NewStar 17 Sweetwater Springs DST is a $39.4 million Delaware Statutory Trust offering Sweetwater Springs, a 95-townhome residential community built in 2021 at 1510 Duluth Highway in Lawrenceville, Georgia, in the Atlanta metro. Sponsored by NewStar Exchange, an Atlanta-based vertically integrated sponsor founded in 2021 by former Preferred Apartment Communities executives, the trust carries a $17.6 million Freddie Mac fixed-rate loan at 5.10% (interest-only) and projects a 4.40% first-year distribution rising to 6.02% by year 10 (4.73% average), with a $100,000 minimum for 1031 investors.
47 acres) built in 2021 at 1510 Duluth Highway in Lawrenceville, Georgia, in the Atlanta metro. 10%.
73% average), with a $100,000 minimum for 1031 investors.
| Lender | NewPoint / Freddie Mac |
| Interest Rate | 5.10% (Fixed) |
| Loan Term | 10 years |
| Interest-Only Period | 10 years |
| Amortization | 30 years (after I/O) |
| Total Debt | $17.6M ($17,600,000) |
| In-Place LTV | 44.66% |
| Year 1 DSCR | 2.06x |
95-townhome community built in 2021 in Lawrenceville, GA, in the high-growth Atlanta metro.
4.40% first-year distribution rising to 6.02% by year 10 (4.73% average).
$17.6M Freddie Mac fixed-rate (5.10%), interest-only loan; 44.7% LTV; roughly 2.06x Year-1 DSCR.
Sponsored by NewStar Exchange - Atlanta-based, vertically integrated, founded by former Preferred Apartment Communities (NYSE: APTS) executives.
$100,000 minimum (1031); 2021-built townhomes with private garages and smart-home features.
Newer (2021) townhome product in a fast-growing Atlanta submarket; long-term fixed-rate agency (Freddie Mac) debt; experienced ex-PAC management team; rising distribution schedule.
Newer DST sponsor with a limited DST track record; roughly 10.25% load on equity; no affiliated-REIT 721 exit; smaller single-asset offering; interest-only loan with balloon maturity in 2036.
The analysis below is Baker 1031's educational opinion — not investment, tax, or legal advice, a recommendation, or a guarantee, and it does not replace the offering's Private Placement Memorandum (PPM), which governs in all respects. Read the PPM and consult your own CPA and attorney before investing.
A smaller, growth-oriented Atlanta townhome DST from an experienced-but-new sponsor. The rising yield and 2021 construction appeal to income investors comfortable with a newer sponsor and a single-asset, no-721 structure.
The analysis below is Baker 1031's educational opinion — not investment, tax, or legal advice, a recommendation, or a guarantee, and it does not replace the offering's Private Placement Memorandum (PPM), which governs in all respects. Read the PPM and consult your own CPA and attorney before investing.
NewStar Exchange
NewStar is a vertically integrated, full-service real estate firm based in Atlanta, Georgia, founded in 2021 by former executives of Preferred Apartment Communities (NYSE: APTS). Through its NewStar Exchange affiliate it sponsors 1031/DST offerings in income-producing residential communities across fast-growing Southeastern markets. As of February 2026 it manages 15 residential investments totaling more than 1,100 units and roughly $350 million in total cost.
Learn More About NewStar Exchange →Documents for this offering. Available to signed-in investors.
Securities offered through Aurora Securities, Inc. (CRD #46147 / SEC #8-51322), member FINRA / SIPC; Baker 1031 Investments, LLC is independent of Aurora Securities, Inc. and is not a registered broker-dealer or investment adviser. This is not an offer to sell or a solicitation of an offer to buy any security; any offer is made solely by the confidential private placement memorandum (PPM), which qualifies all information herein in its entirety. Delaware Statutory Trust interests are speculative, illiquid securities offered under Rule 506(c) of Regulation D and sold only to investors whose accredited-investor status has been verified; offering documents and subscription materials are provided only after that verification. They involve substantial risk, including possible loss of the entire investment.
Distributions, yields, the cap-rate equivalent, DSCR, occupancy, and benchmark figures are sponsor estimates or projections, are not guaranteed, and may differ materially from actual results. Any tax-adjusted yield assumes a 40% effective rate for non-1031 cash investors and is not tax advice. No tax, legal, or investment advice is provided — consult your own CPA and attorney. Past performance does not guarantee future results.