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Founders Grove Capital

Westmoor Update History

* Previously known as Park Village

September 2020

This month marks the 12th month in a row occupancy (96.3%) has been above 94%. Collections (96.1%) remained strong as well.

Distributions

This month marks our 2nd full year of ownership of Westmoor. Because of the strong performance over the past 12 months, we will receive a higher distribution this month. In addition to your regular prorated 8% monthly return, you will receive another 1%. This brings the total year 2 return to 9%, which is greater than our original year 2 projection of 8.8%.

If you invested $100,000, for example, you will receive $1,666.67 by the end of the month. Starting again next month, you will receive the regular 8% prorated monthly distributions. In another 12 months, we will re-evaluate Westmoor’s performance and send a higher distribution if applicable.

As a reminder, you received a distribution equal to 20% of your investment in April from the supplemental loan proceeds, and your year 1 return was 9%. Therefore, you have received 38% (9% + 20% + 9%) of your investment back within 24 months, which equates to a 19% return per year.
Congratulations on a second successful year.

Financials

The Q3 financials (rent roll and trailing 12-month profit and loss statement) are now available on the Investor Portal. Login to your account to view by clicking here.

Operations

Current occupancy is 96.3%, which is the 12th straight month occupancy has been above 94%. Preleased occupancy is 96.9%. Collections on occupied units is up to 96.1% (compared to 95.6% in August).

We plan on increasing rents by the end of the year, which would be the fourth increase in rent in the last 6 months.

Renovations

We renovated 12 new units since last month’s recap email. Overall, we are exceeding our projected rents by $45. Over the last three months, we are exceeding our projected rents by $59 on 24 upgraded units.

Resident Activities

We are continuing to be creative with the themes of the resident appreciation events we are hosting to follow the social distancing guidelines. In October, these events will include:

  • Donuts on the Go
  • Front Door Decorating Content

August 2020

Westmoor continues to perform well during COVID-19. Occupancy (96.6%) remains in the high 90s and collections (95.6%) are still strong.

Timing for Monthly Recap Email Update

Moving forward, the monthly updates will be sent out by the last Friday of the month. This will allow us to more closely align with internal operations while providing you with the information you need to stay updated on the property. 

Expect to receive the September Recap email by Friday October 30th.

Distributions

We will continue to send monthly distributions. You will receive your next distribution by the end of the month.

Operations

This month marks the 11th straight month occupancy has been at least 94%. Current occupancy is 96.6% and preleased occupancy is 98.9%. Collections is also strong with 95.6% of rents collected from occupied units in August.

Earlier this month, the CDC issued an eviction moratorium effective from September 4th to December 31stClick here for article with more details on the moratorium.

Due to Westmoor’s outstanding performance before and throughout COVID, we are uncertain if the renewed moratorium will negatively affect operations. Nonetheless, after the CDC’s announcement, we immediately began working with our property management company to establish strategies to work within the guidelines of the moratorium while mitigating operational impacts.
 
Renovations

We are beating our projected rents by an average of $41 on the 14 renovated unit leases over the past three months.

Resident Activities

We are continuing to be creative with the themes of the resident appreciation events we are hosting to follow the social distancing guidelines. Click here for pictures from last month’s events.

 In September, these events will include:

  • Popcorn Friday
  • Stay Cool & Grab a Popsicle

July 2020

Westmoor remains not only one of the best performing assets in our portfolio but is also the submarket leader in rent and occupancy for the third straight month.

Distributions

We will continue to send monthly distributions for Westmoor. You will receive the next distribution by the end of the month.

Operations

Occupancy has been at least 94% at Westmoor for the last 10 months. Current occupancy is 97.1% and preleased occupancy is 97.6%. Collections also remain very strong.

Due to the high occupancy and strong collections, we decided to increase rents across all floor plans by $25. This is the third time we have increased rents in the last six months.

Renovations

We continue to move forward with interior renovations. We are exceeding rents by $37 on all upgraded units. Over the last three months, we have also leased 24 upgraded units an average of $44 higher than our projections.

Resident Activities

We are continuing to be creative with the themes of the resident appreciation events we are hosting to follow the social distancing guidelines. In August, these events will include:

  • Popcorn Friday
  • Stay Cool & Grab a Popsicle

June 2020

We are proud to announce that Westmoor is still one of the best performing assets in our entire portfolio. It has remained the submarket leader in occupancy and rent for the second straight month.

Here are some other updates on Westmoor over the previous 30 days:

Distributions

Due to the strong collections and occupancy, we will be able to continue to send out monthly distributions for Westmoor. You will receive your distribution by the end of the month.

Financials

As a reminder, we now upload the quarterly financials to the investor portal. If you already set up your account, you can immediately download the Q2 2020 financials (rent roll and 12-month profit and loss state) by logging into the portal by clicking here.

Operations

The current occupancy rate is 97.1% and preleased occupancy is 99.0%. This marks the 9th month in a row in which occupancy has been at least 94%.

Westmoor is one of our best performing assets. The new manager, formerly the assistant manager, has stepped up tremendously so that the property hasn’t skipped a beat.

Due to our high occupancy trends, we’ve been able to increase rents twice in the past six months. We are implementing another increase of $30 starting this month.

Additionally, our actual expenses continue to be in-line with our initial projections and collections remain strong.

Renovations

We are continuing to move forward with interior renovation projects. The upgraded units continue to garner demand and new leases. The rents on all upgraded units are exceeding projections by an average of $36. Over the previous three months, 25 upgraded units were leased at an average of $52 greater than our projections.

Resident Activities

We are continuing to be creative with the types of resident appreciation events we are hosting to follow the social distancing guidelines. In July, these events will include:

Popcorn Friday
Virtual Bingo
Popsicle Cool Off Day

 

May 2020

 

We are proud to announce that Westmoor is one of the best performing assets in our entire portfolio. In fact, it has become the submarket leader in occupancy and rent.

 

Here are some other updates on Westmoor over the previous 30 days:

 

Distributions:

Due to the strong collections and occupancy, we will be able to continue to send out monthly distributions for Westmoor. You will receive your distribution by the end of the month.

 

Friendly Reminder:  We still have some investors who have not logged into the investor portal, and some who still need to add or update their information. If you have not done so already, we would like to remind you to please log in to the investor portal and complete your profile information, as well as review and/or update your payment information. It is very important to complete the appropriate steps in order to continue to receive your distributions to your preferred location. Please click here for the instructions. If you have not received your invitation or it recently expired, and you need it re-sent, please contact InvestorRelations@ashcroftcapital.com (DO NOT create a new profile, as it will not connect you to your investments already in the system). If you have already logged in and would like to be taken directly to the portal click here.  

 

Operations:

The current occupancy rate is 96.0% and preleased occupancy is 98.29%. This marks the 8th month in a row in which occupancy has been at least 94%.

 

Additionally, our actual expenses continue to be in-line with our initial projections.

 

Rent collections have continued to be extraordinarily strong. So strong that we’ve been able to increase our rents twice in the past six months.

 

Renovations:

We are continuing to move forward with interior renovation projects. The upgraded units continue to garner demand and new leases. The rents on all upgraded units are exceeding projections by an average of $33. Over the previous three months, 18 upgraded units were leased at an average of $46 greater than our projections.

 


 

April 2020

 

We have continued to focus on the preservation of your capital investment during the coronavirus pandemic.

 

Here are some updates on Westmoor over the previous 30 days:

 

Distributions

We are happy to announce that because of the strong rental collections during the month of April and month-to-date in May, we will be able to continue to send out monthly distributions for Westmoor. You will receive your distribution by the end of the month.

 

Friendly Reminder:  We would like to remind all investors who have not yet logged in to the Investor Portal and completed their profile information, as well as reviewed and/or updated their payment information to do so. It is important to complete the appropriate steps in order to continue to receive your monthly distributions to your preferred location. Please click here for the instructions. If you have not received your invitation or it recently expired, and you need it re-sent, please contact InvestorRelations@ashcroftcapital.com. If you have already logged in and would like to be taken directly to the portal Click here.  

 

Operations

Month-to-date rent collections in May have been strong and we are expecting them to trend in-line with April collections.

Due to social distancing and stay-at-home orders, we are continuing to offer virtual tours and YouTube video unit walkthroughs for prospective residents.

 

Resident Activities

We are also continuing to be creative with the types of events we are hosting for the residents to promote engagement of residents, as well as social distancing. In May, these events include:

  • Door Decorating Contest

  • Donuts On The Go

 


 

 

March 2020

 

Distributions

 

One major area of focus has been rent collections. I am  happy to report that based on the month-to-date collections at Westmoor, we will be able to send your full distribution by the end of the month. We will continue to monitor collections and the business plan in future months but are initially pleased with this outcome considering countless industries are being disrupted by COVID-19.

Keep in mind that our breakeven occupancy is 72.5%. This means we will be able to cover all expenses, and conserve your investment, at an occupancy rate of 72.5% or higher.

Additionally, we secured a supplemental loan on Westmoor. We were able to successfully close on this despite the challenges the pandemic has created because of the increased value of the property from our business plan to date. Your portion of the supplemental loan proceeds will be equal to 20% of your initial investment. If you invested $100,000, for example, you will receive an additional $20,000. The supplemental loan distributions were scheduled to be sent on April 21st and received no later than April 26th  via the same method you receive your monthly distributions. I have heard from several investors that you have already received your distribution (I received my LP distribution as well) which is great.  Hopefully, the monthly update clears up any confusion regarding the distribution.

 

Operations

 

While our leasing traffic has slowed down, we are offering virtual tours and creating YouTube videos of unit walkthroughs. Click here for a sample virtual tour at Westmoor.

We continue to move forward with numerous construction projects, making sure that job safety is the number one priority. In fact, it is a great time to move forward with these projects with minimal disruption to our residents. We renovated 9 new units in March.

We are instituting a “Hero of the Month” and “Hero of the Week” program that honors our portfolio’s essential workers whose dedication and hard work are nothing short of inspiring.

We applied and were approved for the Paycheck Protection Program, which should allow us to significantly reduce our payroll expense.

We are actively monitoring and complying with Texas guidance on eviction proceedings as well as complying with new standards from our lenders.

Everyone at Westmoor is adapting quickly to this new reality.

 

Residents

 

Our operational goals are always to meet and exceed residents’ standards and their safety and happiness is our mission. During these challenging times, we’ve constantly provided local and national resources for our most impacted residents. These include local housing organizations, churches, and food banks.

Since our gym and common areas are closed, we are hosting resident events that promote social distancing. In April, these include:

  • Virtual Movie Night

  • Social Distance Egg Hunt

  • Virtual Community Bingo

Financials

 

Since we have now successfully rolled out the Investor Portal, the quarterly financials will be available for download off of the Investor Portal. We will upload Q1 2020 financials (a current rent roll and trailing 12-month profit and loss statement) by the end of April. You will receive an email once they are available.

If you have already logged in and would like to be taken directly to the portal Click here. If you have not received your invitation or it recently expired, and you need it re-sent, please contact chat@ashcroftcapital.com  In order to expedite any future or previous distribution requests changes, you must log in to the portal and add your complete profile information in order to make any changes to your payment information. Without doing so, the system will not allow it. If you need help navigating through the portal you may contact IMS support at 855-866-0889. Please click here to view the investor portal FAQ document.

 

I am proud to be your investment partner and look forward to working through today’s challenges together. I hope that you and your family are well.

 


 

 

February 2020

 

As a reminder, we’ve launched the new Ashcroft Capital Investor Portal. You should have received an invitation already. If you didn’t, please check your spam folder. If it isn’t in your spam folder, please let us know by emailing chat@ashcroftcapital.com. 

If you haven’t done so already, please login and confirm that your personal information is accurate. If not, please make sure that you update it by adding all your current information as well as updating payment information. If we need to make any changes to any of your deal information only, please let us know by emailing chat@ashcroftcapital.com. You can read and review the FAQ page by clicking here.

Starting on May 1st, you will be able to download a statement showing all the distributions that you’ve received to date.

Also, we will upload your 2019 K-1 tax document to the new investor portal by March 31st. You will be notified via email once it is available. We do not have a specific date other than to say that it will be available no later than March 31st. 

 

We are exceeding our projected rents by $26 for all newly-renovated unit leases

There were no vacant, nonrenovated units to renovate in February at Westmoor.

The following resident appreciation and retention events are being/were hosted in March:

    • Salsa Day – March 6th
    • Cereal Bar – March 14th
    • Crime Watch Meeting – March 31st
    • Popcorn Friday – Every Friday

In related news, Dallas-Fort Worth ranked 2nd out of all major US cities in the forecasted net migration in 2020 by Marcus and Millichap. Dallas-Fort Worth is expected to have a net migration of 69,600 people in 2020, which is 0.9% of its population. This is great news and reinforces our thoughts on the continued demand for multifamily housing in the market. Click here to learn more.

 


 

January 2020

 

I am excited to announce that my partner, Ashcroft Capital, will be launching a new Investor Portal, which is designed to improve communication and engagement with you, our partner. When the portal is officially launched, I will send you an email with instructions on how to login, as well as an FAQ guide about how to use the portal.

Also, we will upload your 2019 K-1 tax document to the new investor portal by March 31st. You will be notified via email once it is available. We do not have a specific date other than to say that it will be available no later than March 31st. The IRS revised the 2019 K-1 to require additional information for all partners investing with a disregarded entity (i.e., a single-member LLC). If you are investing with us with a single-member LLC, please fill out this AdobeSign document by clicking here.

 

We are exceeding our projected rents by $20 for all newly-renovated unit leases.

The following resident appreciation and retention events are being/were hosted in February:

    • Resident Appreciation Thank You Notes to Residents – February 7th
    • Resident Appreciation Day Treats in Office – February 15th
    • Cookie Day – February 21st

In related news, according to the most recent Bureau of Labor Statistics economic data, Texas added more jobs in 2019 than any other state. Additionally, the Dallas-Fort Worth-Arlington MSA was the #2 ranked market in the number of new jobs added in 2019. In fact, the number of new jobs added in 2019 outpaced the total number of jobs added in 40 out of 50 states. Click here to learn more

 


 

December 2019

 

Things are continuing to go well as we implement our value-add business plan at Westmoor.

You can download the quarterly financials (rent roll and profit and loss statement) by clicking here.

 

We are exceeding our projected rents by $42 for all newly-renovated unit leases.

The following resident appreciation and retention events are being/were hosted in January:

    • Sip N Sweet Monday – January 6th
    • Popcorn Friday – January 10th, 17th, and 24th
    • Pancakes and PJs – January 18th

Lastly, click here for a news article that reinforces our thoughts on the continued strength of multifamily housing. According to data compiled by Deutsche Bank, the median age of US homebuyers is now 47. For comparison, the median age of US homebuyers in 1981 was 31. Much of this rise can be attributed to the extreme reduction in young, first-time homebuyers in the housing market. This means more and more people will be renting rather than buying.

 


 

November 2019

 

Things are continuing to go well as we implement our value-add business plan at Westmoor.

 

We are exceeding our projected rents by $37 for all newly-renovated unit leases.

The following resident appreciation and retention events are being/were hosted in December:

    • Hot Cocoa Bar – December 11th
    • Christmas Stocking Decoration Event – December 18th

In related news, corporate relocation site selection expert explained why Fortune 500 companies are moving their headquarters from California, New York, New Jersey, and Connecticut to states like Florida and Texas. One of the main reasons is that the pro-business policies, low taxes, and fiscal restraint will enable Florida and Texas to “best weather the storm of an economic downturn.” Click here to read more.

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October 2019

 

Things are continuing to go well as we implement our value-add business plan at Westmoor.

As a reminder, last month marked the 12th month we officially owned Westmoor. Due to Westmoor performing above and beyond our initial projections during the first full year of ownership, you received a higher distribution last month. We projected an 8.0% return but were able to distribute 9.0%. Last month, you received the same 8% annualized return plus an extra 1%. For example, if you invested $100,000, you received $1,666.67 ($666.67 + $1,000).

Congrats again on a successful first year. We will re-evaluate the performance of Westmoor at the end of year two and distribute the extra cash flow if applicable.

 

We are exceeding our projected rents by $34 for all newly-renovated unit leases.

The following resident appreciation and retention events are being hosted in November:

    • Bingo Night – November 15th
    • Crime Watch – November 26th

In related news, the US census is hiring nearly 33,000 people in Dallas and Fort Worth to count every person living in the Dallas-Fort Worth Metroplex in 2020. Pay is expected to range from $18 to $25 an hour. Click here to learn more.

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September 2019

Things are continuing to go well as we implement our value-add business plan at Westmoor.

We have officially owned Westmoor for 12 months. Due to Westmoor performing above and beyond our initial projections during the first full year of ownership, you will receive a higher distribution this month. We projected an 8.0% return but will be able to distribute 9.0%. By the end of the month, you will receive the same 8% annualized return plus an extra 1%. For example, if you invested $100,000, you will receive $1,666.67 ($666.67 + $1,000).

Congrats on a successful first year. We will re-evaluate the performance of Westmoor at the end of year two and distribute the extra cash flow if applicable.

Please click here to download the quarterly financial statements (current rent roll and profit and loss statement).

 

We are exceeding our projected rents by $32 for all new renovated unit leases

As a reminder, we have completed our exterior capital expenditure projects.

The following resident appreciation and retention events are being/were hosted in October:

    • National Taco Day – 10/4
    • Halloween Treats – 10/31

 


 

August 2019

 

We are exceeding our projected rents by over $33 for all new renovated unit leases

We have completed our exterior capital expenditure projects

The following resident appreciation and retention events are being/were hosted in September:

    • Chili Dog Thursday – 9/5
    • Ice Cream Social – 9/11
    • Westmoor One Year Birthday Party – 9/27

In related news, the ride-sharing company Uber plans on opening a new regional hub in downtown Dallas. This is expected to bring about 3,000 new jobs to the area and result in a $400 million annual payoff. Click here to learn more.


 

July 2019

 

We are still exceeding our projected rents by over $40 for all newly-renovated unit leases.

Capital Expenditure updates:

The following resident appreciation and retention events are being/were hosted in August:

    • Resident’s Appreciation Day – 8/6
    • Back to School Party – 8/15
    • National Waffle Day – 8/24

The four biggest Texas metro areas, including DFW, surpassed the total number of tech workforce in the traditional tech strongholds of Silicon Valley and New York City. Combined, the four metros have 367,460 tech workers compared to 353,760 in New York and 264,374 in Silicon Valley. According to CoStar analysts, the lower cost of living in Texas is responsible for this surge in the tech labor pool, which is great news for the DFW and Texas market as a whole. Click here to learn more.

 


 

June 2019

 

We are exceeding our projected rents by over $40 for all newly-renovated unit leases.

The following resident appreciation and retention events are being hosted in July:

    • National Sugar Cookie Day – Sugar Cookies in Office: 7/9
    • National Hotdog Day – Hotdog Cookout: 7/17
    • National Vanilla Ice Cream Day – Ice Cream Sundae Bar: 7/23

In related news, here is a great article that summarizes the projects rolling out and the companies opening new locations during the first phase of RedBird, the $160 million redevelopment project located less than a mile from Westmoor. These include Chimes Solutions, Foot Locker, a theme park, a food court, a bank, a Marriott hotel, and much more. Click here to learn more.

Additionally, the State of Texas topped WalletHub’s annual report on the best and worst states to start a business in 2019. The states were compared across 26 key indicators and were ranked based on the business environment, access to resources, and business costs. This reinforces our thoughts on the continued strength of our submarkets within the state of Texas. Click here to learn more.

 


 

May 2019


We are exceeding our projected rents by $32 for all newly-renovated unit leases.

The following resident appreciation and retention events are being hosted in June:

    • Donuts with Dad: 6/15
    • Taco Bar: 6/21

The state of Texas added more jobs year-over-year than any other state (283,000 jobs, which is a 2.7% job growth). Also, Texas added 26,900 new jobs in April, marking the 108th consecutive month of job growth. Click here to learn more.


 

April 2019


We are exceeding our projected rents by $27 for all newly-renovated unit leases.

The following resident appreciation and retention events are being hosted in May:

    • Dessert Bar: 5/11
    • Game Night: 5/15
    • Popcorn in the Office: 5/22

The ground has broken on the $160 million Red Bird redevelopment project in Duncanville, which is a 3-minute drive from Westmoor. The development will include brand new stores, restaurants, office space, and apartments. Click here to learn more.

Additionally, in HFF’s monthly MSA employment report, Dallas-Fort Worth ranked 2nd in the nation in total new jobs and percent job growth and was one of only two MSAs to add more than 100,000 jobs. Click here to learn more.

 


 

March 2019


We are exceeding our projected rents by $22 for all newly-renovated unit leases.

  • The following resident appreciation and retention events are being hosted in April:
    • Popcorn in the Office: 4/18
    • Breakfast-on-the-Go: 4/26

 

February 2019

    • Our occupancy rate increased to 93.7% (up from 92.6% last month) and preleased occupancy is 93.7%
    • Since acquiring Westmoor, we have renovated a total of 60 of 350 units (4 new units in February)
    • We are continuing to beat our projected rents by $26 for all new renovated unit leases
    • We are hosting a St. Patrick’s Day party for our residents 3/15

You should have already received your 2018 Schedule K-1 (Form 1065) in the mail and via email. If you have not, please let us know by emailing info@ashcroftcapital.com

 


 

January 2019

The current occupancy rate is 92.6% and preleased occupancy is 95.4%

We have renovated a total of 56 of 350 units (8 new units in January) since acquiring Westmoor, and 30 additional units are in the process of being renovated

We are continuing to beat our projected rents by $26 on all newly-renovated unit leases.

Logo and branding: We have finalized the new logo and branding design for Westmoor

Resident appreciation events

    • We hosted a pizza party two weeks ago
    • We hosted a burger party with a burger bar last week

 


 

December 2018

Current occupancy is 95.1% and preleased occupancy is 94.8%

Since acquiring Westmoor (Park Village), we have renovated or are in the progress of renovating a total of 48 of 350 units

We are now beating our projected rents by $26 on all newly-renovated unit leases

Capital improvement projects:

    • Carpentry: repairs began 1/7
    • Sidewalk and driveway: Repairs are in progress
    • Leasing office: Remodeling began 1/8
    • Pool: Project is delayed due to weather and will resume when the weather allows
    • Playground: New equipment will be installed 3/15
    • Signage: We are in the progress of designing the new Westmoor signage

As a part of our value-add business plan, we have rebranded the property to Westmoor. We have had previous success with this sort of rebranding on the majority of the properties in our portfolio.

A record number of companies left California for states with a better business climate, and a new report shows that Texas remains the number one destination. According to the study, 1,800 companies left California in 2016 (the most recent year data is available for), which is a 9-year high, and 299 of those companies moved to Texas.  Click here to read more.

 


 

November 2018

    • Our occupancy rate has increased to 95.1% and preleased occupancy is 96.3%
    • We have renovated a total of 45 of 350 units since acquiring Park Village
    • We are achieving our projected rents for all new renovated unit leases
    • Staffing: All positions are filled with the exception of the porter
    • Exterior Renovations: Work began last week beginning with exterior lighting
    • Fitness Center: Installation of new fitness equipment began 12/10
    • Pool: Work has begun on the front pool
    • Playground: New equipment has been ordered

Two businesses – Home Depot and HD Supply – are interested in expanding to the city of Dallas. This week, Dallas City Council will be discussing and potentially voting on possible tax abatement incentives for these two companies. The total expected job creation is 1,000 (800 via Home Depot and 200 via HD supply). The proposed sites for these facilities are less than a 20 minute drive from Park Village, which reinforces our thoughts on strength of the Duncanville submarket.  Click here to learn more.

 


 

October 2018

  • Current occupancy is 94.8% and preleased occupancy is 95.0%
  • Interior renovations: 8 of 350 units are in the process of being renovated
  • Exterior renovations: In progress
  • Fitness center: We are in the process of scheduling an installation date
  • Pool: Renovations are in progress
  • Playground: New playground equipment has been ordered.