Top1031

805 Riverfront Apartments

Multifamily (Class A, built 2023, The Bridge District) property in West Sacramento, CA — sponsored by Cottonwood Communities

Files with the SEC as Cottonwood Riverfront DST

Minimum investment
$25k
Offering size
$74.9M
How much has sold
None sold yet
Asset type
Multifamily (Class A, built 2023, The Bridge District) property
Location
West Sacramento, CA
Financing
Leveraged. This offering reports mortgage debt on the property.

Sponsor-reported, from SEC filings and cited sources.

Chapter 1

What is this, in one paragraph?

Cottonwood Riverfront DST is a Delaware statutory trust — fractional real estate ownership structured to qualify as 1031 replacement property — holding 805 Riverfront, a Class A apartment community in West Sacramento's Bridge District. Cottonwood Communities, a publicly registered non-traded multifamily REIT, transferred the building into the trust on June 27, 2025 and initially owned all of the interests, which are now being sold to accredited investors.1

805 Riverfront Apartments image

Min $25k; equity $74.95M; occ 85.7% (9/30/24 REIT 10-Q); sponsor Cottonwood Communities; dealer mgr Orchard Securities

Show sources (8)Hide sources (8)

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

City-level mapWest Sacramento, CA metroCity-level location. Exact address not publicly confirmed.

On a 45-day clock? Find day 45 and day 180 from the sale date, then come back to this record.

Chapter 2

What exactly is the property?

805 Riverfront stands in West Sacramento's Bridge District, directly across from Sutter Health Park — a five-story mixed-use building that Engineering News-Record gave an Award of Merit in October 2024 as a $70-million project. Cottonwood Communities reported the building was completed in November 2023 and stabilized at 91.6% occupancy as of December 31, 2024.2 Sacramento Business Journal reporting describes roughly 10,000 square feet of ground-floor retail.3

Property address
805 Riverfront Street, West Sacramento, CA
Property size
285 units (avg 746 SF)
Chapter 3

Who is the tenant, and what's the lease?

There is no single corporate tenant here: income comes from individual apartment residents, unit by unit, as leases turn over. An offering page drawn from sponsor materials reports that the property is managed by a sponsor affiliate under a DST master lease — a structure in which a master tenant, not the trust itself, runs day-to-day operations.4

Chapter 4

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.

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 Sep 30, 2025.

  • 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.

Raise history appears here once sales are filed — free account required.

Chapter 5

How is it financed, and what does it pay?

This is a leveraged trust: the property carries mortgage debt alongside investor equity, which is how a DST can supply the replacement debt a 1031 exchanger may need to match. An offering page citing the PPM — the trust's private placement memorandum — describes the loan as fixed-rate and fully interest-only over a seven-year term.4

Chapter 7

What does the paperwork say?

A single Form D, never amended, so the exempt-offering record still shows launch-day figures rather than current progress; Cottonwood's prospectus supplement dated May 15, 2026 reported $14.0 million of DST interests sold as of March 31, 2026.5 Interests are placed privately with accredited investors — those meeting SEC income or net-worth thresholds — without general advertising.

  1. 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.

Chapter 8

Common questions

Is 805 Riverfront Apartments still raising money?

Top1031 lists 805 Riverfront Apartments 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 805 Riverfront Apartments?

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 does this trust actually own?

One asset: 805 Riverfront, a 285-unit apartment community at 805 Riverfront Street in West Sacramento's Bridge District, with an average unit size of 746 square feet and roughly 10,000 square feet of ground-floor retail per July 2025 Sacramento Business Journal reporting. Cottonwood Communities disclosed in its SEC filings that it transferred the property into Cottonwood Riverfront DST — a Delaware statutory trust — on June 27, 2025 and owned 100% of the trust interests at that time.

How far along is the offering?

Cottonwood Communities stated in a prospectus supplement dated May 15, 2026 that its first offering of DST interests in Cottonwood Riverfront DST began in the third quarter of 2025 and that $14.0 million of interests had been sold as of March 31, 2026. The Form D on file was submitted September 30, 2025 and has not been amended, so the exempt-offering record itself shows nothing newer. Confirm current availability and any closing date with the sponsor or your representative.

Who pays the rent, and how is the property performing?

Individual residents pay the rent; this is a conventional apartment community, not a single-tenant net lease, so income turns over unit by unit. Cottonwood Communities' May 15, 2026 prospectus supplement reported that as of March 31, 2026 the property had physical occupancy of 92.98% and net effective rent of $2,185, with commercial retail units excluded from the unit and occupancy data. The same supplement listed CROP ownership of the property at 81.03%.

Is there a mortgage on the property?

Yes. Cottonwood Communities' May 15, 2026 prospectus supplement reported $42.556 million of mortgage debt outstanding on 805 Riverfront as of March 31, 2026, presented as if CROP owned 100% of the property. An offering page citing the PPM and sponsor materials describes total capitalization of $117,502,000 and a fixed 5.08% interest-only loan with a seven-year term. Verify the current balance, prepayment terms, reserves and recourse carve-outs in the PPM.

What did Cottonwood pay for the property?

The two available sources differ. The Sacramento Business Journal reported on July 23, 2025 that Cottonwood paid $108.4 million for the 285-unit property, and The Registry reported the same figure that day. Cottonwood Communities' May 15, 2026 prospectus supplement, by contrast, lists a September 2023 purchase date and a $104.646 million purchase price for 805 Riverfront. Ask the sponsor which figure reflects the trust's acquisition basis and what the difference represents.

How is the offering sold, and who can buy?

The Form D indicates a Rule 506(b) private placement — the exemption that bars general advertising and, in practice, limits sales to accredited investors already known to the sponsor or its selling group. The filing reports a $25,000 minimum investment and identifies CC Riverfront Depositor, LLC as depositor and CC Riverfront Manager, LLC as trust manager; Orchard Securities is dealer manager. Because 506(b) deals are not publicly marketed, access typically runs through a registered representative or the sponsor.

Chapter 9

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