Introduction: Redefining Real Estate Investing with The Bowser
When people think about barriers to real estate investing, financing is often at the top of the list. Complex rules, restrictive loan terms, and high costs can deter even the most interested of investors. Yet, mogul’s first-ever listed property, The Bowser, challenged all those conventions and pioneered something that had never been done before, much in the same vein of so much being done by mogul.
This four-story townhome, situated in a prime Dallas, Texas, neighborhood, wasn’t just an appealing investment opportunity. It became a prime example of how mogul could solve some of real estate’s most prevalent challenges, including circumventing the due-on-sale clause of a conventional loan - this had never been done before. By successfully achieving this, mogul set a new standard for real estate investment clubs. This milestone laid the foundation for the thriving platform it is today, serving real estate investors around the world.
This case study unpacks the story behind The Bowser: the challenges, solutions, and impact it has had on mogul’s mission to make real estate investing more accessible, innovative, and rewarding for investors.
What is The Bowser?
The Bowser is a large, upscale townhome located in Dallas, Texas. Originally purchased by mogul’s co-founder and CEO, Alex Blackwood, for his personal residence, the property quickly became central to mogul’s launch as a fractional real estate investment platform.
In an effort to launch mogul, Alex decided to put his own home on the line to make his vision into reality. The decision to use The Bowser as mogul’s maiden property was driven by a desire to bring the company to life. However, it became a challenging endeavor, requiring Alex to navigate uncharted waters in the real estate industry to make it possible. He had to achieve one thing in particular to make this viable: circumvent the due-on-sale typical of conventional mortgages.
The Bowser's significance lies not only in its features but in its pivotal role in proving mogul’s vision as a groundbreaking real estate investment platform.
Property Features: A Snapshot
- Purchase Price: $520,000
- Loan-to-Value Ratio: 87.5%, meaning the mortgage covered 87.5% of the property’s value, with the rest paid as equity.
- Financing Terms: A low 2.625% interest rate, locked in before rates skyrocketed to 9%+ for similar investment-grade properties.
- Projected Rental Income: $46,200 annually, aligning with the area’s rental market, where similar properties generate $42,000–$54,000 per year.
- Actual IRR to date: 114%
Location, Location, Location
As any real estate professional will tell you, location is key. The Bowser benefits from its proximity to:
- Whole Foods and other premium grocery stores, appealing to high-income tenants
- Equinox, a luxury fitness center popular with professionals and families
- Vibrant restaurants, parks, and entertainment, ensuring long-term rental demand
- Being on the border of America’s 2nd wealthiest suburbs in America - Highland Park/University Park
These factors made The Bowser a lucrative opportunity for investors, but turning it into an investment property wasn’t without its challenges. Before investors could join the investment club for The Bowser, Alex first had to resolve the due-on-sale issue.
The Problem: The Due-on-Sale Clause
Before diving into mogul’s strategy, let’s define what a due-on-sale clause is and why it posed such a challenge.
What is a Due-on-Sale Clause?
A due-on-sale clause is a provision included in most mortgage agreements. It states that if a property is sold or transferred to another party, the lender has the right to demand immediate repayment of the remaining loan balance.
Lenders include this clause to protect themselves. If a borrower transfers the property to someone else without the lender’s approval, it could increase the lender’s risk. For example, the new owner might be less creditworthy or financially reliable than the previous one and thus pose a bigger risk.
Why Was This an Issue for Alex and mogul?
To list The Bowser as an investment property on mogul, Alex needed to transfer ownership of the property into a mogul-originated LLC. This structure would allow multiple investors to purchase fractional ownership while ensuring the property was legally separated from Alex’s personal assets. It was the birth of mogul’s investment club set-up for investors on the platform, a pioneering structure that would set the foundations for all other mogul properties that have been listed on the platform since its inception.
However, transferring ownership of The Bowser would technically trigger the due-on-sale clause (at first glance). If the lender enforced it, mogul would need to refinance the property at current market rates, which were hovering above 9% for investment-grade loans. Losing the original 2.625% interest rate would have significantly reduced the property’s profitability for investors, and ultimately made it impossible for mogul to maintain its rigorous commitment to excellence & quality.
Alex’s Solution: Do Something Never Done Before
Rather than accept the due-on-sale clause as an insurmountable obstacle, Alex saw it as an opportunity to innovate. Innovation is at the heart of everything at mogul, with the vision to democratize real estate investing and make it accessible to everyone at the core of everything we do. So, it should come as no surprise that our first-ever property required tremendous innovation to do what had never been done before.
With the above in mind, here is a step-by-step overview of what Alex had to navigate to make the impossible, possible:
1. Researching the Guidelines
Alex began by studying the rules and guidelines set by major mortgage entities like Fannie Mae and Freddie Mac, which regulate the majority of conventional loans in the U.S. Through relentless research and countless late nights, he discovered what seemed to be a potential loophole:
In 2017, due to the popularity of transfers of property into LLC’s without any approval, Fannie Mae and Freddie Mac amended the rules to allow borrowers to transfer ownership of a property to an LLC without triggering the due-on-sale clause—but only under specific conditions.
2. Engaging with Stakeholders
Armed with the above knowledge, Alex initiated conversations with all relevant parties, including:
- Loan officers: To understand their interpretation of the guidelines
- Legal advisors: To ensure the transfer complied with federal and state laws
- The lender: To negotiate the terms of the transfer
3. Negotiating with the Lender
With all his knowledge in hand, Alex made a compelling case to the lender that the circumvention of due-on-sale was possible in this scenario, and thus left the lender with no other choice but to accept it. Ultimately, the loan terms, including the repayment schedule, would stay exactly the same
The outcome proved to be not only what mogul needed, but what Alex thought was possible: to do something that had never been done before and as a result launch mogul with an investment opportunity that has resulted in an IRR of 114% to date. Furthermore, it set the foundation for numerous other innovative mechanisms that have enabled mogul to outperform all competitors in the space by a considerable margin, including a modified sale-leaseback for The Ramsey, a first-of-its-kind blockchain back office, and countless others.
Financial Impact: The Value of Retaining Low-Interest Financing
One of the most significant outcomes of this entire process was ultimately the preservation of The Bowser’s 2.625% interest rate. At the time, investment-grade loans were closing at 9% APR or higher, meaning mogul’s investors gained a massive financial advantage from the get-go when given the chance to invest in The Bowser, which is now fully sold-out.
Why Interest Rates Matter
Interest rates play a crucial role in determining the cost of borrowing. For real estate investors, even small differences in interest rates can have a huge impact on profitability.
Here’s a detailed comparison to illustrate this in more detail:
For a $494,000 loan (95% on Bowser’s purchase price):
- At a 9.0% APR:
- Monthly Payment: ~$3,974
- Annual Interest: ~$44,460
- At a 2.625% APR:
- Monthly Payment: ~$1,984
- Annual Interest: ~$12,967
- Savings: ~$31,493 annually, or $243k over 10 years.
By managing to circumvent due-on-sale and thus preserve the original loan terms Alex had obtained,mogul significantly enhanced the property’s ROI (Return on Investment), returning unheard-of profits in the fractional real estate investment space.
Expanding on Key Terms
To provide additional context on what was discussed above, here are some key terms related to The Bowser’s case study:
- Loan-to-Value Ratio (LTV): A measure of how much of a property’s value is financed through debt. The Bowser’s LTV of 87.5% means 87.5% of its value was covered by the mortgage, with the remaining 12.5% paid in equity.
- Amortizing Loan: A loan where payments are spread over time to include both principal and interest. The Bowser’s loan was fully amortized, meaning it would be paid off in regular installments over its term.
- Fractional Ownership: A model where multiple investors own shares in a property. This is the core of mogul’s investment platform.
Lessons Learned
The Bowser provided multiple obstacles, successes, and key learnings that have laid the foundation for a number of key principles that guide us at mogul:
- Leverage Matters
Retaining low-interest financing is one of the most effective ways to maximize investor returns. By keeping the 2.625% loan, mogul created a significant competitive advantage that resulted in massive gains for investors. - Flexibility in Financing
The successful negotiation with the lender demonstrated that traditional barriers, like the due-on-sale clause, can be overcome with creativity and persistence. This ability to drive innovation and leverage creativity is at the core of everything we do at mogul. - The Power of Research
Understanding the nuances of federal guidelines and loan agreements allowed mogul to achieve what many thought was impossible. This is reflected not only with what happened around the inception of the company and The Bowser, but highlights our meticulous attention to detail that in turn ensures investors receive detailed, transparent communications and blue-chip investment opportunities. - Investor Value is Key
Every decision in The Bowser project was driven by the goal of delivering value to investors. This focus will continue to shape mogul’s approach moving forward every step of the way.
Conclusion: A Foundation for Future Success
The story of The Bowser is one of innovation, perseverance, and success. By navigating a complex financing challenge, mogul not only secured exceptional returns for its investors but also set a new standard for what’s possible in real estate investing. Just because something had never been done before, doesn’t mean it wasn’t possible. In an industry like real estate, where so many barriers to entry exist and so many processes are outdated & out of reach for traditional investors, mogul continues to pioneer new and innovative ways to provide everyone with access to the world’s largest wealth builder.
As mogul expands its portfolio, the lessons from The Bowser will remain a guiding light. This property wasn’t just a milestone—it was a blueprint for the future and all properties that have launched on the platform after it.
Interested in investing in properties like The Bowser? Get started today for as little as $250 with mogul Club.