcy courts and it is possible that a bankruptcy court could determine that the assets of one series should be applied to meet the liabilities of the other series or the liabilities of our company generally where the assets of such other series or of our company generally are insufficient to meet our company’s liabilities.

 

Section 18-215(c) of the LLC Act provides that a series established in accordance with Section 18-215(b) may carry on any lawful business, purpose or activity, other than the business of banking, and has the power and capacity to, in its own name, contract, hold title to assets (including real, personal and intangible property), grant liens and security interests, and sue and be sued. Our company intends for each series to conduct its business and enter into contracts in its own name to the extent such activities are undertaken with respect to a particular series and title to the relevant property will be held by, or for the benefit of, the relevant series.

 

All of the series interests offered by this offering circular will be duly authorized and validly issued. Upon payment in full of the consideration payable with respect to the series interests, as determined by the manager, the holders of such series interests will not be liable to our company to make any additional capital contributions with respect to such series interests (except for the return of distributions under certain circumstances as required by Sections 18-215, 18-607 and 18-804 of the LLC Act). holders of series interests have no conversion, exchange, sinking fund, redemption or appraisal rights, no pre-emptive rights to subscribe for any interests and no preferential rights to distributions.

 

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The series described in this offering circular will use the proceeds of the respective offerings to repay any promissory notes issued to the manager or loans taken out or payments made by the manager to acquire their respective properties pursuant to the respective purchase and sale agreements, as well as pay certain fees and expenses related to the property acquisitions and each offering (please see the “Use of Proceeds to Issuer” sections for each offering for further details). An investor in an offering will acquire an ownership interest in the series interests related to that offering and not, for the avoidance of doubt, in (i) our company, (ii) any other series, (iii) the manager, (iv) the Arrived Homes platform or (v) the property associated with the series or any property owned by any other series.

 

Further Issuance of Interests

 

Only the series interests, which are not annotated as closed, are being offered and sold pursuant to this offering circular. The operating agreement provides that our company may issue interests of each series to no more than 2,000 “qualified purchasers” (no more than 500 of which may be non-“accredited investors”). The manager, in its sole discretion, has the option to issue additional interests (in addition to those issued in connection with any offering) on the same terms as the interests of applicable series being offered hereunder as may be required from time to time in order to pay any operating expenses related to the applicable property.

 

Distribution Rights

 

The manager has sole discretion in determining what distributions of Free Cash Flow, if any, are made to interest holders except as otherwise limited by law or the operating agreement.

 

“Free Cash Flow” consists of the net income (as determined under GAAP), including property rental income, generated by such series plus any change in net working capital and depreciation and amortization (and any other non-cash Operating Expenses) and less any capital expenditures related to the property related to such series. The manager may maintain Free Cash Flow funds in a deposit account or an investment account for the benefit of the series.

 

Our company expects the manager to make distributions of any Free Cash Flow on a semi-annual basis as set forth below. However, the manager may change the timing of distributions or determine that no distributions shall be made, in its sole discretion. For