Biscayne Shores
Multifamily (Class A waterfront; 16-story tower + townhomes) property in Miami (North Miami), FL — sponsored by Cantor Fitzgerald
Files with the SEC as CF Biscayne Multifamily DST
Minimum investment
$250k
Offering size
$112.7M
How much has sold
None sold yet
Asset type
Multifamily (Class A waterfront; 16-story tower + townhomes) property
Location
Miami (North Miami), FL
Financing
Leveraged. This offering reports mortgage debt on the property.
Sponsor-reported, from SEC filings and cited sources.
What is this, in one paragraph?
Biscayne Shores is a Class A waterfront apartment and townhome community in North Miami, Florida, held by CF Biscayne Multifamily DST — a Delaware statutory trust, the structure that lets 1031 exchange investors own real estate fractionally and passively. Affiliates of Cantor Fitzgerald Asset Management and apartment operator RPM Living bought it from Integra Investments through a joint venture announced May 11, 2026.3 Investors hold beneficial interests, not direct title.
Acq 5/6/26 $206M agg (CFAM/RPM Living JV, from Integra); ~$123M mortgage (CFIT guarantor); built 2024
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These links support the public record as a whole; individual details may come from different sources.
On a 45-day clock? Find day 45 and day 180 from the sale date, then come back to this record.
What exactly is the property?
Sponsor offering material describes a community completed in 2024 on roughly 8.2 acres along Biscayne Bay: a 288-residence tower alongside 92 three-story townhome villas.2 Integra Investments developed it, starting construction in 2021 with Deforma Studio as architect.4 Integra held the finished community until the Cantor Fitzgerald–RPM Living joint venture bought it in May 2026.3
- Property address
- 11295 Biscayne Blvd, Miami (North Miami), FL
- Property size
- 380 units
Who is the tenant, and what's the lease?
There is no single corporate tenant: income comes from hundreds of resident leases turning over on roughly annual cycles. Sponsor offering material reports the property is operated under a 20-year net master lease held by a wholly owned subsidiary of Cantor Fitzgerald Income Trust Operating Partnership, with RPM Living as property manager.2
How are sales going?
These are the sponsor’s own numbers. They can lag what has actually sold, and they do not confirm that interests are still available.
Raise history appears here once sales are filed — free account required.
How is it financed, and what does it pay?
Leveraged means a mortgage ranks ahead of investor equity: the lender is repaid first, and the debt must be refinanced or retired at maturity. Walker & Dunlop provided the $123.3 million acquisition mortgage, guaranteed by Cantor Fitzgerald Income Trust, the firm's non-traded REIT. Sponsor material calls it a Freddie Mac loan.2
- Financing
- Leveraged. This offering reports mortgage debt on the property.
Who's behind it?
Cantor Fitzgerald is a New York financial services firm whose asset-management arm sponsors Delaware statutory trust programs for 1031 exchange investors. The Form D names Cantor Fitzgerald Investors, LLC as sponsor, CF Biscayne Depositor, LLC as depositor and CF Biscayne Manager, LLC as administrative trustee, signed by Christopher A. Milner as president of the sponsor.1 The firm announced this joint venture with RPM Living, its partner on the purchase, on May 11, 2026.3
- Sponsor
- Cantor Fitzgerald
- Legal Trust name
- CF Biscayne Multifamily DST
- May convert to a REIT
- No
- Offerings from this sponsor
- 5 active / 22 total offerings from Cantor Fitzgerald
Reported by the sponsor. Top1031 does not independently audit sponsor-reported figures.
What does the paperwork say?
The Trust's SEC record consists of its initial Form D — the brief notice an issuer files to claim a private-placement exemption from registration — with no amendment on file as of September 1, 2026. That exemption bars general advertising, so interests reach only accredited investors: people who meet SEC income or net-worth tests.
- Form D filedFirst and latest filing on record.
- Filings on record
- 1
- How it may be offered
- Rule 506(b)Not advertised publicly. Offered through existing relationships.
- Source filing
- Read the filings on SEC EDGAR
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.
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 Private Placement Memorandum before investing.
Common questions
Is Biscayne Shores still raising money?
Top1031 lists Biscayne Shores as active because the sponsor is still filing with the SEC. That does not confirm that interests remain available.
Where does Top1031 get the data for Biscayne Shores?
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.
What exactly does an investor own here?
A beneficial interest in CF Biscayne Multifamily DST, a Delaware statutory trust that holds the Biscayne Shores apartment and townhome community at 11295 Biscayne Blvd in North Miami, Florida. The Trust holds title and carries the mortgage. The interest is passive, with no management rights, and is structured so it can serve as replacement property in a 1031 exchange.
Who runs the property day to day?
Sponsor offering material summarized by Baker 1031 reports that the property is operated under a 20-year net master lease held by a wholly owned subsidiary of Cantor Fitzgerald Income Trust Operating Partnership, with RPM Living — the sponsor's joint-venture partner on the purchase — as property manager. A Delaware statutory trust cannot actively operate a business, which is why multifamily DSTs interpose a master tenant between the trust and operations. The master lease, trust agreement and management agreement in the PPM, the private placement memorandum that governs the offering, set out the actual terms.
Is the property leased up?
Sponsor offering material summarized by Baker 1031 reports an April 27, 2026 rent roll at 92.4 percent occupancy, average monthly rent of $3,740, and recent lease trade-outs averaging 10.3 percent above the prior lease. Multi-Housing News separately reported the community was 93 percent occupied as of April 2026, citing Yardi Matrix. Those are point-in-time property measurements taken before the offering period, not Trust-level results, and apartment occupancy moves month to month.
Why do sources report different prices for the property?
Multi-Housing News reported, citing Yardi Matrix, that Integra Investments sold the 380-unit community for $151.4 million, or $398,000 per unit, and the South Florida Business Journal put the asset sale at $151 million on May 14, 2026 with an aggregate transaction value of $206 million. Sponsor offering material separately describes a $206,000,000 acquisition price and a $235,956,000 total offering price. No source reviewed reconciles the figures — they may reflect different components of the transaction — and the PPM together with the closing documents controls.
What are the mortgage terms?
Baker 1031's offering summary, dated July 31, 2026, reports a $123,306,000 Freddie Mac loan with a fixed 4.84 percent interest rate maturing June 1, 2033, interest-only through June 2031 before principal and interest amortize on a 30-year schedule. That means the loan comes due before amortization has retired much principal, so a refinancing or a sale is required at maturity. Confirm the loan documents summarized in the PPM.
What is the minimum investment, and is there a 721/UPREIT exit?
The Form D filed May 19, 2026 reports a $250,000 minimum investment; minimums are set by the sponsor and can vary by selling agent. The records on file show no REIT conversion feature. A 721 or UPREIT exit is where a DST's property is contributed to a REIT in exchange for operating-partnership units, which ends 1031 eligibility on a later sale. The stated exit strategy is set out in the PPM.
Chapter 9Apartment complex on Biscayne Bay sold for $151MNames the CF Biscayne Multifamily DST as the buyer, reports the $151M asset sale (with aggregate transaction value of $206M) and that Walker & Dunlop provided a $123.3M mortgage for the acquisition of the 380-unit Biscayne Shores from Integra Investments. Cantor Fitzgerald Joint Venture Acquires North Miami Multifamily PropertyAltsWire, the leading DST/alternative-investments trade publication, reports the Cantor Fitzgerald Asset Management and RPM Living JV acquisition of the Biscayne Shores waterfront community in the North Miami submarket. Cantor Fitzgerald Asset Management and RPM Living Acquire Biscayne Shores, a New Waterfront Multifamily Community in North MiamiOfficial press release announcing that affiliates of Cantor Fitzgerald Asset Management and RPM Living acquired Biscayne Shores, a new 380-unit waterfront multifamily community in North Miami, from Integra Investments.