Hilton Garden Inn Jackson, TN
Hotel in Jackson, TN · sponsored by Peachtree Group
Hilton Garden Inn Jackson, TN was a DST sponsored by Peachtree Group that owned a hotel in Jackson, TN (98 keys). Its last Form D, filed Feb 9, 2024, reports the offering fully sold.
How it ended
No outcome recorded · under 7 years
The last Form D, filed Feb 9, 2024, reports the offering fully sold.
Key facts
- Minimum investment
- $100,000From the Form D
- Offering size
- $26,845,615Equity offered, per the Form D
- Sold
- 100%Form D, Feb 9, 2024; the % is our arithmetic
- Investors reported
- Form D, Feb 9, 202474
- Selling commissions
- Form D Item 15; the % is our arithmetic$1,610,737 · 6.0% 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: Hilton Garden Inn Jackson, TN. Top1031 is not a broker-dealer.Hilton Garden Inn Jackson, TN · Jackson, TN · Photo: cdn.prod.website-files.com
What did Hilton Garden Inn Jackson, TN own?
The Trust's only asset is a select-service Hilton Garden Inn in Jackson, Tennessee, which Peachtree Group's own case study describes as a four-story hotel. Peachtree Group reported that the DST completed the acquisition for $21 million. 1 The sponsor has since announced completion of a comprehensive renovation covering guest rooms, the lobby, Garden Grille & Bar, meeting space, fitness equipment and the pool deck. 2
- Reported location
- Jackson, TN
- Property size
- 98 keys
How was it financed, and what did it cost to sell?
Peachtree Group has described its DST hotel deals as debt-free: the Trust bought the hotel without a mortgage, so there is no lender, no loan maturity that could force a refinancing or sale, and no mortgage debt for an exchanger to replace.
Debt
- Financing
- All cash. This offering reports no mortgage debt.
Costs and terms from the Form D
- Selling commissions
- $1,610,737 · 6.0% of offering
- Finders’ fees
- $0
- Paid to officers, directors and promoters
- $1,634,029 · 6.0% of offeringForm D Item 16· The filing’s note: “Estimate of certain fees and expenses, including Acquisition Fee, Due Diligence Allowance, Managing Broker-Dealer Fee, Organization & Offering Expenses 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
- American Trust Investment Services, Inc. · CRD 3001
- Arkadios Capital · CRD 282710
- Aurora Securities · CRD 46147
- Cabin Securities, Inc. · CRD 137608
- Cabot Lodge Securities LLC · CRD 159712
- Concorde Investment Services, LLC · CRD 151604
- DFPG Investments, LLC · CRD 155576
- Emerson Equity LLC · CRD 130032
- Great Point Capital LLC · CRD 114203
- Innovation Partners LLC · CRD 146344
- Lightpath Capital, Inc. · CRD 34617
- McDermott Investment Services, LLC · CRD 154926
- Peachtree PC Investors, LLC · CRD 301004
- Realized Financial, Inc. · CRD 22333
- Realta Equities, Inc. · CRD 23769
- The Strategic Financial Alliance, Inc. · CRD 126514
- Wealthforge Securities, LLC · CRD 152550
Individual representatives named in Item 12 are not listed.
- Date of first sale
- Oct 27, 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.
Who's behind Hilton Garden Inn Jackson, TN?
Peachtree Group is a hospitality investment firm that acquires and operates select-service hotels and runs a 1031 exchange DST program. This Trust was the third offering on that platform, closing in February 2024; the sponsor announced its fifth hotel DST, a Tampa acquisition, on September 23, 2024. The February 9, 2024 amendment names Peachtree Hotel Group II, LLC as a related person, with PG Jackson TN Depositor, LLC as depositor and PG Jackson TN Manager, LLC as manager. 4
- Sponsor
- Offerings on record
What does the SEC record show?
The original notice was amended as sales accumulated, each amendment updating the tally until the raise finished. The Trust reported its first sale on October 27, 2023, and offered interests under Rule 506(c), which permits public advertising of the offering provided the sponsor verifies that every buyer is an accredited investor. 4
- Legal Trust name
- PG Jackson TN DST
- SEC CIK
- 1997972
- First Form D
- Oct 19, 2023
- Latest Form D
- Feb 9, 2024
- Filings on record
- 4
- 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/A | $26,845,615 | $26,845,615+$2,099,629 | 74+9 | EDGAR | |
| Form D/A | $26,845,615 | $24,745,986+$1,729,081 | 65+9 | EDGAR | |
| Form D/A | $26,845,615 | $23,016,905+$23,016,905 | 56 | EDGAR | |
| Form D | $26,845,615 | $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 Hilton Garden Inn Jackson, TN?
- Hilton Garden Inn Jackson, TN is a Historical offering. The last Form D, filed Feb 9, 2024, reports the offering fully sold.
- What does it mean that the Trust is all-cash?
- The Trust acquired the hotel without mortgage financing. There is no lender, no debt service and no loan maturity that could force a refinancing or a sale on the lender's timetable. For a 1031 exchanger, the flip side is that an all-cash Trust provides no replacement debt, so an investor who had a mortgage on the relinquished property may need other means to match that debt.
- Who runs the hotel day to day?
- The public record does not include a filed hotel management agreement. A hospitality jobs directory lists Peachtree Group as manager of the 98-room Hilton Garden Inn in Jackson, which is a directory listing rather than a primary document. Investors would look to the offering documents for the actual master lease and management arrangements.
- Has the hotel been renovated?
- Yes. Peachtree Group announced completion of a comprehensive renovation of the 98-room Hilton Garden Inn Jackson, with a reported scope covering guest-room finishes, furniture, lighting and connected-room entertainment; a refreshed lobby, Garden Grille & Bar and meeting areas; and upgrades to The Shop market, fitness equipment, pool deck, corridors and guest laundry.
- Has the Trust sold the property or reported a full-cycle result?
- No outcome has been reported yet. The last SEC filing on record for PG Jackson TN DST is the Form D amendment dated February 9, 2024, and no disposition, sale or full-cycle result appears in public filings or sponsor announcements as of September 4, 2026. There is also no REIT conversion feature: this Trust is not structured for a 721/UPREIT exit, where DST investors roll into REIT operating-partnership units.
- Why is a hotel DST different from a net-lease DST?
- A net-leased building has one tenant paying contractual rent, often triple-net, meaning the tenant covers taxes, insurance and maintenance. A hotel has no such lease: revenue comes from nightly room bookings and moves with travel demand, seasonality and room rates. Operating results in a hotel DST therefore vary period to period in a way fixed rent does not.
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.