MCG Charleston James Island DST
in Charleston, SC · sponsored by Madison Capital Group
MCG Charleston James Island DST, sponsored by Madison Capital Group, filed its first Form D with the SEC on May 5, 2022 for a $14.8 million offering. Its last Form D was filed May 5, 2022.
How it ended
Last Form D filed May 5, 2022.
Key facts
- Minimum investment
- $25,000From the Form D
- Offering size
- $14,861,816Equity offered, per the Form D
- Sold
- 23.0%Form D, May 5, 2022; the % is our arithmetic
- Investors reported
- Form D, May 5, 20228
- Selling commissions
- Form D Item 15; the % is our arithmetic$1,040,257 · 6.9% of offering
- Financing
- All cash. This offering reports no mortgage debt.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 →
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Ask a 1031 specialist about this recordFree. About: MCG Charleston James Island DST. Top1031 is not a broker-dealer.MCG Charleston James Island DST · Charleston, SC · Photo: livemadisoncommunities.com
What did the Trust own?
MCG Charleston James Island DST is a Delaware Statutory Trust — a structure that lets 1031 exchange investors hold fractional interests in real estate — sponsored by Madison Capital Group. A single SEC Form D filed May 5, 2022 reports a $14,861,816 offering with a $25,000 minimum investment. 1 No reviewed public source identifies the underlying property, tenant, or financing, and no later filing has followed.
- Reported location
- Charleston, SC
How was it financed, and what did it cost to sell?
Debt
- Financing
- All cash. This offering reports no mortgage debt.
Costs and terms from the Form D
- Selling commissions
- $1,040,257 · 6.9% of offering
- Finders’ fees
- $0
- Paid to officers, directors and promoters
- $240,000 · 1.6% of offeringForm D Item 16
- Broker-dealers named in the Form D
- 1 named in the Form D
Show the firms
- Realta Equities, Inc. · CRD 23769
Individual representatives named in Item 12 are not listed.
- Date of first sale
- Apr 14, 2022
- 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 the Trust?
The Form D names Ryan L. Hanks and Joe F. Teague, Jr. as executive officers and promoters of the Trust, and estimates $240,000 of gross proceeds used or proposed for payments to such persons. 1 The White Law Group, a law firm that markets to investors claiming losses, described the Trust as Madison Capital Group-sponsored in a May 15, 2025 page saying it was investigating whether brokerage firms violated securities laws in recommending it; that page is an attorney solicitation and establishes no misconduct or filed case. 2
- Sponsor
- Offerings on record
What does the SEC record show?
- Legal Trust name
- MCG Charleston James Island DST
- SEC CIK
- 1926995
- First Form D
- May 5, 2022
- Latest Form D
- May 5, 2022
- Filings on record
- 1
- 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 | $14,861,816 | $3,425,026 | 8 | 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 MCG Charleston James Island DST?
- MCG Charleston James Island DST is a Historical offering. Last Form D filed May 5, 2022.
- What property does this Trust own?
- Not established by any source we reviewed. The Form D for MCG Charleston James Island DST does not name a property, and no sponsor material, deed record, or news article reviewed as of August 20, 2026 links a specific building, address, unit count, or tenant to CIK 0001926995. Properties on James Island in the Charleston, South Carolina area surfaced in searching but were not attributed to this Trust, so they are excluded rather than used to fill the gap. The property identity would be disclosed in the offering documents.
- Who can invest in a Rule 506(c) offering?
- Only accredited investors. Rule 506(c) is the SEC exemption that lets an issuer advertise a private offering publicly, but in exchange the issuer must take reasonable steps to verify that every buyer is accredited — typically by reviewing tax returns, brokerage statements, or a letter from a CPA or attorney. That is stricter than a 506(b) offering, where an investor may self-certify. Accreditation generally means meeting SEC income or net-worth tests.
- What is the White Law Group page about this Trust?
- On May 15, 2025, The White Law Group published a page saying it was investigating whether brokerage firms violated securities laws in recommending MCG Charleston James Island DST to investors. That page is an attorney investigation and marketing solicitation. No reviewed primary record establishes a filed lawsuit, arbitration award, judgment, regulatory action, foreclosure, or bankruptcy involving this Trust, and the page itself does not establish that any misconduct occurred.
- How is the property financed, and are there distributions?
- Unknown from public sources. The Form D discloses offering size, sales progress, commissions, and the exemption used — it does not disclose loans, loan-to-value, lender identity, distribution rates, or a projected hold period. Nothing in the reviewed record indicates whether this Trust is leveraged or all-cash, or whether a 721/UPREIT exit (a later exchange of Trust interests for operating-partnership units in a REIT) is contemplated. Those terms live in the offering documents.
- What does 'DST' mean for a 1031 exchange?
- A Delaware Statutory Trust holds title to real estate and issues beneficial interests to investors. The IRS treats those interests as direct ownership of real property, so they can serve as replacement property in a 1031 exchange. The tradeoff is passivity: the trustee and sponsor control the asset, investors cannot direct management or refinancing, and the interests are illiquid with no established secondary market.
Sources
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These links support the record as a whole; individual details may come from different sources.
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.