Encore (a.k.a. The Encore)
Multifamily property in Belton, MO · sponsored by Passco Companies
Encore (a.k.a. The Encore) was a DST sponsored by Passco Companies that owned a multifamily property in Belton, MO (322 units). Its last Form D was filed Jan 15, 2025.
How it ended
No outcome recorded · under 7 years
The record lists the offering as fully subscribed; the last Form D was filed Jan 15, 2025.
Key facts
- Minimum investment
- $25,000From the Form D
- Offering size
- $42,475,000Equity offered, per the Form D
- Sold
- Not reported after the first Form D (Jan 15, 2025)Form D, Jan 15, 2025
- Selling commissions
- Form D Item 15; the % is our arithmetic$3,716,563 · 8.7% 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 →
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Ask a 1031 specialist about this recordFree. About: Encore (a.k.a. The Encore). Top1031 is not a broker-dealer.What did Encore (a.k.a. The Encore) own?
NorthPoint Development built Encore on an 11.6-acre site at the south side of the 163rd Street and Turner Road intersection in Belton, Missouri. 2 Cushman & Wakefield's listing for the same address records an improved-property sale closing on December 5, 2024, but names neither buyer, seller, nor price, so it does not by itself establish how or when the Trust took title. 4 No primary record of the Trust's purchase price or closing date was located.
- Reported location
- Belton, MO
- Property size
- 322 units; 361,409 sq ft across 7 buildings (completed 2023, 96.27% occupied at launch); studio/1BR/2BR floor plans from 478–1,368 sq ft
How was it financed, and what did it cost to sell?
The Form D says nothing about debt, and no primary record of a loan on the property was located. A public marketplace summary describes fixed-rate financing with an interest-only period before amortization begins, but that summary's capitalization figures conflict with other public figures and remain unreconciled. 1
Debt
- Financing
- Leveraged. This offering reports mortgage debt on the property.
Costs and terms from the Form D
- Selling commissions
- $3,716,563 · 8.7% of offering
- Finders’ fees
- $0
- Paid to officers, directors and promoters
- $8,830,774 · 20.7% of offeringForm D Item 16· The filing’s note: “Passco Encore Depositor, LLC will be responsible for paying certain fees and costs of approximately $6,322,024.”
- Broker-dealers named in the Form D
- 1 named in the Form D
Show the firms
- Passco Capital, Inc. · CRD 117323
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.
Who's behind Encore (a.k.a. The Encore)?
Passco Companies is the sponsor and the party that organized this Trust. It runs a multi-offering 1031 platform with a long list of DST programs on the SEC record, several of them still raising.
- Sponsor
- Offerings on record
What does the SEC record show?
The record holds a single Form D — the short federal notice an issuer files when it sells securities without registering them — and no amendments since. It was filed under Rule 506(c), which permits public advertising but requires the sponsor to take steps to verify that every investor is accredited.
- Legal Trust name
- PASSCO ENCORE DST
- SEC CIK
- 2048207
- First Form D
- Jan 15, 2025
- Latest Form D
- Jan 15, 2025
- 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 | Filing on SEC EDGAR |
|---|---|---|---|---|
| Form D | $42,475,000 | $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 Encore (a.k.a. The Encore)?
- Encore (a.k.a. The Encore) is a Historical offering. The record lists the offering as fully subscribed; the last Form D was filed Jan 15, 2025.
- What exactly does the Trust own?
- Encore, a Class-A apartment community of 322 units and 361,409 square feet across seven buildings in Belton, Missouri, completed in 2023 with studio, one-bedroom, and two-bedroom floor plans. NorthPoint Development built it on an 11.6-acre site near the 163rd Street and Turner Road intersection.
- Is the property financed with a mortgage?
- The SEC record does not say. The Form D discloses no debt, and no primary loan record was located. A marketplace summary describes a fixed-rate loan with an initial interest-only period, but that summary's offering-size figures conflict with other public figures and have not been reconciled. Debt terms would be laid out in the offering documents.
- Has this Trust gone full cycle?
- No outcome has been reported. Public summaries describe the Trust as still operating, with no sale of the property or return of capital on record as of September 12, 2026.
- Who runs the property day to day?
- Fogelman Management Group is identified as the manager of the Belton community. In a DST, investors hold passive beneficial interests and have no role in leasing, maintenance, or operations; those decisions sit with the trustee, the sponsor, and the property manager they engage.
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.