Palms Property
Multifamily property in Houston, TX — sponsored by Cantor Fitzgerald
Files with the SEC as CF Palms Multifamily DST
Minimum investment
$250k
Offering size
$32.6M
How much has sold
100.0%
Asset type
Multifamily property
Location
Houston, TX
Financing
Leveraged. This offering reports mortgage debt on the property.
Sponsor-reported, from SEC filings and cited sources.
What is this, in one paragraph?
CF Palms Multifamily DST is a Delaware statutory trust — fractional real estate ownership built for 1031 exchange investors — sponsored by Cantor Fitzgerald. It owns the Palms Property, one multifamily community in Houston, Texas, purchased August 31, 2022 for roughly $48.0 million.2 The Trust is closed to new investors; Cantor Fitzgerald Income Trust later took part of the equity in a tender offer.4
Show sources (11)Hide sources (11)
These links support the historical public record; individual details may come from different sources.
- SEC Form D ↗
- U.S. Securities and Exchange Commission — Cantor Fitzgerald Income Trust Form 424B3 ↗
- U.S. Securities and Exchange Commission — Cantor Fitzgerald Income Trust Form 424B3 ↗
- U.S. Securities and Exchange Commission — Cantor Fitzgerald Income Trust Form 10-Q ↗
- U.S. Securities and Exchange Commission — Loans Payable ↗
- U.S. Securities and Exchange Commission — Cantor Fitzgerald Income Trust Prospectus Supplement No. 11 ↗
- U.S. Securities and Exchange Commission — Form D/A Amendment 3 ↗
- U.S. Securities and Exchange Commission — Cantor Fitzgerald Income Trust Form 424B3 ↗
- sec.gov ↗
- whitesecuritieslaw.com ↗
- altswire.com ↗
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?
The Trust holds a single multifamily residential community — one asset, not a portfolio. It was purchased on August 31, 2022 for approximately $48.0 million, exclusive of closing costs.2 Cantor Fitzgerald Income Trust's SEC filings describe the property as 222,672 square feet.3 No filing reviewed discloses a street address, unit count, or year built.
- Reported location
- Houston, TX
Who is the tenant, and what's the lease?
Multifamily means there is no single corporate tenant: income comes from many individual resident leases, which Cantor Fitzgerald's SEC filings describe as averaging roughly one year.8 Occupancy and turnover, rather than one credit tenant, drive the rent roll.
How did it end?
Converted to REIT units (721 exchange)
Listed as a completed/full-cycle program on Cantor Fitzgerald's published track record.
The SEC filing describes the Palms Property as a singular multifamily residential property located in Houston, Texas; the visited sources did not publicly identify a street address, unit count, year built, or verified property photo. The $32,570,000 raise is reported by The White Law Group and was not independently tied to a specific unit count in the sources reviewed.
Supporting evidence
How is it financed, and what does it pay?
This is a leveraged Trust — mortgage debt sits alongside investor equity, so the lender is repaid before owners. Cantor Fitzgerald Income Trust filings identify a $20,000,000 loan on the Palms Property from JPMorgan Chase Bank, scheduled to mature September 1, 2032.5
Who's behind it?
Cantor Fitzgerald Investors, LLC sponsors the Trust, with CF Palms Depositor, LLC as depositor and CF Palms Manager, LLC as administrative trustee.1 Cantor Fitzgerald is a global financial services firm whose asset management arm runs a multi-offering 1031 program. On February 1, 2026, Palms DST interests were included in a multi-DST tender-offer exchange with Cantor Fitzgerald Income Trust.6 By March 31, 2026 that REIT's operating partnership held 22.58% of the Trust and consolidated it.4
- Sponsor
- Cantor Fitzgerald
- Legal Trust name
- CF Palms Multifamily DST
- May convert to a REIT
- Yes
- 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?
Each amendment restated the raise as it filled, and the last one reported the offering fully subscribed.7 That final filing also listed a slightly different offering total than the earlier ones — a discrepancy left standing in the record rather than explained.7 The offering was private rather than advertised, open only to accredited investors.
- First Form D filedThe public offering record begins.
- Offering amount recordedA Form D amendment recorded offering and sales totals.
- Filing record updatedA later amendment updated the sponsor’s filing record.
- Latest Form D filedThe most recent sponsor-filed checkpoint in this record.
- Filings on record
- 4
- 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
What happened to Palms Property?
Top1031 lists Palms Property as historical. It is no longer raising money.
Where does Top1031 get the data for Palms Property?
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.
Can I still invest in CF Palms Multifamily DST?
No. The Trust is Historical — closed to new investors. The last Form D amendment, filed April 3, 2023, reported the offering fully subscribed with a first sale dated September 30, 2022.[7] Cantor Fitzgerald continues to sponsor other 1031 offerings, which are listed separately on this site.
What happened with the Cantor Fitzgerald Income Trust tender offer?
On February 1, 2026, Palms DST interests were among several DSTs included in a tender-offer exchange with Cantor Fitzgerald Income Trust.[6] That is the 721/UPREIT path: DST holders swap their interests for units in a REIT's operating partnership, which defers tax but ends direct real estate ownership and future 1031 eligibility. As of March 31, 2026, the operating partnership held 22.58% of the Trust and consolidated it in its financial statements.[4]
Why is there so little property detail?
SEC filings describe the asset only as the Palms Property, a multifamily residential property in Houston, Texas, reported at 222,672 square feet.[3] Research as of August 27, 2026 found no authoritative source giving a street address, unit count, year built, or property-specific occupancy. Those fields remain unresolved and were not filled in from similarly named Houston properties.
Is there litigation involving this Trust?
The White Law Group, a securities law firm, published a page dated April 21, 2025 discussing investor lawsuits and citing the Trust's raise; pages of that type are generally claim solicitations aimed at investors. Research as of August 27, 2026 located no primary record establishing litigation liability, distress, refinancing, or a disposition.
Who owns the property and who runs the Trust?
The Trust itself owns the property. Cantor Fitzgerald Investors, LLC is the sponsor, CF Palms Depositor, LLC the depositor, and CF Palms Manager, LLC the administrative trustee.[1] Under DST rules the trustee's powers are deliberately limited, so investors are passive owners with no management role.
What debt sits on the property?
Cantor Fitzgerald Income Trust's SEC filings report a $20,000,000 Palms Loan from JPMorgan Chase Bank, requiring monthly interest payments and maturing September 1, 2032.[5] Because the loan is fixed-rate and interest-only per that disclosure, the principal balance is scheduled to come due at maturity, when the property would need to be sold or the debt refinanced.
Chapter 9Cantor Fitzgerald Income Trust UPREITs DST Interests in $75M TransactionAltsWire reports that CF Palms Multifamily DST was among DST interests involved in Cantor Fitzgerald Income Trust's approximately $74.9 million UPREIT/tender transaction. CF Palms Multifamily DST: Investor LawsuitsThe article identifies CF Palms Multifamily DST as a Delaware Statutory Trust investment and reports an estimated $32.57 million total raise while discussing investor lawsuits.