Sundance Creek Townhomes
Multifamily property in Mcdonough, GA — sponsored by Passco Companies
Files with the SEC as Passco Sundance Creek DST
Minimum investment
$25k
Offering size
$10.8M
How much has sold
None sold yet
Asset type
Multifamily property
Location
Mcdonough, GA
Financing
Not stated. The filings for this offering do not say whether it carries mortgage debt.
Sponsor-reported, from SEC filings and cited sources.
What is this, in one paragraph?
Passco Sundance Creek DST was a Delaware statutory trust — a structure that lets 1031 exchange investors hold fractional interests in real estate — formed to hold Sundance Creek, a townhome-style apartment community in McDonough, Georgia. Passco Companies filed a Form D in September 2010. The sponsor later reported selling the property after about a six-year hold, at a 60% gain over its $14.5 million cost.1
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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?
The community stands at 575 McDonough Parkway in Henry County, south of Atlanta, and was built in 2004.2 Passco Companies bought it in 2010 out of foreclosure for $14.5 million.1 Passco then rebranded the property from Oxford Creek and added interior and exterior work, a dog park and a cyber café.3
- Reported location
- Mcdonough, GA
- Property size
- 232 units
Who is the tenant, and what's the lease?
Sundance Creek is a rental apartment community, so its income came from many individual resident leases rather than one corporate tenant. The Form D, the sponsor's executive summary and the trade coverage reviewed name no master tenant and describe no lease structure for the Trust.
How did it end?
Sold after 5.7 years; sponsor reported 2.01x
Passco Companies' own news post (republished from a GlobeSt.com article dated August 1, 2016) states Sundance Creek in McDonough, GA 'had traded hands' after a six-year hold at a 60% price increase over the $14.5 million 2010 acquisition; Baker1031's Passco full-cycle track record confirms the deal as a realized program with a 6-year hold, 2.01x equity multiple and 12.33% annualized return (net-to-investor, not audited). [HUMAN REVIEW 2026-07-09: total_return_pct removed — the 60% figure was the GlobeSt-reported property-level price increase over the 2010 acquisition cost, not an investor-level total return; it is a different metric than the Baker1031 track record's 2.01x equity multiple / 12.33% annualized return, which remain as stated.]
Passco acquired the 232-unit Sundance Creek apartment community in McDonough, GA in 2010 for $14.5M and later sold it at approximately a 60% price gain (~2.01x equity multiple, ~12.33% IRR per Passco). The community was built in 2004.
232 units2.01×Equity multiple · as reported by the sponsor
12.3%Annualized return · as reported by the sponsor
$23,500,000Sale price · as reported by the sponsor
Supporting evidence
How is it financed, and what does it pay?
Nothing in the reviewed public record describes this Trust's capital stack: no lender, loan terms, or leverage figures appear in the Form D or in the sponsor materials located.
Who's behind it?
Passco Companies is a real estate investment and management firm headquartered in Irvine, California, where this Trust's Form D lists its address at 96 Corporate Parkway.4 Passco bought the McDonough asset directly in 2010 and announced its sale roughly six years later, reporting a 60% price increase over the purchase price.1 The firm continues to sponsor 1031 exchange offerings today.
- Sponsor
- Passco Companies
- Legal Trust name
- Passco Sundance Creek DST
- May convert to a REIT
- No
- Offerings from this sponsor
- 4 active / 31 total offerings from Passco Companies
Reported by the sponsor. Top1031 does not independently audit sponsor-reported figures.
What does the paperwork say?
Passco filed a Form D new notice for this Trust and no amendment appears in the reviewed EDGAR history. It was offered under a private-placement exemption that bars general advertising and limits buyers to accredited investors — those meeting SEC income or net-worth tests. EDGAR's entity page now displays a statement that the company's Exchange Act registration has been revoked.5
- Form D filedFirst and latest filing on record.
- Filings on record
- 1
- 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 Sundance Creek Townhomes?
Top1031 lists Sundance Creek Townhomes as historical. It is no longer raising money.
Where does Top1031 get the data for Sundance Creek Townhomes?
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 Passco Sundance Creek DST?
No. This Trust is historical — closed to new investors. Its only SEC filing is a Form D new notice from September 23, 2010, and Passco Companies has since reported selling the underlying McDonough, Georgia property after roughly a six-year hold.
What did the Trust own?
Sundance Creek, a townhome-style apartment community at 575 McDonough Parkway in McDonough, Henry County, Georgia, south of Atlanta. The property was built in 2004 and comprises 232 units. Passco acquired it out of foreclosure in 2010 for $14.5 million and rebranded it from Oxford Creek.
Did this Trust go full cycle, and what was the result?
Passco Companies reported selling the property after about a six-year hold at a 60% increase over its $14.5 million acquisition cost. Passco's track-record reporting puts the outcome at roughly a 2.01x equity multiple and a 12.33% annualized return. The sale price and buyer were not disclosed, and these figures are sponsor-reported, not audited public record.
Was the Trust leveraged?
Unknown from public sources. The 2010 Form D, the sponsor's executive summary and the trade press reviewed do not name a lender, state loan terms, or give a loan-to-value figure. A buyer would have had to read the private placement memorandum for the debt terms.
Why does the SEC page show a revoked registration?
EDGAR's entity landing page for Passco Sundance Creek DST displays a statement that the company's Exchange Act registration has been revoked. That is the SEC's display language as recorded; it does not by itself establish dissolution, a sale outcome, or who owns the property today.
Does Passco Companies still sponsor 1031 offerings?
Yes. Passco Companies remains an active Delaware statutory trust sponsor, and other Passco offerings appear elsewhere in this directory with their own filing records.
Chapter 9Passco Sees 60% Price Boost In Multifamily SalePassco press release announcing the disposition of Sundance Creek, a 232-unit multifamily community in McDonough, GA, reporting a 60% price gain over its 2010 acquisition. DEAL OF THE DAY: Passco Completes Multi-Million Acquisition of Foreclosed Property in Prime LocationMulti-Housing News reports Passco Companies' acquisition of Sundance Creek, a 232-unit Class A townhome community in metropolitan Atlanta (McDonough, GA).