Top1031

805 Riverfront Apartments

Multifamily property in West Sacramento, CA · sponsored by Cottonwood Communities

Active offeringLatest Form D filed Oct 2, 2026 · 2 filings since Sep 30, 2025 (opens in a new tab)

805 Riverfront Apartments is a DST sponsored by Cottonwood Communities that owns a multifamily property in West Sacramento, CA (285 units). Its latest Form D, filed Oct 2, 2026, lists a $74.9 million offering with a $25,000 minimum.

Key facts

Minimum investment
$25,000
From the Form D
Offering size
$74,946,000
Equity offered, per the Form D
Sold so far
53.7%
Form D, Oct 2, 2026; the % is our arithmetic
Investors reported
64
Form D, Oct 2, 2026
Selling commissions
$2,966,958 · 3.9% 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(b)
General advertising and solicitation are not permitted under this exemption.

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
Oct 2, 2026 · 2 filings

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 Oct 2, 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
$40,283,149
Not yet sold
$34,662,851
Investors
64

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

53.7% of $74,946,000 sold, calculated by Top1031 from the Form D

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Ask a 1031 specialist about this recordFree. About: 805 Riverfront Apartments. Top1031 is not a broker-dealer.
805 Riverfront Apartments image

805 Riverfront Apartments · West Sacramento, CA · Photo: cottonwoodres.com

Location map805 Riverfront Street, West Sacramento, CAAddress matched to a cited source

What does 805 Riverfront Apartments own?

The community sits in West Sacramento's Bridge District, along the River Walk Trail near Sutter Health Park, and was built in 2023. Cottonwood's property schedule gives September 2023 as the purchase date and $104.646 million in its purchase-price column — defined there as acquisition-date fair value plus later capitalized costs, not a single cash price. 1 Six ground-floor commercial units sit below the apartments, two of them vacant as of August 31, 2025. 4

Property address
805 Riverfront Street, West Sacramento, CA
Property size
285 units (avg 746 SF)

How have sales gone?

The sponsor’s own numbers, with the caveat in Sales so far ↑.

Share of the offering sold at each Form D filing date, calculated by Top1031 from the filed amounts
0%50%100%0%53.7%Sep 30, 2025Oct 2, 20260%50%100%0%53.7%Sep 30, 2025Oct 2, 2026

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

This is a leveraged trust: mortgage debt sits alongside investor equity, which is how a DST can supply the replacement debt a 1031 exchanger may need to match. When the property entered the trust, Cottonwood refinanced its bridge loan into a fixed-rate mortgage, cutting property debt from $60.2 million to roughly $42.6 million. 3

Debt

Financing
Leveraged. This offering reports mortgage debt on the property.

Costs and terms from the Form D

Selling commissions
$2,966,958 · 3.9% of offering
Finders’ fees
$0
Paid to officers, directors and promoters
$0 · 0.0% of offering
Form D Item 16
Broker-dealers named in the Form D
13 named in the Form D
Show the firms

Individual representatives named in Item 12 are not listed.

Date of first sale
Not in the Form D
Minimum investment
$25,000

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 does the SEC record show?

The exempt-offering record reported no sales at launch; an amendment filed since then updates subscriptions and the investor count. Interests are placed privately with accredited investors — those meeting SEC income or net-worth thresholds — through dealer manager Orchard Securities, with no general solicitation.

Legal Trust name
Cottonwood Riverfront DST
SEC CIK
2075357
First Form D
Sep 30, 2025
Latest Form D
Oct 2, 2026
Filings on record
2
Offered under
Rule 506(b)
General advertising and solicitation are not permitted under this exemption.
Source filing
Read the filings on SEC EDGAR

SEC Form D filings, newest first

FiledFormOffering amountAmount soldInvestors
Form D/A$74,946,000
$40,283,149+$40,283,149
64
EDGAR
Form D$74,946,000
$0
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 805 Riverfront Apartments an active offering?
805 Riverfront Apartments is an Active offering: its latest Form D was filed Oct 2, 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.
What does this Trust actually own?
One asset: 805 Riverfront, a 285-unit apartment community at 805 Riverfront Street in West Sacramento's Bridge District, averaging 746 square feet per unit. Six ground-floor commercial units sit beneath the apartments, two of them vacant as of August 31, 2025. Cottonwood's property schedule gives September 2023 as the purchase date and carries $104.646 million in its purchase-price column, which a footnote defines as acquisition-date fair value plus later capitalized costs rather than cash paid in one purchase. Cottonwood transferred the property into Cottonwood Riverfront DST on June 27, 2025. The legal owner is the Delaware statutory trust; investors buy fractional beneficial interests in it.
How far along is the Offering?
The Trust's SEC exempt-offering record was blank on sales at launch in September 2025 and was amended for the first time on October 2, 2026; the amended subscription and investor figures appear in the sales section of this record. Confirm current availability and any closing date with the sponsor or your representative.
Who pays the rent, and what does the operating record show?
Individual residents pay the rent — this is a conventional apartment community, not a single-tenant net lease, so income turns over as leases roll. Cottonwood describes its DST program as interposing a wholly owned subsidiary of Cottonwood Residential O.P. as master tenant, which pays rent to the trust and subleases apartments to residents. Cottonwood reported physical occupancy of 93.33% and net effective rent of $2,181 for the property as of June 30, 2026, figures its filing says exclude the commercial units. Ask the sponsor for the current rent roll and concession detail.
Why does Cottonwood still own part of the property?
Because the sponsor seeded the trust and sells interests down over time. Cottonwood's property schedule reported that its operating partnership, CROP, retained 62.78% ownership of 805 Riverfront as of June 30, 2026 while DST interests were being offered. That is an ownership share, not an occupancy rate — two different percentages that sit close together in the sponsor's tables.
How is the property financed?
With mortgage debt alongside investor equity. Cottonwood reported that on June 27, 2025, when the property moved into the trust, it refinanced a bridge loan with a fixed-rate mortgage, reducing property debt from $60.2 million to approximately $42.6 million. Cottonwood describes that mortgage as bearing 5.08% interest and maturing July 1, 2032. Reserves, lender consent requirements and how debt is allocated to investors for exchange purposes are set out in the offering documents.
Is there a REIT or UPREIT exit at the end?
Top1031's record for this Trust does not flag a 721 or UPREIT conversion — industry shorthand for exchanging DST interests for operating-partnership units of an affiliated REIT. Cottonwood's 2025 annual report describes its DST-program master leases as guaranteed by CROP and says CROP holds an option, not an obligation, to acquire investors' DST interests for operating-partnership units or cash. That describes the program, not an exercised transaction for this Trust; the offering documents govern exit mechanics, including who holds any purchase option and when it can be exercised.

In the news

Sources

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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.