Our in-depth review compiles crucial details to help you assess whether HoneyBricks is legit, ensuring you make informed investment decisions.

What is HoneyBricks and how does it work?

HoneyBricks is an online platform designed for multifamily real estate investment. It offers investors the opportunity to partake in the ownership of pre-vetted, institutional-quality multifamily properties with a focus on achieving both passive income and capital appreciation. The platform is distinctive for its approach to reducing the barriers typically associated with real estate investment, such as high entry costs and complex acquisition processes.

How HoneyBricks works:

1. Account Creation and Verification: Interested investors start by creating an account on the HoneyBricks platform. This process involves providing basic personal information, undergoing Know Your Customer (KYC) checks, and verifying accreditation status to ensure compliance with regulatory requirements.

2. Exploring Investment Opportunities: Once verified, investors can browse through a selection of multifamily real estate investments across the United States. These offerings are characterized by their institutional quality and have been carefully selected based on rigorous investment criteria. When an investor decides on a property, they can finalize their investment by signing necessary documents and funding their investment directly through the platform.

3. Earning Returns: Investors then receive regular distributions of income generated from the property, in addition to benefiting from potential capital appreciation. The performance of each investment can be monitored via the HoneyBricks platform, providing a transparent and straightforward way to manage and track the investment's growth over time.

Key features:

- Flexible Investment Management: Investors have the flexibility to invest as individuals, through LLCs, or using Self-Directed IRAs (SDIRAs), allowing for personalized investment structures that fit various needs.

- Blockchain Integration: HoneyBricks leverages blockchain technology to enhance transparency, flexibility, and access to investments, positioning itself at the forefront of innovation in real estate investing.

- In-depth Deal Discovery and Analysis: The platform enables investors to discover and follow leading sponsors, receive updates on new investment opportunities, and access detailed analyses to inform investment decisions.

- Tax Advantages: By investing through HoneyBricks, investors can enjoy the tax benefits associated with direct ownership of real estate, such as potential deductions and depreciation.

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How risky is HoneyBricks?

— Moderate Risk

Investing through HoneyBricks carries inherent risks similar to those found in other real estate and investment platforms. While HoneyBricks offers access to pre-vetted, institutional-quality multifamily real estate investments and employs strategies to minimize risks, such as using Special Purpose Vehicles (SPVs) for each investment to enhance legal and financial separation, the potential for loss cannot be entirely eliminated.

Investing in HoneyBricks, like any real estate investment platform, comes with its set of inherent risks that potential investors need to consider carefully before committing their funds. These risks are diverse, stemming from various factors that can influence the outcome of investments.

One significant area of concern is market risks. The real estate market is susceptible to fluctuations influenced by broader economic conditions, interest rate changes, and shifts in local market dynamics. Such volatility can impact the valuation and performance of real estate investments, potentially affecting the expected returns. Investors need to be aware of the cyclical nature of real estate markets and the impact that macroeconomic factors can have on their investments.

Another critical aspect to consider is liquidity risks. Unlike stocks or bonds, real estate investments are not as easily liquidated. While HoneyBricks offers a Secondary Market to facilitate the sale of investments, the ability to sell quickly or without experiencing a loss is not assured. This lack of liquidity means that investors may find it challenging to exit their investment in a timely manner or at a favorable price point.

Regulatory and legal risks also play a crucial role. Changes in government policies, taxation laws, or regulations can significantly affect the real estate sector and, by extension, investments in HoneyBricks. Moreover, while the platform employs Special Purpose Vehicles (SPVs) to provide a legal and financial distinction between each investment, the effectiveness of these structures in protecting investor assets in scenarios like bankruptcy has yet to be fully proven in court.

Operational risks are inherent in the management of the underlying real estate assets. Issues such as mismanagement, unexpected maintenance problems, or higher than anticipated vacancy rates can all adversely affect the profitability and, subsequently, the returns on investment. Success in real estate investing heavily relies on the quality of management and the operational efficiency of the properties involved.

Economic and financial risks are related to wider economic downturns or rising operational costs that can erode profit margins and reduce the value of real estate assets. These risks underscore the importance of thorough market research and due diligence before investing.

Lastly, technology risks cannot be ignored. HoneyBricks' innovative use of blockchain and other digital systems introduces concerns around cybersecurity and data privacy. While these technologies offer numerous benefits, including enhanced transparency and efficiency, they also pose new challenges and vulnerabilities that need to be managed.

How liquid is HoneyBricks?

— Moderate Liquidity

HoneyBricks provides liquidity through its Secondary Market platform, utilizing Special Purpose Vehicles (SPVs) which are legally separate entities. These SPVs facilitate seamless transfers among eligible investors within HoneyBricks' private capital network. After a mandatory 12-month holding period, investments become liquid, allowing investors to engage in transactions.

Key Features of HoneyBricks' Liquidity:

1. Private Bulletin Board for Sales Offers: Sellers have the option to post sales offers for their investments on a private bulletin board, indicating desired valuation ranges. Eligible buyers can view and accept these offers.

2. Technology-Enabled Transactions: The platform leverages new technology, including smart contracts, to facilitate direct, wallet-to-wallet transactions on the blockchain without the need for third-party custodians. This enhances the liquidity of investments after the initial 12-month hold.

3. Secondary Market Access: Eligible investors can access the HoneyBricks Secondary Market, an electronic bulletin board, to post private sales offers visible to other eligible investors. This market operates based on the most current public information provided quarterly by investment managers, including updated investment value assessments.

4. Fee Structure: There are no fees charged by HoneyBricks for conducting transfers on the secondary market, though network fees may apply for blockchain transactions.

5. Securities Listing Eligibility: Securities can be listed on the bulletin board after 6 months within an investment manager's private investor network under Rule 4(A)(1) of the Securities Act. New investors in the HoneyBricks network can list after 12 months under SEC Rule 144.

6. Notification System: By joining the waitlist for an investment offering, investors are automatically notified of any securities listed for sale on the bulletin board after the eligible period.

How volatile is HoneyBricks?

— Moderate Volatility

The assets available on HoneyBricks, like any real estate investments, are subject to market volatility. This volatility means that the valuation of properties can experience rapid and significant changes due to a variety of factors, including shifts in economic conditions, fluctuations in interest rates, and trends in local real estate markets. Such fluctuations can affect the performance of investments on the platform, presenting risks especially to those investors looking for short-term gains.

Real estate markets are inherently cyclical and can be influenced by broader economic indicators such as employment rates, GDP growth, and consumer confidence. Additionally, local factors like changes in neighborhood demographics, the development of new infrastructure, or changes in zoning laws can also impact property values. Interest rates play a crucial role as well; rising rates typically decrease the affordability of purchasing or refinancing properties, potentially leading to a cooling of market prices, while lower rates may stimulate demand and drive prices up.

What is the average rate of return for HoneyBricks?

15 %
— High Return

Investors on HoneyBricks can expect potential returns from two main sources: annualized returns and cash-on-cash returns. The platform forecasts a target of over 15% in annual returns, emphasizing that all projections are carefully reviewed to ensure they are conservative and achievable. This figure represents the overall annualized return, which includes the potential appreciation of the property's value over time, as well as the income generated through its operation.

In addition to the annualized returns, HoneyBricks also aims to provide a cash-on-cash return of over 5%. This type of return refers to the cash income earned on the cash invested in a property. It is derived from the actual cash flow produced by the property, such as rental income, after operational expenses are considered. These cash distributions are typically predictable due to the selection of cash-flowing assets with high occupancy rates.

What is the minimum investment amount for HoneyBricks?


The minimum investment amount required to participate in deals on HoneyBricks typically starts at $5,000. This threshold is set by the investment managers on the platform and can vary depending on the specific project, with some investments demanding higher minimums.

HoneyBricks operates using a Fund of Funds model, which enables investors to pool resources and collectively invest in larger, high-quality commercial real estate projects. This model, coupled with the platform's curated access to institutional-quality multifamily real estate, allows investors to engage in better deals with more favorable terms, lower entry points, and increased liquidity compared to direct investment methods.

What is the investment time horizon for HoneyBricks?

1-5 years

HoneyBricks' investment model typically caters to investors with a long-term time horizon. The nature of real estate investments, particularly in multifamily assets, is such that they often require several years to realize their full appreciation potential and to generate sustained cash flows. Investors considering HoneyBricks should be prepared for the possibility of holding their investments for an extended period to maximize potential returns.

While HoneyBricks does provide a secondary market to enhance liquidity, allowing investors to sell their shares after a 12-month lock-up period, the ability to sell and the time it takes to do so can vary based on market demand and other factors.

Who can invest in HoneyBricks?


Currently, HoneyBricks is open to accredited investors in the United States, as defined under Regulation D of the Securities Act of 1933.

For investors outside the United States, accreditation is not a requirement under Regulation S, allowing a broader international audience to participate.

Is HoneyBricks regulated or audited?

SEC Regulated

HoneyBricks operates within a regulatory framework designed to protect investors and ensure the integrity of its investment offerings. As with any platform offering investment opportunities, HoneyBricks complies with regulations set by authorities such as the Securities and Exchange Commission (SEC), which oversees securities markets in the United States. This compliance includes the necessary registrations and filings to legally offer investment opportunities to the public.

One of the critical aspects of regulatory compliance involves the thorough auditing and disclosure of investment offerings. Before making any investment opportunities available, HoneyBricks is required to prepare and file offering statements with the SEC. These statements undergo a qualification process by the SEC to ensure that all necessary information, including potential risks, is disclosed to investors. Each investor is then provided with offering circulars, which detail these risks and other essential information about the investment, and should be reviewed carefully before making an investment decision.

Is HoneyBricks insured?


HoneyBricks, similar to other real estate investment platforms, ensures that its managed properties are insured to provide a layer of protection against physical damages and losses. This insurance is crucial for safeguarding the investment from unforeseen events like natural disasters, fires, or other forms of property damage that could otherwise result in significant financial losses.

Investors should be cognizant of the fact that, although insurance mitigates certain types of risk, it does not eliminate the possibility of financial exposure entirely.

Does HoneyBricks distribute payouts?


Investors on HoneyBricks can receive dividends in the form of regular cash distributions. These dividends are generated from the net income of the multifamily real estate investments, which is essentially the rental income collected from the properties minus operational expenses, financing costs, and reserves for maintenance and other property needs.

The cash distributions are typically structured to be predictable, stemming from assets with strong cash flows and high occupancy rates. This approach aims to provide investors with a steady stream of passive income, reflecting the performance and profitability of the underlying real estate assets.

HoneyBricks' platform facilitates the distribution of these dividends to investors, allowing them to benefit from the cash-on-cash returns that are part of the overall investment returns forecasted by the platform. It is important to note that while the platform targets a certain return, the actual amount of dividends received by investors may vary based on the actual performance of the investments.

How do I get my money back from HoneyBricks?

For HoneyBricks investors looking to get their money back, the primary method is through the platform's Secondary Market. After the initial 12-month holding period, investors can list their shares for sale to other eligible investors. The sale is facilitated by HoneyBricks using blockchain technology for a seamless transfer process. However, the ability to sell and the timing of such sales are subject to market conditions and demand among investors on the platform.

It should be noted that while HoneyBricks aims to provide liquidity through the Secondary Market, the sale is not instantaneous. The time it takes for an investor to successfully sell their shares and receive funds can vary. Furthermore, there are no fees charged by HoneyBricks for completing a transfer on the secondary market, although investors may incur network fees for executing the transfer on the blockchain.

What are the annual fees for HoneyBricks?

At HoneyBricks, the investment process is designed to be fee-friendly for investors. When investing in multifamily real estate through the platform, investors are not charged any fees to make an initial investment. This approach helps to ensure that the investor's capital is fully applied to the investment itself, rather than being diminished by upfront costs.

Furthermore, when it comes to the platform's Secondary Market, HoneyBricks does not impose fees for completing a transfer of shares. This allows investors to sell their shares to other eligible investors without incurring additional costs from HoneyBricks. However, it is important to note that while the platform itself does not charge fees for these transactions, there may be network fees associated with executing the transfer on the blockchain. These fees are a typical aspect of blockchain transactions and are paid to the network to process and validate the transactions.

How do I handle my investments in HoneyBricks?

On HoneyBricks, investors participate in the ownership of multifamily real estate assets without the need for direct involvement in the day-to-day management of the properties. The platform handles the asset management responsibilities, which include property acquisition, tenant placement, maintenance, and general oversight of the investment properties to ensure they operate efficiently and effectively.

Investors have the ability to monitor their investments through the HoneyBricks platform, where they can track performance, view regular updates, and receive distributions. Additionally, after the initial 12-month holding period, investors have the option to manage their investment by listing their shares for sale on HoneyBricks' Secondary Market, subject to market demand and liquidity conditions.

How does HoneyBricks get taxed?

HoneyBricks facilitates tax-advantaged investing by offering investors the benefits associated with direct ownership of traditional real estate investments. This structure typically allows for potential tax deductions, such as depreciation, which can offset income and reduce an investor's taxable liability.

As part of HoneyBricks' commitment to supporting investors, the company provides necessary tax documentation that reflects the performance of their investments. This documentation helps investors in reporting their investment income and taking advantage of any applicable tax benefits.

How many investors are on HoneyBricks?

The website received an average of 20,000 visits in the last 3 months.

As of the latest update, HoneyBricks has attracted a community of over 3,500 investors. These investors have collectively participated in deals supporting a total of $180 million in multifamily real estate investments.

Who is the CEO of HoneyBricks?

The CEO and Co-founder of HoneyBricks is Andy Crebar. He brings a passion for melding technology with real estate, alongside a strong investment background, including ventures in startups and real estate projects.

Ramesh Doddi serves as the Co-founder and CTO of HoneyBricks, bringing a wealth of experience as a hands-on engineering executive. His expertise spans across a broad range of technical and leadership domains, including cloud computing platforms like AWS, GCP, and Azure, as well as in areas such as Microservices, Blockchain, Data Science, Machine Learning, Big Data, and Web3.

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