Sentio
Multifamily property in Glendale, AZ · sponsored by IDEAL Capital Group Holdings
Sentio was a DST sponsored by IDEAL Capital Group Holdings that owned a multifamily property in Glendale, AZ (325 units). Its last Form D, filed Aug 21, 2024, reports the offering fully sold.
How it ended
No outcome recorded · under 7 years
The last Form D, filed Aug 21, 2024, reports the offering fully sold.
IDEAL Capital Group Holdings has 1 active offering on record →
Key facts
- Minimum investment
- $25,000From the Form D
- Offering size
- $65,000,000Equity offered, per the Form D
- Sold
- 100%Form D, Aug 21, 2024; the % is our arithmetic
- Investors reported
- Form D, Aug 21, 2024183
- Selling commissions
- Form D Item 15; the % is our arithmetic$3,900,000 · 6.0% of offering
- Financing
- Leveraged. This offering reports mortgage debt on the property.How it is financed ↓
- Offered under
- Rule 506(c)May be advertised publicly. Every buyer’s accredited status must be verified.
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 →
Using this record to judge the sponsor? A licensed 1031 specialist from our affiliated partner can talk it through with you.
Ask a 1031 specialist about this recordFree. About: Sentio. Top1031 is not a broker-dealer.Sentio · Glendale, AZ · Photo: thebusinessjournal.com
What did Sentio own?
Sentio is a Class A apartment community at 3600 W Happy Valley Rd in Glendale, Arizona, built in 2022–2023 within the Stetson Hills master-planned area of north Phoenix's Deer Valley submarket, minutes from TSMC's semiconductor plant. Hines sold it to IDEAL Capital Group for $108 million in March 2024. 1 Mark-Taylor manages the property, whose leasing page was still live in September 2026. 2
- Reported location
- Glendale, AZ
- Property size
- 325 units
How was it financed, and what did it cost to sell?
The Trust carries mortgage debt rather than owning the property free and clear, so an exchanger's proceeds are paired with a share of that loan. Multi-Housing News reported a $60 million Freddie Mac loan on the acquisition, originated by CBRE. 1
Debt
- Financing
- Leveraged. This offering reports mortgage debt on the property.
Costs and terms from the Form D
- Selling commissions
- $3,900,000 · 6.0% of offering
- Finders’ fees
- $0
- Paid to officers, directors and promoters
- $5,695,400 · 8.7% of offeringForm D Item 16· The filing’s note: “Estimate includes Marketing and Due Diligence Allowance, Wholesaling Allowance, Managing Broker-Dealer Fee, Closing Costs, Acquisition Fee and Structuring, Financing and Loan Fees that may be paid to one or more related persons.”
- Broker-dealers named in the Form D
- 18 named in the Form D
Show the firms
- 1031 Securities Inc. · CRD 326590
- American Trust Investment Services, Inc. · CRD 3001
- Arkadios Capital · CRD 282710
- Aurora Securities · CRD 46147
- Cabin Securities, Inc. · CRD 137608
- Capulent LLC · CRD 155155
- Courtlandt Securities Corporation · CRD 137356
- DFPG Investments, LLC · CRD 155576
- Emerson Equity LLC · CRD 130032
- FNEX Capital, LLC · CRD 166316
- Great Point Capital LLC · CRD 114203
- Lighthouse Capital Group, LLC · CRD 169135
- Lightpath Capital, Inc. · CRD 34617
- Orchard Securities, LLC · CRD 133378
- Realized Financial, Inc. · CRD 22333
- Somerset Securities, Inc. · CRD 2493
- Stax Capital · CRD 300607
- Wealthforge Securities, LLC · CRD 152550
Individual representatives named in Item 12 are not listed.
- Date of first sale
- Mar 19, 2024
- 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.
Who's behind Sentio?
IDEAL Capital Group Holdings is a Clovis, California–based investment firm; The Business Journal reported that it bought Sentio for its 1031 exchange investors. 5 The firm's own DST overview material lists the 2024 Sentio acquisition at $108,000,000 among its offerings. 6
- Sponsor
- Offerings on record
What does the SEC record show?
The Trust registered its offering with an initial Form D and updated it through three later amendments as the raise progressed. The filings record the first sale as occurring on March 19, 2024. 7 It was offered under a rule that permits public advertising but requires the sponsor to verify each investor's accredited status.
- Legal Trust name
- ICG Sentio, DST
- SEC CIK
- 2014051
- First Form D
- Mar 4, 2024
- Latest Form D
- Aug 21, 2024
- Filings on record
- 4
- Offered under
- Rule 506(c)May be advertised publicly. Every buyer’s accredited status must be verified.
- Source filing
SEC Form D filings, newest first
| Filed | Form | Offering amount | Amount sold | Investors | Filing on SEC EDGAR |
|---|---|---|---|---|---|
| Form D/A | $65,000,000 | $65,000,000+$19,877,986 | 183+60 | EDGAR | |
| Form D/A | $65,000,000 | $45,122,014+$40,550,974 | 123+112 | EDGAR | |
| Form D/A | $65,000,000 | $4,571,040+$4,571,040 | 11 | EDGAR | |
| Form D | $65,000,000 | $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
- What happened to Sentio?
- Sentio is a Historical offering. The last Form D, filed Aug 21, 2024, reports the offering fully sold.
- What did the Trust actually buy?
- Sentio, a 325-unit luxury apartment community at 3600 W Happy Valley Rd in Glendale, Arizona, built in 2022–2023. IDEAL Capital Group acquired it from Hines for $108 million in March 2024, financed in part with a reported $60 million Freddie Mac loan originated by CBRE.
- Who was the tenant?
- Connect CRE reported that Taiwan Semiconductor Manufacturing Company (TSMC) was the master tenant and the community was fully leased. A 2024–2025 marketplace listing described that master lease as running through September 2025. What arrangement applies after that date is not established by any primary record located.
- What does a master lease mean for a DST investor?
- Under a master lease, one tenant leases the whole property and takes on the job of occupying or subletting the units. For the Trust, that concentrates rent in a single counterparty's credit instead of hundreds of individual residents — simpler while the lease runs, and a single point of exposure when it expires.
- Is there a 721/UPREIT exit?
- No REIT conversion path is recorded for this Trust. A 721/UPREIT exit is a structure where a sponsor swaps the property into an operating partnership for REIT units; nothing in the filing record indicates that route here.
- What was the minimum investment?
- The Form D filings list a $25,000 minimum investment for outside investors. The Trust was offered only to accredited investors — individuals or entities meeting the SEC's income or net-worth thresholds.
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.