# FN REALTY ADVISORS LLC X-17A-5 (2026-03-31) — Broker-dealer annual report - Company: FN REALTY ADVISORS LLC - Form: X-17A-5 - Filed: 2026-03-31 - Period: 2025-12-31 - Accession: 0001973258-26-000002 - CIK: 1973258 - File #: 8-71086 - Type: Broker-dealer - Material weakness: No - Auditor: Rubio CPA, PC - Auditor location: Atlanta, GA - Contact: Jeff Radcliffe - Phone: 217-370-7147 - Email: jradcliffe@dfppartners.com - Website: dfppartners.com - Signed by: Jeffrey Radcliffe (Chief Executive Officer) Original filing: https://www.sec.gov/Archives/edgar/data/1973258/000197325826000002/PUBLICannualreport.pdf --- {0}------------------------------------------------ | | UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
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hours per response: 12 | | |----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|-------------------------------------------------------------------------------|----------------------------|-----------------------------------------------------------------------------------------------------------------------|--| | | ANNUAL REPORTS | | SEC FILE NUMBER | | | | FORM X-17A-5 | | 8-71086 | | | | PART III | | | | | Information Required Pursuant to Rules 17a-5, 17a-12, and 18a-7 under the Securities Exchange Act of 1934
Filing for the period beginning 01/01/25 | FACING PAGE
MM/DD/YY | | AND ENDING 12/31/25
MM/DD/YY | | | | A. REGISTRANT IDENTIFICATION | | | | | NAME OF FIRM: FN Realty Advisors LLC | | | | | | TYPE OF REGISTRANT (check all applicable boxes):
Broker-dealer Security-based swap dealer Major security-based swap participant
Check here if respondent is also an OTC derivatives dealer | | | | | | ADDRESS OF PRINCIPAL PLACE OF BUSINESS: (Do not use a P.O. box no.)
151 Bodman Place, Suite 201 | | | | | | | (No. and Street) | | | | | Red Bank | NJ | | 07701 | | | (City) | (State) | | (Zip Code) | | | PERSON TO CONTACT WITH REGARD TO THIS FILING | | | | | | Jeffrey Radcliffe 217-370-7147 | | jradcliffe@dfppartners.com | | | | (Name) | (Area Code - Telephone Number) | | (Email Address) | | | | B. ACCOUNTANT IDENTIFICATION | | | | | INDEPENDENT PUBLIC ACCOUNTANT whose reports are contained in this filing * * * * * *
Rubio CPA, PC | | | | | | | (Name - if individual, state last, first, and middle name) | | | | | 3500 Lenox Road NE, Suite 1500 Atlanta | | | GA ***
30326 | | | (Address)
、「アメリカ」とアプリンクレー
05/05/2009 | a production (1 (1 (1 ) ( ( ( ( ( ( ( ) ( | 3514 | | | | (Date of Registration with PCAOB)(if applicable) | | | (PCAOB Registration Number, if applicable) | | | | FOR OFFICIAL USE ONLY | | | | \* Claims for exemption from the requirement that the annual reports of an independent public accountant must be supported by a statement of facts and circumstances relied on as the basis of the exemption. See 17 CFR 240.17a-5(e)(1)(ii), if applicable. Persons who are to respond to the collection of information contained in this form are not required to respond unless the form displays a currently valid OMB control number. {1}------------------------------------------------ #### OATH OR AFFIRMATION | Jeffrey Radcliffe | swear (or affirm) that, to the best of my knowledge and belief, the | |-------------------------------------------------------------------|----------------------------------------------------------------------------------| | ·inancial report pertaining to the firm of FN Realty Advisors LLC | as of | | | 1005 - 16 fella and correct [ Girlege assisted] (86 accuration and accessor atra | s true and correct. T further swear (or affirm) that neither the company nor any partner, officer, director, or equivalent person, as the case may be, has any proprietary interest in any account classified solely as that of a customer. Signature Title: Chief Ekecutive Officer #### This filing \*\* contains (check all applicable boxes): - (a) Statement of financial condition. - @ (b) Notes to consolidated statement of financial condition. - [c] Statement of income (loss) or, if there is other comprehensive income in the period(s) presented, a statement of comprehensive income (as defined in § 210.1-02 of Regulation S-X). - O (d) Statement of cash flows. - [e) Statement of changes in stockholders' or partners' or sole proprietor's equity. - [f] Statement of changes in liabilities subordinated to claims of creditors. - O (g) Notes to consolidated financial statements. - [ (h) Computation of net capital under 17 CFR 240.15c3-1 or 17 CFR 240.18a-1, as applicable. - [i) Computation of tangible net worth under 17 CFR 240.18a-2. - □ [j] Computation for determination of customer reserve requirements pursuant to Exhibit A to 17 CFR 240.15c3-3. - | | k) Computation for determination of security-based swap reserve requirements pursuant to Exhibit B to 17 CFR 240.15c3-3 or Exhibit A to 17 CFR 240.18a-4, as applicable. - [1] Computation for Determination of PAB Requirements under Exhibit A to § 240.15c3-3. - [m] Information relating to possession or control requirements for customers under 17 CFR 240.15c3-3. - | (n) Information relating to possession or control requirements for security-based swap customers under 17 CFR 240.15c3-3(p)(2) or 17 CFR 240.18a-4, as applicable. - [] {o} Reconciliations, including appropriate explanations, of the FOCUS Report with computation of net capible net worth under 17 CFR 240.15c3-1, 17 CFR 240.18a-1, or 17 CFR 240.18a-2, as applicable, and the reserve requirements under 17 CFR 240.15c3-3 or 17 CFR 240.18a-4, as applicable, if material differences exist, or a statement that no material differences exist. - O {p} Summary of financial data for subsidiaries not consolidated in the statement of financial condition. - @ (g) Oath or affirmation in accordance with 17 CFR 240.17a-5, 17 CFR 240.17a-12, or 17 CFR 240.18a-7, as applicable. - [r] Compliance report in accordance with 17 CFR 240.17a-5 or 17 CFR 240.18a-7, as applicable. - [s) Exemption report in accordance with 17 CFR 240.17a-5 or 17 CFR 240.18a-7, as applicable. - @ (t) Independent public accountant's report based on an examination of the statement of financial condition. - [] (u) Independent public accountant's report based on an examination of the financial statements under 17 CFR 240.17a-5, 17 CFR 240.18a-7, or 17 CFR 240.17a-12, as applicable. - [] (v) Independent public accountant's report based on an examination of certain statements in the compliance report under 17 CFR 240.17a-5 or 17 CFR 240.18a-7, as applicable. - [ [w] Independent public accountant's report based on a review of the exemption report under 17 CFR 240.17a-5 or 17 CFR 240.18a-7, as applicable. - [ (x) Supplemental reports on applying agreed-upon procedures, in accordance with 17 CFR 240.17a-12, as applicable. - O (y) Report describing any material inadequacies found to have existed since the date of the previous audit, or a statement that no material inadequacies exist, under 17 CFR 240.17a-12(k). - O (z) Other: - \*\* To request confidential treatment of certain portions of this filing, see 17 CFR 240.17a-5(e)(3) or 17 CFR 240.180-7(d)(2), as applicable. {2}------------------------------------------------ # **FN REALTY ADVISORS LLC** **Statement of Financial Condition** **Including Report of Independent Registered Public Accounting Firm** **December 31, 2025** {3}------------------------------------------------ ### **FN REALTY ADVISORS LLC STATEMENT OF FINANCIAL CONDITION AS OF DECEMBER 31, 2025** #### **TABLE OF CONTENTS** | Report of Independent Registered Public Accounting Firm | 1 | |---------------------------------------------------------|------| | Statement of Financial Condition | 2 | | Notes to Financial Statement | 3 -6 | {4}------------------------------------------------ **RUBIO CPA, PC** CERTIFIED PUBLIC ACCOUNTANTS 3500 Lenox Road NE Suite 1500 Atlanta, GA 30326 770-690-8995 ## **REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM** To the Member of FN Realty Advisors LLC Opinion on the Financial Statement We have audited the accompanying statement of financial condition of FN Realty Advisors LLC (the "Company") as of December 31, 2025, and the related notes ( collectively referred to as the "financial statement"). In our opinion, the aforementioned financial statement presents fairly, in all material respects, the financial position of the Company as of December 31, 2025, in conformity with accounting principles generally accepted in the United States of America. Basis for Opinion This financial statement is the responsibility of the Company's management. Our responsibility is to express an opinion on the Company's financial statement based on our audit. We are a public accounting firm registered with the Public Company Accounting Oversight Board (United States) ("PCAOB") and are required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB. We conducted our audit in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statement is free of material misstatement, whether due to error or fraud. The Company is not required to have, nor were we engaged to perform, an audit of its internal control over financial reporting. As part of our audit we are required to obtain an understanding of internal control over financial reporting but not for the purpose of expressing an opinion on the effectiveness of the Company's internal control over financial reporting. Accordingly, we express no such opinion. Our audit included performing procedures to assess the risks of material misstatement to the financial statement, whether due to error or fraud, and performing procedures that respond to those risks. Such procedures included examining, on a test basis, evidence regarding the amounts and disclosures in the financial statement. Our audit also included evaluating the accounting principles used and significant estimates made by management, as well as evaluating the overall presentation of the financial statement. We believe that our audit provid\_es a reasonable basis for our opinion. We have served as the Company's auditor since 2025. March 3 I, 2026 Atlanta, Georgia {5}------------------------------------------------ #### **FN REALTY ADVISORS LLC STATEMENT OF FINANCIAL CONDITION AS OF DECEMBER 31, 2025** #### **ASSETS** | Cash | | 111,395 | |-------------------------------|----|---------| | Prepaid expenses and deposits | | 5,161 | | Total assets | \$ | 116,556 | #### **LIABILITIES AND MEMBER'S EQUITY** | Liabilities | | |---------------------------------------|---------------| | Due to related parties | \$
1,595 | | Total liabilities | 1,595 | | Member's Equity | 114,961 | | Total liabilities and member's equity | \$
116,556 | *The accompanying notes are an integral part of this financial statement.* {6}------------------------------------------------ ## **FN REALTY ADVISORS LLC NOTES TO FINANCIAL STATEMENT DECEMBER 31, 2025** ### *NOTE 1 - NATURE OF BUSINESS AND ORGANIZATION* FN Realty Advisors LLC (the "Company") was organized under the laws of the state of Delaware as a limited liability company on February 7, 2023, and is wholly owned by MOTIS Holdings LLC (the "Member"). The Company engages in private placement services with a focus on the distribution of real estate offerings in both single asset and private REIT offerings. The Company is registered with the Securities and Exchange Commission ("SEC"), and is a member of the Financial Industry Regulatory Authority Inc. ("FINRA") and the Securities Investor Protection Corporation ("SIPC"). As a limited liability company, the Member's liability is limited to its investment. ## *NOTE 2 - SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES* ### *Basis of Accounting* The Company's financial statements have been prepared in accordance with accounting principles generally accepted in the United States of America ("U.S. GAAP") as established by the Financial Accounting Standards Board ("FASB") to ensure consistent reporting of financial condition. #### *Cash* Cash represents demand deposits held at a single financial institution. As of December 31, 2025, the Company did not have cash balances with financial institutions in excess of Federal Deposit Insurance Corporation insured limits. The Company has not experienced any losses in such accounts and does not believe there to be any significant credit risk with respect to its demand deposits. ### *Use of Estimates* The preparation of financial statements in conformity with U.S. GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements and revenues and expenses during the reporting period. Actual results could differ from those estimates. #### *Revenue Recognition* Revenue from contracts with customers includes private placements. The recognition and measurement of revenue is based on the assessment of individual contract terms. Significant judgment is required to determine whether performance obligations are satisfied at a point in time or over time; how to allocate transaction prices where multiple performance obligations are identified; when to recognize revenue based on appropriate measure of the Company's progress under the contract; whether revenue should be presented gross or net of certain costs; and whether constraints on variable consideration should be applied due to uncertain future events. {7}------------------------------------------------ ### *NOTE 2 - SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (continued)* ### *Revenue Recognition, continued* Revenue from private placement services is generally recognized at the point in time that performance under the agreement is completed (the closing date of the transaction) or the contract is terminated. However, for certain contracts, revenue is recognized over time for agreements in which the performance obligations are simultaneously provided by the Company and consumed by the customer. Agreements may contain nonrefundable retainer fees, and/or success fees, which may be fixed or represent a percentage of the value that the customer receives, if and when the transaction is completed ("success fee"). In some circumstances, significant judgment is needed to determine the timing and measure of progress appropriate for revenue recognition under a specific contract. If a promised good or service is not distinct, the Company combines that good or service with other promised goods or services until it identifies a bundle of goods or services that is distinct. In some cases, this would result in the Company accounting for all the services promised in a contract as a single performance obligation and, if unfulfilled, retainers received would be reflected as deferred revenue on the accompanying Statement of Financial Condition. Private placement fees are recognized as revenue upon completion of a fee-based transaction as this satisfies the only performance obligation identified. ## *Income Taxes* The Company is a single-member limited liability company and is considered a disregarded entity for federal income tax reporting purposes. Accordingly, the Company does not file a separate income tax return. The income or losses of the Company flow through to and are taxable to its member. Therefore, no income taxes are reflected in the accompanying financial statements. The Company follows the provisions of FASB Accounting Standards Codification 740-10 ("ASC 740-10"), Accounting for Uncertainty in Income Taxes. Under FASB ASC 740-10, the Company is required to evaluate each of its tax positions to determine if they are more likely than not to be sustained if the taxing authority examines the respective position. A tax position includes an entity's status, including its status as a pass-through entity, and the decision not to file a return. The Company has evaluated each of its tax positions and has determined that it has no uncertain tax positions for which a provision or liability for income taxes is necessary. ## *NOTE 3 - RELATED PARTY TRANSACTIONS* The Company has an expense sharing agreement with an affiliate. Under the terms of the agreement, the affiliate allocates certain technology costs as well as accounting and IT personnel services on a monthly basis based upon estimated usage by the Company or estimated hours spent by personnel on the Company. Allocated expenses to the Company for the year ended December 31, 2025 under this agreement amounted to approximately \$17,268. At December 31, 2025, approximately \$1,439 of the due to related parties on the accompanying statement of financial condition arose from this agreement. Separately, the affiliate at times pays operating expenses of the Company for which it subsequently seeks reimbursement. There was no balance due to the affiliate at December 31, 2025, arising from the affiliate's payment of such expenses that had yet to be reimbursed by the Company. {8}------------------------------------------------ # *NOTE 3 - RELATED PARTY TRANSACTIONS (continued)* The Company also has an expense sharing agreement with a sister company. Under the terms of the agreement, the sister company allocates consulting services on a monthly basis based upon estimated hours spent by personnel on the Company. Allocated expenses to the Company for the year ended December 31, 2025 under this agreement amounted to approximately \$1,872. At December 31, 2025, approximately \$156 of the due to related parties on the accompanying statement of financial condition arose from this agreement. Additionally, the Company has two sublease agreements for office space on a month-to-month basis with a related party. Rent expense pursuant to the sublease agreements for the year ended December 31, 2025 was \$9,000. There was no balance due to the related party at December 31, 2025, arising from these agreements. Financial position could differ from the amounts in the accompanying financial statements if these related party transactions did not exist. # *NOTE 4 - NET CAPITAL REQUIREMENTS* Pursuant to the net capital provisions of SEC Rule 15c3-1, the Company is required to maintain a minimum net capital, as defined. At December 31, 2025, the Company had net capital of \$109,800, which was \$104,800 in excess of its required minimum of \$5,000. The Company's ratio of aggregate indebtedness to net capital ratio was 0.0145 to 1.000. According to Rule 15c3-1, the Company's net capital ratio shall not exceed 15 to 1. # *NOTE 5 - SEGMENT REPORTING* The Company is engaged in a single line of business as a securities broker-dealer, which is comprised of private placements. The Company has identified its Chief Executive Officer as the chief operating decision maker ("CODM"), who uses net income or loss to evaluate the results of the business, predominantly in the forecasting process, to manage the Company. Additionally, the CODM uses excess net capital (see Note 4), which is not a measure of profit and loss, to make operational decisions while maintaining capital adequacy, such as whether to reinvest profits or pay distributions. The Company's operations constitute a single operating segment and therefore, a single reportable segment, because the CODM manages the business activities using information of the Company as a whole. The accounting policies used to measure the profit and loss of the segment are the same as those described in the summary of significant accounting policies. ## *NOTE 6 - SUBSEQUENT EVENTS* Subsequent events were evaluated through the date the financial statements were issued. ## *NOTE 7 - CONTINGENCIES* The Company is subject to litigation in the normal course of business. The Company has no litigation in progress at December 31, 2025. {9}------------------------------------------------ ## *NOTE 8 - NET LOSS* The Company incurred a loss for 2025. The Company's Member has represented that it intends to make capital contributions as needed to ensure the Company's survival through at least one year subsequent to the date of the report of the independent registered public accounting firm. Management expects the Company to continue as a going concern and the accompanying financial statements have been prepared on a going-concern basis without adjustments for realization in the event that the Company ceases to continue as a going concern. Source: SEC EDGAR via Adviser Search (https://search.stillhousedata.com). Agents: see https://search.stillhousedata.com/llms.txt.