Top1031

Allure at Edinburgh

Multifamily property in Chesapeake, VA · sponsored by Passco Companies

Active offeringLatest Form D filed May 20, 2026 (opens in a new tab)

Allure at Edinburgh is a DST sponsored by Passco Companies that owns a multifamily property in Chesapeake, VA (280 units). Its latest Form D, filed May 20, 2026, lists a $58.5 million offering with a $25,000 minimum.

Key facts

Minimum investment
$25,000
From the Form D
Offering size
$58,575,000
Equity offered, per the Form D
Sold so far
None reported as of May 20, 2026
Form D, May 20, 2026
Selling commissions
$4,480,988 · 7.6% of offering
Form D Item 15; the % is our arithmetic
Financing
Leveraged. This offering reports mortgage debt on the property.
How it is financed ↓
Offered under
Rule 506(b)
General advertising and solicitation are not permitted under this exemption.

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 →

Sales so far

Latest Form D
May 20, 2026 · 1 filing

No sales reported in a Form D amendment yet. Latest notice May 20, 2026.

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Ask a 1031 specialist about this recordFree. About: Allure at Edinburgh. Top1031 is not a broker-dealer.
Allure at Edinburgh image

Allure at Edinburgh · Chesapeake, VA · Photo: cdngeneral.rentcafe.com

City-level mapChesapeake, VA metroMap shows the city, not the exact address.

What does Allure at Edinburgh own?

Venture Realty Group developed the community and delivered it in two phases across 2024 and 2025. 1 Berkadia arranged the sale to Passco Companies, which closed April 30, 2026; the Trust's memorandum states a $94,095,000 purchase price, grossed up from a $91,800,000 net price. 2 Multi-Housing News reported the property 99 percent occupied at the time of that sale. 1 Berkadia said Arlington Properties would take over day-to-day management. 3

Property address
249 Allure Ln, Chesapeake, VA
Property size
280 units

How is it financed, and what did it cost to sell?

This is a leveraged Trust rather than an all-cash one: mortgage debt sits ahead of investor equity, is serviced out of property cash flow, and must be repaid or refinanced at maturity. Sponsor material describes a $48,350,000 fixed-rate acquisition loan under the Fannie Mae multifamily program, with an interest-only period before amortization begins. 2

Debt

Financing
Leveraged. This offering reports mortgage debt on the property.

Costs and terms from the Form D

Selling commissions
$4,480,988 · 7.6% of offering
Finders’ fees
$0
Paid to officers, directors and promoters
$8,491,107 · 14.4% of offering
Form D Item 16
· The filing’s note: “Passco Allure Depositor, LLC will be responsible for paying certain fees and costs of approximately $8,491,107.”
Broker-dealers named in the Form D
1 named in the Form D
Show the firms

Individual representatives named in Item 12 are not listed.

Date of first sale
Not in the Form D
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.

What does the SEC record show?

One new-issue notice sits on the record with no amendment following it, so the SEC file still reflects the offering as it stood at launch — including its sales figures, which were current only on the filing date. Interests are placed privately, without general advertising, with accredited investors — those meeting SEC income or net-worth tests.

Legal Trust name
Passco Allure DST
SEC CIK
2133974
First Form D
May 20, 2026
Latest Form D
May 20, 2026
Filings on record
1
Offered under
Rule 506(b)
General advertising and solicitation are not permitted under this exemption.
Source filing
Read the filings on SEC EDGAR

SEC Form D filings, newest first

FiledFormOffering amountAmount sold
Form D$58,575,000
$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

Is Allure at Edinburgh an active offering?
Allure at Edinburgh is an Active offering: its latest Form D was filed May 20, 2026. A Form D filing does not by itself confirm that interests are still available; the sponsor or a registered representative can confirm what is open.
What does this Trust actually own?
A single asset: Allure at Edinburgh, a 280-unit Class A apartment community at 249 Allure Lane in Chesapeake, Virginia, within the Hampton Roads market. Berkadia arranged the sale from Venture Realty Group to Passco Companies and said the transaction closed April 30, 2026. Multi-Housing News reported on May 5, 2026 that the property totals 272,440 rentable square feet and came online in two phases during 2024 and 2025.
What did the Trust pay for the property?
Berkadia's announcement of the April 30, 2026 closing did not disclose a price, but the Trust's offering documents state a property purchase price of $94,095,000, grossed up from a $91,800,000 net purchase price. That is the property price, not the Trust's total capitalization, which also reflects mortgage debt, reserves, and offering costs.
Does the Trust carry debt?
Yes. The offering documents describe a $48,350,000 Fannie Mae acquisition loan, fixed at 4.98 percent over a ten-year term with seven years interest-only before 30-year amortization, and state leverage of 45.22 percent. The Form D on record discloses no financing terms, so the loan documents and the offering documents control.
How occupied is the property?
Both available readings are dated. The offering documents report 98.57 percent occupancy on the April 27, 2026 rent roll, and Multi-Housing News reported the community about 99 percent occupied at the time of the sale that closed April 30, 2026. Residential occupancy moves month to month as leases roll, so ask the sponsor or your representative for the most recent rent roll.
What is a master tenant here, and why does it matter?
A Delaware statutory trust cannot actively operate a property, so the Trust leases the whole community to a master tenant that runs it and remits rent. The memorandum identifies that master tenant as Passco Allure MT, LLC, an affiliate of the sponsor, and states the master lease is not triple-net — meaning the Trust, not the tenant, remains responsible for landlord capital expenditures, taxes, and insurance.
How is it offered, and what are the minimums?
Under Rule 506(b), a private-placement exemption that bars general advertising and, in practice here, limits purchasers to accredited investors. The memorandum sets a $25,000 minimum for cash purchasers and a $100,000 minimum for Section 1031 exchange purchasers.

In the news

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.