oLiv Auburn and The Standard at St. Louis
Student housing (multifamily) property — sponsored by Inland Private Capital
Files with the SEC as IPC Student Housing Portfolio DST
Minimum investment
$25k
Offering size
$164.0M
How much has sold
100.0%
Asset type
Student housing (multifamily) property
Location
Not stated
Financing
Leveraged. This offering reports mortgage debt on the property.
Sponsor-reported, from SEC filings and cited sources.
What is this, in one paragraph?
IPC Student Housing Portfolio DST is a two-property student-housing Trust from Inland Private Capital: oLiv Auburn, near Auburn University in Alabama, and The Standard at St. Louis, beside Saint Louis University.1 It is closed to new investors — the sponsor announced the offering was fully subscribed on February 13, 2024.2 Top1031 later reported a partial sale of the St. Louis property on March 1, 2026.3
Show sources (11)Hide sources (11)
These links support the historical public record; 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?
oLiv Auburn was completed in 2022 as a student residential mixed-use development with Core Spaces as the client and Antunovich Associates as designer.4 It sits at 366 Genelda Ave., a short walk from Auburn University.5 The Standard at St. Louis, at 3853 Forest Park Avenue next to Saint Louis University, was built in 2015.6 Inland Private Capital combined the two campuses into one Trust.
- Property size
- oLiv Auburn: 883 beds, 640,000 sq ft; The Standard at St. Louis: 163 units, 465 beds
Who is the tenant, and what's the lease?
Neither property has a single corporate tenant; income comes from hundreds of student residents rather than one lease. oLiv Auburn leases by the bed, so each resident signs an individual lease instead of one lease covering a whole unit.7 The Standard at St. Louis uses individual housing contracts running August to late July, with an on-site management team.8
How did it end?
Partially sold
TSB Capital Advisors arranged acquisition financing for Coastal Ridge Real Estate to acquire The Standard at St. Louis (163 units/465 beds near Saint Louis University), and Coastal Ridge announced on March 6, 2026 it 'has been awarded management of The Standard at St. Louis,' confirming ownership transition; ōLiv Auburn remains actively operated by Core Spaces, indicating a partial disposition with one asset still in the trust [1][2][3].
Two-city student-housing portfolio spanning Auburn, AL and St. Louis, MO. oLiv Auburn is 883 beds and 640,000 sq ft; The Standard at St. Louis is 163 units and 465 beds. Sponsor announced full subscription on February 13, 2024; a later report describes a March 1, 2026 partial sale of The Standard at St. Louis while oLiv Auburn remained under Core Spaces management.
oLiv Auburn: 883 beds, 640,000 sq ft; The Standard at St. Louis: 163 units, 465 bedsSupporting evidence
How is it financed, and what does it pay?
Neither the Form D record nor the sponsor materials located publicly disclose a lender, a loan balance, or whether the Trust carries mortgage debt at all, so leverage here is simply not established.
Who's behind it?
Inland Private Capital packages real estate into Delaware statutory trusts — DSTs, the fractional-ownership structure whose interests can serve as replacement property in a 1031 exchange. The Form D for this Trust names IPC Student Housing Exchange, L.L.C. as parent signatory trustee, with SHP Auburn Depositor, L.L.C. and SHP SLU Depositor, L.L.C. as the parent depositors — one per campus.9 The sponsor said the offering was fully subscribed on February 13, 2024.2
- Sponsor
- Inland Private Capital
- Legal Trust name
- IPC Student Housing Portfolio DST
- May convert to a REIT
- No
- Offerings from this sponsor
- 8 active / 79 total offerings from Inland Private Capital
Reported by the sponsor. Top1031 does not independently audit sponsor-reported figures.
What does the paperwork say?
The record is one initial Form D followed by amendments that stepped the reported raise upward until the final one showed the Offering complete. The exemption noted below permits sales only to accredited investors — those meeting SEC income or net-worth tests — and bars general advertising.
- 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
- 5
- 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 oLiv Auburn and The Standard at St. Louis?
Top1031 lists oLiv Auburn and The Standard at St. Louis as historical. It is no longer raising money.
Where does Top1031 get the data for oLiv Auburn and The Standard at St. Louis?
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 this Trust?
No. IPC Student Housing Portfolio DST is closed to new investors. Inland Private Capital announced on February 13, 2024 that the private placement offering was fully subscribed, and the final Form D amendment on February 1, 2024 reported the raise complete.[2]
What happened to The Standard at St. Louis?
Top1031 reported on March 1, 2026 that The Standard at St. Louis changed hands in a partial sale while oLiv Auburn remained in the Trust under Core Spaces management.[3] Separately, Coastal Ridge Real Estate announced on March 6, 2026 that it had been awarded management of the 465-bed community serving Saint Louis University; that announcement states no price and no ownership change.[10] No deed or owner announcement confirming the transfer was located, and Inland Private Capital has not published a disposition result for the Trust.
Who operates the two properties?
oLiv Auburn was developed for Core Spaces, and the property's own site names Core Campus Management, LLC in its contact information.[5] For The Standard at St. Louis, Coastal Ridge Real Estate announced on March 6, 2026 that it had been awarded management of the community.[10]
What was the minimum investment?
Each Form D filed for this Trust lists a $25,000 minimum investment for an outside investor. Because the Offering is closed, that figure is now a historical term of the raise rather than something you can act on.
Does this Trust have a 721/UPREIT exit?
The record shows no REIT conversion feature. A 721/UPREIT exit is an arrangement in which DST investors contribute their property interest to a REIT's operating partnership in exchange for partnership units, deferring tax but ending direct real estate ownership. Nothing in this Trust's public record indicates that path.
How does student housing differ from a net-leased single-tenant DST?
A net-leased DST typically depends on one corporate tenant paying rent under a long lease. Student housing depends on an annual leasing cycle across many residents: oLiv Auburn leases by the bed with individual resident leases,[7] and The Standard at St. Louis signs individual housing contracts that run from August to late July.[8] Income therefore turns on each year's leasing season rather than on one tenant's credit.
Chapter 9IPC Student Housing Portfolio DST Records a Partial Sale as The Standard at St. Louis Changes HandsThe report says The Standard at St. Louis, a 163-unit and 465-bed property, transferred while oLiv Auburn remained in the DST under Core Spaces management.