PB Lofts at the Village
Multifamily property in Mission Viejo, CA — sponsor not disclosed
Files with the SEC as PB Lofts at the Village, DST
Sponsor not disclosed
Minimum investment
$100k
Offering size
$10.0M
How much has sold
None sold yet
Asset type
Multifamily property
Location
Mission Viejo, CA
Financing
All cash. This offering reports no mortgage debt.
Sponsor-reported, from SEC filings and cited sources.
What is this, in one paragraph?
PB Lofts at the Village, DST is a Delaware Statutory Trust — the structure that lets 1031 exchange investors own fractional real estate interests — set up for a multifamily investment and registered with the SEC through a single Form D in May 2023. No sponsor is identified, the underlying property has never been confirmed from primary sources, and no later filing appears on the SEC record.3
Show sources (10)Hide sources (10)
These links support the historical public record; individual details may come from different sources.
- U.S. Securities and Exchange Commission, SEC Form D ↗
- U.S. Securities and Exchange Commission, submissions record for CIK 0001978886 ↗
- U.S. Securities and Exchange Commission, submissions record for CIK 0001978886 ↗
- The White Law Group ↗
- sec.gov ↗
- sec.gov ↗
- whitesecuritieslaw.com ↗
- college-yard.com ↗
- hbsglobalcorp.com ↗
- theloftsatthevillage.… ↗
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?
No primary record identifies the real estate behind this Trust. The Form D describes it only as a Delaware Statutory Trust organized in Delaware in 2022, carries an industry classification of Commercial, and gives no property address.1 The name resembles an apartment community called The Lofts at the Village in Meridian, Idaho, but that link could not be confirmed from primary sources, so no building, unit count, or location is established here.
- Reported location
- Mission Viejo, CA
- Property size
- $9,950,374 offering
Who is the tenant, and what's the lease?
This is classified as a multifamily offering, so income would come from many resident leases rather than one corporate tenant. No tenant, lease, or occupancy information for the Trust itself appears in the public record.
How did it end?
No ending on record
PB Lofts at the Village, DST (Form D May 25, 2023; $9,950,374; related-party address 25611 Pacific Circle, Mission Viejo, CA 92692 / 949-357-9322) appears tied to The Lofts at the Village apartments at 3543 E Tecate Ln, Meridian, Idaho 83646 (built 2021, still actively leasing), but no public full-cycle, 721 UPREIT, foreclosure, or sale announcement by the DST was located in trade press, sponsor news, AltsWire, or CRE sale coverage.
Form D filed 2023-05-25 (Acc-no 000197888623000001). Industry: Commercial. Offering amount up to $9,950,374; $0 sold at filing (date of first sale yet to occur). Minimum investment $100,000. Brian Sconyers, President, same trustee setup as sibling PB 1205 West, DST (College Yard Investments context). Broker-dealer: Emerson Equity LLC (CRD 130032), 155 Bovet Road Suite 725, San Mateo, CA. $1,027,038 sales commissions and $517,000 managing broker-dealer fee disclosed. The 'Lofts at the Village' descriptor matches a Meridian, Idaho multifamily community at 3543 East Tecate Lane, but the DST's specific underlying property has not been confirmed from primary sources; identity not inferred.
$9,950,374 offeringSupporting evidence
Counted on the sponsor’s Record Card as: Still operating Document
How is it financed, and what does it pay?
The Form D carries no mortgage balance, lender, or loan terms, so whether this Trust holds debt or was capitalized all-cash is not established. In a leveraged DST the loan sits at the trust level and is non-recourse to investors; here the record says nothing either way.
Who's behind it?
Brian Sconyers is named in the Form D as an executive officer and as President of the Signatory Trustee.1 The trust's mailing and business address of record is 25611 Pacific Circle, Mission Viejo, California.2 Emerson Equity LLC of San Mateo, California is listed as the broker-dealer for the offering, with $1,027,038 in sales commissions disclosed. Because no sponsor organization is identified, there is no prior-program history or 1031 platform record to describe.
- Sponsor
- Sponsor not disclosedThe filing does not identify a sponsor we can confirm.
- Legal Trust name
- PB Lofts at the Village, DST
- May convert to a REIT
- No
Reported by the sponsor. Top1031 does not independently audit sponsor-reported figures.
What does the paperwork say?
Nothing has followed the original Form D: as accessed September 2, 2026, the SEC record shows no amendment, no closing notice, and no later filing for this Trust.3 It was offered under Rule 506(b), the private-placement route that bars public advertising and relies on pre-existing relationships with accredited investors — those meeting SEC income or net-worth tests.
- 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 PB Lofts at the Village?
Top1031 lists PB Lofts at the Village as historical. It is no longer raising money.
Where does Top1031 get the data for PB Lofts at the Village?
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 property does PB Lofts at the Village, DST own?
That is unresolved. The Form D filed May 25, 2023 gives no property address, and no primary record identifies the underlying real estate. The Trust's name resembles The Lofts at the Village, an apartment community at 3543 East Tecate Lane in Meridian, Idaho, but that is a name-based candidate only and was not confirmed from primary sources. The address on the SEC record — Mission Viejo, California — is the trust's filed address, not a property location.[2]
Who sponsors this Trust?
No sponsor organization is identified in the SEC filing. The Form D names Brian Sconyers as an executive officer and President of the Signatory Trustee.[1] Emerson Equity LLC, a San Mateo, California broker-dealer, is listed for the offering. Without a named sponsor there is no prior-program record, asset-management history, or 1031 platform to examine.
Is the offering still open?
Unclear from the public record. Only one Form D exists, filed May 25, 2023, and as accessed September 2, 2026 the SEC shows no later filing.[3] The absence of further filings does not by itself prove the offering closed, sold interests, or terminated. Anyone approached about this Trust should ask for current documentation directly.
What is the minimum investment?
The Form D filed May 25, 2023 states a minimum investment of $100,000 from any outside investor. Interests were offered under Rule 506(b), which limits sales to accredited investors reached through pre-existing relationships rather than public advertising.
Are there any legal or regulatory matters on record?
On March 28, 2025, the law firm The White Law Group published a page stating it was investigating potential securities-fraud claims involving PB Lofts at the Village DST and possible unsuitable recommendations.[4] That is a plaintiff-side investigation notice, not a finding of fraud, an enforcement action, a lawsuit judgment, or a reported loss. No primary enforcement or litigation record was located.
Does this Trust have a 721/UPREIT exit?
No REIT conversion is indicated on the record. A 721/UPREIT exit is where a DST's property is contributed to a real estate investment trust's operating partnership in exchange for partnership units, converting the investor's position into REIT-linked units. Nothing in this Trust's single Form D describes such a path.
Chapter 9PB Lofts at the Village DST: Investment InvestigationInvestigation page stating PB Lofts at the Village DST filed a Form D in 2023 seeking to raise $9,950,374 from investors.