Blog

July 14, 2025

What the Enacted Tax Bill Could Mean for Real Estate and MLG Investors in 2025

At MLG Capital, we monitor legislative developments that could influence the real estate investment environment. One such development is the “One Big Beautfiul Bill Act, which introduces provisions with meaningful implications for real estate investors. Several newly passed elements are worth noting. These provisions may create opportunities for enhanced tax efficiency. As always, investors should consult with their personal tax advisors and evaluate them in the context of their individual financial situations. 100% Bonus Depreciation: Accelerating Deductions One beneficial aspect of the bill for real estate is the extension of 100% bonus depreciation. This provision allows for the immediate expensing of certain capital investments in the first year for qualified property acquired and placed in service after January 19, 2025. This results in real estate investments offering the potential to defer taxes due to allocations of losses to investors in early years of an investment. For example, in the context of MLG Capital’s Private Fund VII, we estimate that this may result in 2025 beneficial net rental losses of approximately 50-60%[1] as a percentage of capital contributed while also receiving nontaxable distributions. Assuming these losses are passive, which is the case for most Private Fund VII investors, they then must…

July 10, 2025

Inside MLG’s Latest Offering: Private Fund VII and the Power of Diversification 

Private real estate has long played a role in wealth preservation and long-term capital growth. At MLG Capital, we believe that tax efficient cash flow and long-term appreciation from diversified real estate continues to be a compelling option for building a durable investment portfolio, particularly in today’s evolving market environment.  With the launch of MLG Private Fund VII, we are building on our 38-year history of helping investors access diversified private real estate opportunities.  Why Consider Private Real Estate?  Private real estate may offer several characteristics that appeal to long-term investors:  Tangible, income-producing assets that target capital preservation and may serve as an inflation hedge  Tax-advantaged structures that may enhance after-tax returns   Reduced correlation to public markets, supporting portfolio diversification   Potential for both current income and long-term appreciation   These attributes have historically contributed to the appeal of private real estate across market cycles and are foundational to the design of MLG Private Fund VII.  Similar to Fund VI, the fund offers two entry vehicles, Private Fund VII and Dividend Fund VII. Each are structured to align with different investor preferences and tax considerations.  Our Approach: Diversified, Disciplined, Value-Driven   MLG Private Fund VII primarily targets quality multifamily assets across the U.S.,…

June 23, 2025

Potential Benefits of Investing in Private Real Estate Funds

For accredited investors looking to expand beyond traditional stocks and bonds, private real estate funds have become an increasingly attractive option. These funds have the potential to provide access to professionally managed, income-generating properties, while potentially providing diversification, stability, and tax benefits. At MLG Capital, we’ve spent over 38 years helping investors grow and protect their wealth through private real estate. Below, we explore the key reasons why this asset class has become a cornerstone in many sophisticated portfolios. Why Invest in Private Real Estate Funds Greater Diversification Supports Investment Stability One of the most compelling benefits of private real estate funds is the ability to diversify in ways that individual investors often cannot achieve on their own. MLG Capital’s funds invest across multiple property types and regions throughout the United States. Geographic diversification reduces exposure to localized economic challenges. What’s happening in one city or state does not dictate the performance of the entire portfolio. Meanwhile, asset type diversification (across multifamily, industrial, retail, and office properties) helps balance sector-specific risks. When one asset class softens, another may remain stable or even grow. Enhancing Portfolio Resilience Investing in alternatives like real estate introduces an asset class that has traditionally had…

May 21, 2025

Market View 2025: MLG Capital’s Strategic Outlook for Private Real Estate

Timothy Wallen

Each year, MLG Capital issues its Market View commentary to offer a clear, data– driven perspective on the state of the private commercial real estate market. In Spring 2025, CEO Tim Wallen, President Billy Fox, and CIO Dan Price convened to discuss market trends and where they see opportunity in the market today.    The following highlights from our 2025 Market View discussion explore where we see risk, where we see resilience, and why we are actively deploying capital in the current environment.  Key Themes from the Spring 2025 Market View Discussion Soft net operating income (NOI) is creating tactical entry points, not permanent impairments.  Operating income across multifamily assets has come under short–term pressure due to record supply deliveries in 2023 and 2024, particularly in high-growth markets such as the Sunbelt. This temporary imbalance has generally reduced occupancies, flattened rent growth, and increased concessions. MLG views this softness not as structural deterioration, but as a cyclical occurrence that is already beginning to normalize in select markets. As operational performance recovers, assets acquired during this window may benefit from meaningful NOI growth over the mid– to long–term.  The supply and demand imbalance is correcting and setting the stage for future…

April 15, 2025

Navigating 2025 Market Volatility: Why Private Real Estate May Offer Stability for Investors 

Timothy Wallen

The public markets are experiencing high volatility—driven by sweeping tariffs, geopolitical uncertainty, and investor anxiety around a potential economic slowdown. In this kind of environment, many high-net-worth investors are re-evaluating their asset allocation strategies. One increasingly popular question: Is it time to move beyond the public markets? While publicly traded REITs (Real Estate Investment Trusts) offer exposure to real estate, they behave more like stocks than the underlying real estate itself. This is because public REITs trade on exchanges and are subject to the same sentiment-driven swings as the broader equity markets. This disconnect highlights the key difference between public REITs and private real estate investments: private real estate is less correlated to public markets. At MLG Capital, we track and compare the performance of public equities, REITs, and private real estate using trusted benchmarks like the S&P 500, the IYR ETF (for public REITs), and the NCREIF Property Index (for institutional private real estate). Historically, and continuing into this volatile 2025 environment, private real estate has shown considerably lower volatility and less correlation with the ups and downs of the stock market. Overexposure to highly correlated, and currently volatile assets, may result in increased risk when compared with a…

January 14, 2025

Meet Our Newest Principals

As we begin a new chapter at MLG Capital, we are proud to announce an expanded leadership structure under the continued guidance of CEO Tim Wallen. This change reflects our commitment to fostering long-term growth and ensuring a sustainable future for our company. Effective immediately, we are excited to welcome five outstanding team members as Principals within our organization. Billy Fox: President and Principal Billy Fox, a dedicated member of MLG for the past decade, has been named President and Principal, and will remain a key member of the Investment Committee. In this role, Billy will lead efforts to enhance team building, refine investment strategies, and improve the overall customer experience. Known for his intelligence, empathy, and hard work, Billy exemplifies the qualities of a true leader. His vision and dedication will strengthen MLG’s culture and continue the tradition of providing exceptional service to our clients and investors. Dan Price: Chief Investment Officer and Principal With 16 years in the commercial real estate industry, including four years at MLG, Dan Price has been named Chief Investment Officer and Principal. As CIO, Dan will oversee the development of diversified and attractive real estate funds, bringing his deep industry relationships and market…

January 13, 2025

2024 Year in Review

Timothy Wallen

As we close the chapter on 2024, I want to take a moment to reflect on a year defined by purposeful growth, resilience, and the pursuit of excellence. Guided by over 37 years of experience, our team has remained steadfast in our mission: to provide access to a variety of investment opportunities that deliver tax-efficient cash flow and long-term appreciation. Thank you to our investors, deal partners and industry partners for your trust and partnership. To download our 2024 Year-end newsletter, click here or on the image below, and join us in celebrating the collective accomplishments that would not have been possible without your support. Advisory services offered through MLG Fund Manager LLC, an investment adviser registered with U.S. Securities & Exchange Commission.