District at Parkview Apartments

Top1031 lists District at Parkview Apartments as active because the sponsor is still filing with the SEC. That does not confirm that interests remain available.

Top1031 builds this record from the sponsor’s own SEC filings and cited sponsor disclosures. Filings can lag what is happening now. A Form D filing does not mean the SEC approved, endorsed, or verified the offering.

A beneficial interest in a Delaware statutory trust that owns one apartment community, District at Parkview in Stone Mountain, Georgia. DST interests are built 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 buyers whose accredited status the issuer must verify.

There is no single corporate tenant — this is a 264-unit apartment community, so revenue comes from resident leases. A prospectus supplement filed with the SEC on May 15, 2026 describes the structure: each DST property, including District at Parkview, is master-leased on a long-term basis to a wholly owned subsidiary of the operating partnership, which subleases to residents, pays specified operating costs and remits rent to the Trust. Woodward Management Partners lists the community among the properties it manages. The private placement memorandum — the PPM, the document that governs the offering — controls the lease terms.

A Form 8-K filed with the SEC reports that the Trust closed on December 18, 2025 on the acquisition of the 264-unit District at Parkview community for a total purchase price of approximately $66.6 million, based on arm's-length negotiations with an unaffiliated seller. That filing also reports approximately $31.0 million of gross equity from the depositor at closing, inclusive of closing costs. Bluerock Value Exchange's January 14, 2026 launch announcement put total value at approximately $78 million inclusive of loan proceeds.

Sources disagree. The December 18, 2025 Form 8-K reports a senior mortgage loan held by Fannie Mae with a principal amount of approximately $38.6 million. A distributor offering page updated August 10, 2026 instead reports a $38,625,000 fixed-rate loan from KeyBank National Association at 5.18%, with a 10-year term and a 10-year interest-only period, and states an in-place loan-to-capitalization ratio of 49.45%. The reviewed record does not reconcile the two lender descriptions. The loan documents and the PPM govern every term.

Top1031 lists this Trust as raising, based on its Form D filed January 22, 2026, which reports a first sale on January 20, 2026 against an offering of $39,486,498. A sponsor-affiliated distributor page updated August 18, 2026 reported the offering still available, with $7,100,000 of equity remaining, or 18%. Form D figures are point-in-time and change only when the issuer files again, so only the sponsor or a selling broker-dealer can confirm what remains available today.

Top1031's data shows no 721/UPREIT feature for this Trust — no stated path to exchange trust interests for operating-partnership units in a REIT at the end of the hold; exit mechanics are set by the PPM and the trust agreement. On the ownership side, the December 18, 2025 Form 8-K reports that Bluerock Homes Trust, Inc., through BHM Parkview Exchange TRS, LLC, invested approximately $21.3 million in the depositor and an affiliate of the external manager invested approximately $9.7 million, for roughly 68.63% and 31.37% of the depositor respectively.