805 Riverfront Apartments
Multifamily (Class A, built 2023, The Bridge District) property in West Sacramento, CA — sponsor not disclosed
Files with the SEC as Cottonwood Riverfront DST
Sponsor not disclosed
Minimum investment
$25k
Offering size
$74.9M
How much has sold
None sold yet
Asset type
Multifamily (Class A, built 2023, The Bridge District) property
Location
West Sacramento, CA
Financing
Leveraged. This offering reports mortgage debt on the property.
Sponsor-reported, from SEC filings and cited sources.
What is this, in one paragraph?
Cottonwood Riverfront DST is a Delaware statutory trust — fractional real estate ownership structured to qualify for a 1031 exchange — holding 805 Riverfront, a Class A apartment community in West Sacramento's Bridge District. Cottonwood Communities transferred the property into the trust on June 27, 2025 and initially held all of the interests. The sponsor reported $27.4 million of interests sold as of June 30, 2026.1
Min $25k; equity $74.95M; occ 85.7% (9/30/24 REIT 10-Q); sponsor Cottonwood Communities; dealer mgr Orchard Securities
Show sources (7)Hide sources (7)
These links support the public record as a whole; individual details may come from different sources.
- U.S. Securities and Exchange Commission, Cottonwood Communities Form 10-Q (quarter ended June 30, 2026) ↗
- 805 Riverfront / Cottonwood Residential leasing page ↗
- Cottonwood Communities, Inc., Prospectus Supplement No. 13 ↗
- U.S. Securities and Exchange Commission, Form D — Cottonwood Riverfront DST ↗
- sec.gov ↗
- sec.gov ↗
- cottonwoodres.com ↗
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?
805 Riverfront was completed in 2023 in West Sacramento's Bridge District, a five-story mixed-use building directly across from Sutter Health Park; Engineering News-Record gave the $70-million project an Award of Merit in October 2024. The Registry and the Sacramento Business Journal both reported on July 23, 2025 that Cottonwood paid $108.4 million for it. Cottonwood Communities reported 93.33% physical occupancy as of June 30, 2026.1
- Property address
- 805 Riverfront Street, West Sacramento, CA
- Property size
- 285 units (avg 746 SF)
Who is the tenant, and what's the lease?
There is no single corporate tenant here: income comes from individual apartment residents, and the property's leasing page lists lease terms of 5 to 14 months.2 The filings and sponsor materials reviewed do not name a master-tenant entity or state master-lease terms for the trust.
How are sales going?
These are the sponsor’s own numbers. They can lag what has actually sold, and they do not confirm that interests are still available.
Raise history appears here once sales are filed — free account required.
How is it financed, and what does it pay?
Investors here take on property-level debt as well as equity, which is how a leveraged DST supplies the replacement debt a 1031 exchanger may need. Cottonwood Communities reported $42.556 million of mortgage debt on the property as of June 30, 2026.1 The loan runs a seven-year term maturing July 1, 2032.3
Who's behind it?
Cottonwood Communities is a publicly registered non-traded REIT focused on multifamily property, and this trust is the first offering under the DST program it launched in the third quarter of 2025. The Form D names CC Exchange TRS, Inc. as sponsor, CC Riverfront Depositor, LLC as depositor and CC Riverfront Manager, LLC as trust manager.4 Blue Vault reported a merger agreement signed June 27, 2025 to acquire RealSource Properties, combining more than 11,000 units across 13 states. Orchard Securities is dealer manager.
- Sponsor
- Sponsor not disclosedThe filing does not identify a sponsor we can confirm.
- Legal Trust name
- Cottonwood Riverfront DST
- May convert to a REIT
- No
Reported by the sponsor. Top1031 does not independently audit sponsor-reported figures.
What does the paperwork say?
One Form D, never amended, so the exempt-offering record still shows launch-day figures rather than current progress; the sponsor's own SEC filings carry the updates.1 Interests are placed privately with accredited investors — those meeting SEC income or net-worth tests — without general advertising.
- 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
Is 805 Riverfront Apartments still raising money?
Top1031 lists 805 Riverfront Apartments as active because the sponsor is still filing with the SEC. That does not confirm that interests remain available.
Where does Top1031 get the data for 805 Riverfront Apartments?
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.
What does this trust actually own?
One asset: 805 Riverfront, a 285-unit apartment community at 805 Riverfront Street in West Sacramento's Bridge District. Cottonwood Communities disclosed in its Form 10-Q filed November 13, 2025 that it transferred the property into Cottonwood Riverfront DST — a Delaware statutory trust — on June 27, 2025, and that the first offering of DST interests in the trust commenced in the third quarter of 2025.
How far along is the offering?
Cottonwood Communities' Form 10-Q for the quarter ended June 30, 2026 reported that $27.4 million of DST interests had been sold as of that date and that interests were still being offered, with the issuer's ownership declining as interests sold. The Form D on file with the SEC was submitted September 30, 2025 and has not been amended, so the exempt-offering record itself shows nothing newer. Confirm current availability and any closing date with the sponsor or your representative.
Who pays the rent?
Individual residents do. This is a conventional apartment community, so income turns over unit by unit rather than under one long corporate lease; the property's leasing page lists lease terms of 5 to 14 months. Most DSTs of this type interpose a master tenant between the trust and residents, but the sources reviewed do not name that entity or state its lease terms — ask for the master lease in the PPM, the trust's full private placement memorandum.
Is there a mortgage on the property?
Yes. Cottonwood Communities' Form 10-Q for the quarter ended June 30, 2026 listed $42.556 million of mortgage debt on 805 Riverfront. Cottonwood's prospectus supplement dated August 17, 2026 states the mortgage bears interest at 5.08%, runs a seven-year term and matures July 1, 2032. Verify the current balance, prepayment terms, reserves and any recourse provisions in the PPM.
What did Cottonwood pay for the property?
The Sacramento Business Journal and The Registry both reported on July 23, 2025 that Cottonwood paid $108.4 million for the 285-unit property. Separately, Cottonwood Communities' Form 10-Q for the quarter ended June 30, 2026 lists a September 2023 purchase date and a $104.646 million amount for 805 Riverfront, qualifying that figure as acquisition-date fair value plus subsequent capitalized costs. The two numbers rest on different bases and are not reconciled in the sources reviewed.
How is the offering sold, and who can buy?
The Form D indicates the offering is conducted under Rule 506(b), the private-placement exemption that bars general advertising and, in practice, limits sales to accredited investors the sponsor or its selling group already knows. Orchard Securities is named as dealer manager. Because 506(b) offerings are not publicly marketed, access typically runs through a registered representative or the sponsor directly.
Chapter 9Cottonwood Communities ProspectusCottonwood commenced its first offering of DST Interests in Cottonwood Riverfront DST, a DST holding 805 Riverfront, in the third quarter of 2025. Cottonwood Communities 10-Q (Quarter Ended 9/30/2025)Cottonwood Communities' 10-Q filed November 13, 2025 discloses the June 27, 2025 transfer of 805 Riverfront to Cottonwood Riverfront DST and notes the first offering of DST Interests in the trust commenced in Q3 2025. Cottonwood Communities REIT to Launch DST Program in Q3 2025Cottonwood Communities Inc., a publicly registered non-traded real estate investment trust focused on multifamily real estate investments, announced it will launch a DST program in Q3 2025. 805 Riverfront apartments in West Sacramento soldCottonwood paid $108.4 million for 805 Riverfront, a 285-unit property in West Sacramento.