Maple Grove
Build-to-rent single-family property in Ruther Glen, VA · sponsored by Velocis
Maple Grove is a DST sponsored by Velocis that owns a build-to-rent single-family property in Ruther Glen, VA (66 units). Its latest Form D, filed Dec 31, 2025, lists a $11.3 million offering.
Key facts
- Minimum investment
- Not in the Form DFrom the Form D
- Offering size
- $11,310,634Equity offered, per the Form D
- Sold so far
- Form D, Dec 31, 2025; the % is our arithmetic50.1%
- Investors reported
- Form D, Dec 31, 202518
- Selling commissions
- Form D Item 15; the % is our arithmetic$678,638 · 5.9% of offering
- Financing
- Leveraged. This offering reports mortgage debt on the property.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 →
Sales so far
- Latest Form D
- Dec 31, 2025 · 2 filings
- First sale
- Sep 26, 2025
These are the sponsor’s own numbers. They can lag what has actually sold, and they do not confirm that interests are still available.
- Amount sold
- $5,667,537
- Not yet sold
- $5,643,097
- Investors
- 18
Calculated by Top1031 from the Form D filings, not stated by the sponsor:
50.1% of $11,310,634 sold, calculated by Top1031 from the Form D
- Average since first sale
- about $1.7 million a month
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Ask a 1031 specialist about this recordFree. About: Maple Grove. Top1031 is not a broker-dealer.Maple Grove · Ruther Glen, VA · Photo: cdn-dam.realpage.com
What does Maple Grove own?
Maple Grove is a community of single-family-style rental homes and townhomes restricted to residents 55 and older, delivered in 2023. Sponsor material breaks the mix into 58 two-bedroom and eight three-bedroom homes, and states the Trust bought the completed community on August 25, 2025 rather than funding construction. 1 AltsWire, covering the offering's launch on September 23, 2025, described the homes as recently constructed. 3 No reviewed source states what the Trust paid or names the developer.
- Property address
- 7132 Maple Grove Way, Ruther Glen, VA
- Property size
- 66 units
How have sales gone?
The sponsor’s own numbers, with the caveat in Sales so far ↑.
How is it financed, and what did it cost to sell?
The Trust carries mortgage debt rather than owning the homes free and clear, and that debt is agency financing from Fannie Mae, whose loan documents govern prepayment, refinancing and sale timing. 1 Sponsor material puts loan proceeds at $10,117,000. 1
Debt
- Financing
- Leveraged. This offering reports mortgage debt on the property.
Costs and terms from the Form D
- Selling commissions
- $678,638 · 5.9% of offering
- Finders’ fees
- $0
- Paid to officers, directors and promoters
- $1,304,072 · 11.5% of offeringForm D Item 16· The filing’s note: “This estimate includes certain expense reimbursements and assumes the sale of the total offering amount.”
- Broker-dealers named in the Form D
- 11 named in the Form D
Show the firms
- 1031 Securities Inc. · CRD 326590
- American Trust Investment Services, Inc. · CRD 3001
- Arkadios Capital · CRD 282710
- Capulent LLC · CRD 155155
- Colorado Financial Service Corporation · CRD 104343
- DAI Securities, LLC · CRD 36673
- Emerson Equity LLC · CRD 130032
- FNEX Capital, LLC · CRD 166316
- Money Concepts Capital Corp · CRD 12963
- Orchard Securities, LLC · CRD 133378
- Wealthforge Securities, LLC · CRD 152550
Individual representatives named in Item 12 are not listed.
- Date of first sale
- Sep 26, 2025
- Minimum investment
- Not in the Form D
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 Maple Grove?
Velocis is a real estate investment manager that brought this Trust to market through its 1031 exchange arm, Velocis Exchange, which offered beneficial interests to accredited investors — those meeting the SEC's income or net-worth tests. 1 The entity named as trust manager in the offering record is Velocis Maple Grove BTR DST Manager, LLC. Velocis announced on August 14, 2026 that the equity raise for this Trust had been fully subscribed. 2
- Sponsor
- Offerings on record
What does the SEC record show?
The SEC record here is short: the later filing is an amendment that updated the sales figures first reported at launch. The Trust is offered under the exemption permitting general solicitation — public advertising of the deal — provided each investor's accredited status is verified before subscribing.
- Legal Trust name
- Velocis Maple Grove BTR DST
- SEC CIK
- 2090454
- First Form D
- Oct 8, 2025
- Latest Form D
- Dec 31, 2025
- Filings on record
- 2
- 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 | $11,310,634 | $5,667,537+$4,911,919 | 18+17 | EDGAR | |
| Form D | $11,310,634 | $755,618 | 1 | 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
- Is Maple Grove an active offering?
- Maple Grove is an Active offering: its latest Form D was filed Dec 31, 2025. A Form D filing does not by itself confirm that interests are still available; the sponsor or a registered representative can confirm what is open.
- Is this a net-leased, single-tenant property?
- No. Maple Grove is a residential build-to-rent community, so income depends on many individual resident leases rather than one corporate tenant's credit. The reviewed public record — the SEC filings, the sponsor's brochure and news coverage of the offering — discloses no master lease and no master tenant. The community's leasing listing advertises a 12-month lease option.
- Who manages the community day to day?
- A rental listing for Maple Grove at 7132 Maple Grove Way identifies Greystar, a national apartment and single-family rental operator, as the property manager, and the community's leasing page is hosted by Greystar. No reviewed source sets out the management contract's term, fees or termination rights; those arrangements would be described in the offering documents.
- How full is the property?
- In coverage published August 13, 2026, AltsWire reported that Velocis Exchange said Maple Grove was 100% occupied. That figure is the sponsor's own statement: the report gives no measurement date and no independent verification, and occupancy at a 66-home rental community can move with ordinary turnover. No reviewed source establishes occupancy as of October 2026.
- What does the 55+ designation mean here?
- Sponsor material describes Maple Grove as an age-restricted build-to-rent community for adults 55 and older, meaning residency is limited by age rather than open to all renters. Age-restricted communities draw from a narrower renter pool than conventional apartments. The specific age covenants, amenity obligations and marketing limits would be described in the offering documents.
- What is the minimum investment, and can my interest be rolled into a REIT later?
- Top1031's offering data lists a minimum of $100,000 for 1031 exchange investors and $25,000 for cash investors; the binding minimum is whatever the offering documents state. The record shows no 721/UPREIT exit — the structure in which DST interests are contributed to a REIT's operating partnership in exchange for units — so an eventual sale of the property is the exit contemplated.
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.