Top1031

Courtyard by Marriott Atlanta Kennesaw

Hotel in Kennesaw, GA · sponsored by Peachtree Group

HistoricalLast Form D, filed May 16, 2024, reports the offering fully sold (opens in a new tab)

Courtyard by Marriott Atlanta Kennesaw was a DST sponsored by Peachtree Group that owned a hotel in Kennesaw, GA (100 keys). Its last Form D, filed May 16, 2024, reports the offering fully sold.

How it ended

No outcome recorded · under 7 years

The last Form D, filed May 16, 2024, reports the offering fully sold.

Peachtree Group has 2 active offerings on record →

Key facts

Minimum investment
$100,000
From the Form D
Offering size
$25,658,769
Equity offered, per the Form D
Sold
100%
Form D, May 16, 2024; the % is our arithmetic
Investors reported
101
Form D, May 16, 2024
Selling commissions
$1,539,526 · 5.9% of offering
Form D Item 15; the % is our arithmetic
Financing
All cash. This offering reports no mortgage debt.
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 →

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Ask a 1031 specialist about this recordFree. About: Courtyard by Marriott Atlanta Kennesaw. Top1031 is not a broker-dealer.

What did the Trust own?

The hotel sits at 540 Greers Chapel Drive NW in Kennesaw, northwest of Atlanta. 2 It opened new in 2018, developed by Kennesaw Hotel Group as a Marriott franchise and managed at that time by Peachtree Hotel Group. 3 Peachtree Group later acquired it into PG Kennesaw DST and describes a value-add plan: lobby, corridor and guestroom upgrades, plus marketing aimed at Kennesaw State University and returning corporate accounts. 1

Reported location
Kennesaw, GA
Property size
100 keys

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

Peachtree reported the Kennesaw hotel among three DST acquisitions it closed debt-free — meaning no mortgage sits above investors — though that statement covered the three-property group rather than a Kennesaw-only capitalization. 4 No property-level lender or loan appears in the SEC record for this Trust.

Debt

Financing
All cash. This offering reports no mortgage debt.

Costs and terms from the Form D

Selling commissions
$1,539,526 · 5.9% of offering
Finders’ fees
$0
Paid to officers, directors and promoters
$1,569,193 · 6.1% of offering
Form D Item 16
· The filing’s note: “Estimate of certain fees and expenses, including Acquisition Fee, Managing Broker-Dealer Fee, Organization & Offering Expenses and Due Diligence Allowance that may accrue to one or more related persons.”
Broker-dealers named in the Form D
17 named in the Form D
Show the firms

Individual representatives named in Item 12 are not listed.

Date of first sale
Mar 29, 2023
Minimum investment
$100,000

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?

The Trust's first sale is reported as March 29, 2023, days after the initial notice was filed. 7 Two amendments followed, each updating the raise's progress rather than changing the deal. It was offered privately, without general advertising, to accredited investors — people meeting SEC income or net-worth thresholds.

Legal Trust name
PG Kennesaw DST
SEC CIK
1969791
First Form D
Mar 21, 2023
Latest Form D
May 16, 2024
Filings on record
3
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 soldInvestors
Form D/A$25,658,769
$25,658,769+$11,166,533
101+41
EDGAR
Form D/A$25,658,769
$14,492,236+$14,492,236
60
EDGAR
Form D$25,658,769
$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 Courtyard by Marriott Atlanta Kennesaw?
Courtyard by Marriott Atlanta Kennesaw is a Historical offering. The last Form D, filed May 16, 2024, reports the offering fully sold.
If it's a hotel, who pays the rent?
Nobody. Unlike a net-leased drugstore or industrial building, a hotel has no tenant signing a long-term lease. Revenue comes from nightly guests, and the property operates under the Courtyard by Marriott franchise brand. That means investor cash flow moves with occupancy, room rates and operating costs, which can change quarter to quarter.
Was there a mortgage on the property?
Peachtree Group stated that the Courtyard Atlanta Kennesaw was part of a group of three DST acquisitions bought debt-free, announced February 6, 2024. That statement described the three properties together, not a separately disclosed Kennesaw capitalization, and no lender appears in the Trust's SEC filings. A prospective buyer of a secondary interest would confirm current debt status in the offering documents.
Could this Trust convert into a REIT?
The record shows no 721/UPREIT feature — the structure in which a DST's property is contributed to a REIT's operating partnership in exchange for units, deferring tax but ending the ability to do another 1031 exchange on that asset. This Trust is recorded as not offering that path.
What did Peachtree Group say it planned to do with the hotel?
The sponsor's case study describes a value-add approach: renovating the lobby, corridors and guestrooms, and directing marketing toward Kennesaw State University demand and returning corporate accounts. Those are sponsor-stated plans; no completed renovation scope, cost or result was found in the public record.

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.