Top1031

District at Parkview Apartments

Multifamily property in Stone Mountain, GA · sponsored by Bluerock Value Exchange

Active offeringLatest Form D filed Jan 22, 2026 (opens in a new tab)

District at Parkview Apartments is a DST sponsored by Bluerock Value Exchange that owns a multifamily property in Stone Mountain, GA (264 units). Its latest Form D, filed Jan 22, 2026, lists a $39.4 million offering with a $100,000 minimum.

Key facts

Minimum investment
$100,000
From the Form D
Offering size
$39,486,498
Equity offered, per the Form D
Sold so far
0.3%
Form D, Jan 22, 2026; the % is our arithmetic
Investors reported
1
Form D, Jan 22, 2026
Selling commissions
$3,415,582 · 8.6% of offering
Form D Item 15; the % is our arithmetic
Financing
Leveraged. This offering reports mortgage debt on the property.
How it is financed ↓
Offered under
Rule 506(c)
May be advertised publicly. Every buyer’s accredited status must be verified.
Sponsor buyout right
Yes, after 2 years
Offering documents, Jan 2026 · Deal terms ↓

Figures come from SEC Form D filings unless a source is cited. Sponsor-stated figures are as reported by the sponsor; Top1031 does not independently audit them. On a 45-day clock? Find day 45 and day 180 →

Sales so far

Latest Form D
Jan 22, 2026 · 1 filing
First sale
Jan 20, 2026

These are the sponsor’s own numbers. They can lag what has actually sold, and they do not confirm that interests are still available.

How we work out how much has sold

We divide the amount the sponsor reports sold by the offering size in its latest SEC filing, filed Jan 22, 2026.

  • The sponsor reports these amounts itself, and can amend them later.
  • A filing can be behind what has actually sold. It does not confirm that interests are still available.
  • The amount left to sell is the offering size minus the amount sold.
Amount sold
$120,000
Not yet sold
$39,366,498
Investors
1

Calculated by Top1031 from the Form D filings, not stated by the sponsor:

0.3% of $39,486,498 sold, calculated by Top1031 from the Form D

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Ask a 1031 specialist about this recordFree. About: District at Parkview Apartments. Top1031 is not a broker-dealer.
District at Parkview Apartments image 1 of 5

District at Parkview Apartments · Stone Mountain, GA · Photo: districtatparkviewapts.com

Location map5141 Stone Mountain Hwy, Stone Mountain, GAAddress matched to a cited source

What does the Trust own?

A Bluerock Homes Trust Form 8-K reports the Trust acquired the community on December 18, 2025 for approximately $66.6 million. 1 That affiliate's quarterly filing lists the property with a 2023 construction year, so this is a recently built community rather than a repositioning. 2 The same filing reported occupancy of 95.8% and 96.2% under its two occupancy measures at June 30, 2026. 2

Property address
5141 Stone Mountain Hwy, Stone Mountain, GA
Property size
264 units; 255,117 net rentable square feet

How have sales gone?

The Form D record has one sales figure so far, so there is no trend to chart. The figure is in Sales so far ↑.

How is it financed, and what did it cost to sell?

Leveraged means the Trust carries mortgage debt rather than owning the building free and clear, and the lender's terms sit ahead of investors on timing and cash. A Bluerock Homes Trust Form 8-K reports that a Fannie Mae senior mortgage of approximately $38.6 million to the Trust funded part of the December 2025 purchase. 1

Debt

Financing
Leveraged. This offering reports mortgage debt on the property.
May convert to a REIT (721)
See Deal terms ↓
Loan interest rate
5.18% fixed From Bluerock Value Exchange’s offering documents (Jan 2026). As reported by the sponsor.
Target hold
7–10 years From Bluerock Value Exchange’s offering documents (Jan 2026). As reported by the sponsor.

Costs and terms from the Form D

Selling commissions
$3,415,582 · 8.6% of offering
Finders’ fees
$0
Paid to officers, directors and promoters
$5,535,446 · 14.0% of offering
Form D Item 16
· The filing’s note: “The Sponsor is entitled to Organization and Offering Expenses of $315,892 + Loan-Related Costs of $1,516,912 + Other Closing Costs of $2,037,642. The Manager will receive an Acquisition Fee of $1,665,000.”
Broker-dealers named in the Form D
2 named in the Form D
Show the firms

Individual representatives named in Item 12 are not listed.

Date of first sale
Jan 20, 2026
Minimum investment
$100,000

Form D Item 15 and Item 16 amounts may be the issuer’s estimates; each percentage is Top1031’s arithmetic on two Form D figures. Item 16 can overlap Item 15, so Top1031 does not add them together. The issuer marked these amounts as an estimate.

What are the deal terms?

From Bluerock Value Exchange’s offering documents (Jan 2026).

Your exit

Can the sponsor's affiliate buy investors out?
Yes, after 2 years

All investors must hold 2 years. No reply: REIT units

Rent and the bills

Who pays rent to the trust?
A master tenant affiliated with the sponsor
Who pays for roof and structural repairs?
Investors, through the trust
Who pays if taxes or insurance go up?
Investors, through the trust
Was the property bought from a sponsor affiliate?
No

Your rights

Can investors remove the manager?
No

What does the SEC record show?

The securities record is the original Form D, not yet amended — a single snapshot rather than a sequence of updates. 5 The exemption used permits general advertising, provided the issuer verifies each buyer's accredited status rather than accepting self-certification.

Legal Trust name
BR Parkview Multifamily, DST
SEC CIK
2106726
First Form D
Jan 22, 2026
Latest Form D
Jan 22, 2026
Filings on record
1
Offered under
Rule 506(c)
May be advertised publicly. Every buyer’s accredited status must be verified.
Source filing
Read the filings on SEC EDGAR

SEC Form D filings, newest first

FiledFormOffering amountAmount soldInvestors
Form D$39,486,498
$120,000
1
EDGAR

Amounts, investor counts and minimums are as filed with the SEC on Form D. The change lines are Top1031’s arithmetic between consecutive filings; a new Form D notice starts a new count.

A Form D is the notice a sponsor files when it starts raising money. A Form D filing does not mean the SEC approved, endorsed, or verified the offering.

Common questions

Is District at Parkview Apartments an active offering?
District at Parkview Apartments is an Active offering: its latest Form D was filed Jan 22, 2026. A Form D filing does not by itself confirm that interests are still available; the sponsor or a registered representative can confirm what is open.
Does District at Parkview Apartments have a 721 UPREIT exit?
The record lists a possible 721 exit for District at Parkview Apartments. It is an option, not a completed transaction; the offering documents set whether and when it can happen. In a 721 exchange, or UPREIT, the DST’s property is contributed to a REIT’s operating partnership and investors receive operating-partnership units instead of cash.
How a DST-to-721 UPREIT exit works
What am I actually buying?
A beneficial interest in a Delaware statutory trust that owns one apartment community — District at Parkview at 5141 Stone Mountain Highway, Stone Mountain, Georgia, reported at 264 units and 255,117 net rentable square feet. DST interests exist so an investor can complete a 1031 exchange into real estate without operating it: holders have no management control and cannot direct a sale or a refinancing. The interests are offered under Regulation D Rule 506(c), the rule that permits general advertising to accredited investors whose status the issuer must verify rather than accept on self-certification.
Who is the tenant, and how does rent reach investors?
There is no single corporate tenant — this is an apartment community, so revenue comes from resident leases. The sponsor's offering brochure identifies BHM Parkview Leaseco, LLC as master tenant under a ten-year master lease and identifies that master tenant as a sponsor affiliate. Bluerock Homes Trust's Form 10-Q for the quarter ended June 30, 2026 describes the arrangement from the other side: an indirect subsidiary of its operating partnership subleases the apartments to residents, pays certain property operating costs, and remits rent to the property-owning DST. The offering documents and the master lease itself control.
What did the Trust pay, and how is the deal levered?
Bluerock Homes Trust's Form 8-K reports that the Trust acquired District at Parkview on December 18, 2025 for approximately $66.6 million, funded in part by an approximately $38.6 million Fannie Mae senior mortgage to the Trust. The sponsor's brochure states loan-to-capitalization of 49.45% — a measure taken against total capitalization, which includes offering costs and reserves, rather than against the purchase price — and describes the mortgage as carrying a ten-year term, a 5.18% fixed rate, and interest-only payments for ten years. The loan documents and the offering documents control.
How far along is the raise?
Top1031 lists this Trust as raising, based on the single Form D on file. The figures in that filing are a snapshot as of its January 22, 2026 filing date against a $39,486,498 equity offering, not a running total, and issuers are not required to amend a Form D as subscriptions come in. Only the sponsor or a selling broker-dealer can confirm current availability.
Is the property leased up?
Bluerock Homes Trust's Form 10-Q for the quarter ended June 30, 2026 reported 95.8% and 96.2% for District at Parkview under the two occupancy columns in its operating-property table; the filing's own definitions govern what each column measures. Occupancy at a single community moves month to month, so those are point-in-time figures from an SEC filing rather than current conditions. The offering brochure reviewed for this profile does not name the third-party on-site property manager, so ask the sponsor who runs the site day to day.

In the news

Sources

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These links support the record as a whole; individual details may come from different sources.

DST interests are illiquid private securities. You may lose some or all of your investment. Distributions, tax treatment, and exit timing are not guaranteed. Review the current offering documents before investing.