Top1031

The Vivian

Multifamily property in Atlanta, GA — sponsored by JWCM Exchange I

Files with the SEC as JWCM Vivian, DST

Minimum investment
$25k
Offering size
$46.2M
How much has sold
46.0%
Asset type
Multifamily property
Location
Atlanta, GA
Financing
All cash. This offering reports no mortgage debt.

Sponsor-reported, from SEC filings and cited sources.

Chapter 1

What is this, in one paragraph?

JWCM Vivian, DST is a Delaware statutory trust holding one asset: The Vivian, a Class-A apartment community in Atlanta's Capitol View area completed in 2023.1 A DST is fractional co-ownership whose interests can serve as replacement property in a 1031 exchange. Sponsor materials date the Trust's acquisition to August 21, 2025.1 The Offering is still raising from accredited investors — those meeting SEC income or net-worth tests.

The Vivian image

Min $25k; $15.7M/$46.2M sold as of 6/16/26; built 2023, 3 bldgs on BeltLine; bought from RangeWater/ParkProperty 9/2025

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

City-level mapAtlanta, GA 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?

Completed in 2023, The Vivian is a Class-A apartment community of three buildings on the Atlanta BeltLine, in the Capitol View area near Adair Park.1 RangeWater Real Estate and equity partner ParkProperty Capital announced its sale to JW Capital Management on August 21, 2025, without disclosing a price.2 The sponsor's brochure dates the Trust's acquisition to that same day.1

Property address
1246 Allene Ave SW, Atlanta, GA
Property size
325 units
Chapter 3

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

An apartment community has no single corporate tenant; it runs on hundreds of short residential leases. The Trust master-leases the property to JWCM Vivian Master Tenant, LLC, a sponsor affiliate that operates the community and subleases the apartments to residents.1

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 Aug 11, 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.
46.0% reported sold
Amount sold
$21,113,968
Still available
$25,056,932
Investors reported
62
Total offering
$46,170,900
Amount soldInvestors
Oct 28, 2025Aug 11, 2026
See how much of this offering has soldSign in by email and confirm you’re an accredited investor.
Chapter 5

How is it financed, and what does it pay?

This is a leveraged Trust rather than an all-cash one: the sponsor's brochure discloses mortgage debt on the property alongside the equity being raised, with an interest-only period followed by amortizing payments.1 Each beneficial interest carries a proportional share of that debt. The lender is not named in the public filing record.

Chapter 7

What does the paperwork say?

The record is one original Form D — the notice an issuer files for a private placement — followed by amendments that each report more equity raised and more investors. Filings give October 14, 2025 as the first sale date.3 Because the Offering may be advertised publicly, each investor's accredited status must be verified rather than self-certified.

  1. First Form D filedThe public offering record begins.
  2. Offering amount recordedA Form D amendment recorded offering and sales totals.
  3. Filing record updatedA later amendment updated the sponsor’s filing record.
  4. Latest Form D filedThe most recent sponsor-filed checkpoint in this record.
Filings on record
12
How it may be offered
Rule 506(c)May be advertised publicly. Every buyer’s accredited status must be verified.
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 The Vivian still raising money?

Top1031 lists The Vivian 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 The Vivian?

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 property: The Vivian, a 325-unit Class-A apartment community at 1246 Allene Ave SW in Atlanta, built across three buildings on the Atlanta BeltLine and completed in 2023. There is no second asset and no diversification inside the Trust, so results depend on this single community and the Atlanta rental market.

Is the Offering still open?

Yes. The most recent Form D amendment on record was filed August 11, 2026, and the Trust is still selling beneficial interests to accredited investors under Rule 506(c) — the private-placement exemption that permits public advertising provided the sponsor verifies each investor's accredited status rather than accepting a self-certification. Form D filings list a $25,000 minimum investment.

Is there debt on the property?

Yes. The sponsor's offering brochure states loan proceeds of $47,189,000 alongside the $46,170,900 equity offering within a stated total value of $93,359,900, and describes a 50.55% loan-to-value ratio, a 5.30% interest rate, a 10-year term, a seven-year interest-only period and 30-year amortization. The lender is not named in the public filing record; prepayment provisions, reserves and guaranties sit with the private placement memorandum, the offering document that discloses terms, fees and risks.

Who runs the property, and what is the reported occupancy?

The Trust master-leases the community to JWCM Vivian Master Tenant, LLC, a sponsor affiliate, which operates it and subleases apartments to residents. The property's own website markets studio, one-bedroom and two-bedroom homes and invites tours. Actual current occupancy is not established in the primary filings or sponsor materials reviewed; the sponsor's material states an occupancy objective only as a business-plan target, not as a measured result.

Is there a REIT or 721/UPREIT exit here?

The filing record shows no plan to convert investor interests into REIT shares through a 721/UPREIT exchange — the structure some sponsors use to roll DST investors into a REIT's operating partnership. The SEC filings set no schedule for a sale or refinancing; any stated hold expectation would sit in the private placement memorandum rather than the public record.

Why is another DST offering tied to the same building?

AltsWire reported on February 9, 2026 that NewStar Exchange launched a separate $21.27 million DST offering tied to The Vivian apartment community in Atlanta. That is a different issuer and a different offering from JWCM Vivian, DST; the public record reviewed here does not establish how the two relate to the same asset, so ownership and capital-structure questions belong with the sponsor and the PPM.

Chapter 9

In the news

Chapter 11

What can I do next?

Check the source documents, compare this offering with other public records, or ask a licensed specialist about the facts shown here.