Passco Preston Ridge is a 2020/2023-vintage, 340-unit garden multifamily community in Hickory, NC, 89.12% occupied and acquired in January 2026 for a $73.08M gross price against a $73.3M appraisal. Total capitalization is $83.57M ($44.35M Class A equity + $39.22M KeyBank/Fannie Mae DUS loan fixed at 5.01%, seven-year interest-only then 30-year amortization). Net distributions are projected at 4.45% in 2026, rising to ~5.19% by 2032 before dipping to 4.72% in 2033 as amortization commences, under a Core-Plus stabilization plan with Fogelman Properties management.
12% occupied per the January 8, 2026 rent roll. The Trust acquired the fee interest on January 8, 2026 from an unaffiliated seller for a gross purchase price of $73,082,500 (net $71,300,000 plus a $1,782,500 advisory fee to affiliate Passco Management Services), against a November 21, 2025 as-is appraisal of $73,300,000. The Project is subject to a Master Lease with Passco Preston Ridge MT, LLC, a thinly capitalized affiliate of the Depositor funded with $50,000 cash plus $310,000 and $500,000 notes guaranteed by Passco Companies, and is professionally managed by Fogelman Properties.
01% with a seven-year interest-only period and a 30-year amortization schedule, maturing in 2036. 02% by 2035, over a 10-year hold. The business plan is a Core-Plus strategy combining a recently built, stabilizing asset with a modest capital-improvement program in the Hickory submarket of western North Carolina.
| Lender | KeyBank, N.A. |
| Interest Rate | 5.01% (Fixed) |
| Loan Term | 10 years |
| Interest-Only Period | 7 years |
| Amortization | 30 years |
| Total Debt | $39.2M ($39,215,000) |
| In-Place LTV | 46.93% |
| Year 1 DSCR | 2.06x |
The 2020/2023-vintage, 340-unit garden community is among the newest assets of the recent DST cohort, with only six years of effective age, wood-frame construction, and a 1.92-per-unit parking ratio; the recent build materially limits near-term capital expenditure relative to older value-add multifamily and supports a lower-risk operating profile.
The $39,215,000 KeyBank loan under the Fannie Mae DUS program is fixed at 5.01% with seven years of interest-only payments, holding leverage to a conservative 46.93% loan-to-capitalization and roughly 53.5% of the $73,300,000 appraised value; agency execution, a green-spread reduction, and a rate buydown lower the coupon, and the structure defers amortization drag through 2032.
The asset was acquired at $209,706 per unit against a $73,300,000 as-is appraisal that exceeds the $73,082,500 gross purchase price, providing a basis modestly below appraised value and positive leverage over the 5.01% fixed coupon during the interest-only period.
Net distributions to Holders are projected to rise from 4.45% to approximately 5.19% by 2032 on rent growth, with a temporary dip to 4.72% in 2033 when the seven-year interest-only period ends and 30-year amortization begins, before recovering to 5.02%; the 4.81% ten-year average reflects a stabilizing rather than fully stabilized rent roll at 89.12% occupancy.
Day-to-day operations are handled by Fogelman Properties, an experienced third-party multifamily operator, under a Passco-affiliated master lease; the Hickory submarket showed competing-property occupancy of 88.9% to 96.0% and average asking rents near $1,583 per unit, framing the lease-up and rent-growth opportunity against a limited local supply pipeline.
The offering pairs a recently built 2020/2023 340-unit garden-apartment community with conservative 46.93% loan-to-capitalization leverage and an agency Fannie Mae DUS loan fixed at 5.01% with seven years interest-only, removing reset risk and deferring amortization while producing positive leverage against the in-place yield. The acquisition basis sits modestly below the $73,300,000 as-is appraisal, recent construction limits near-term capital needs, distributions benefit from depreciation shelter, and the asset is professionally managed by Fogelman under a Passco-affiliated master lease. The diversified one-, two-, and three-bedroom unit mix, the 1.92-per-unit parking ratio, and a stabilizing 89.12% occupancy with assumed Year-1 lease-up to 91.28% provide a credible path to the projected 4.45%-to-5.02% net distribution range over the hold.
The Master Tenant is a newly formed Passco affiliate with minimal capital—$50,000 in cash plus $310,000 and $500,000 notes guaranteed by Passco Companies—concentrating master-lease performance and conflict-of-interest risk in a thinly capitalized related party. The net distribution profile is modest and non-linear, dipping from 5.19% in 2032 to 4.72% in 2033 when the interest-only period expires and 30-year amortization begins, so the back half of the hold delivers lower current cash even as gross rents rise. The Project is a single asset in Hickory, a tertiary western North Carolina market with limited liquidity and a smaller demand base than gateway Sunbelt metros, and it is only 89.12% occupied at acquisition, leaving lease-up and the assumed 91.28% Year-1 occupancy and rent-growth assumptions to be proven against five directly competing communities. The purchase price was grossed up by a $1,782,500 advisory fee to an affiliate, and the offering carries a 7.65% selling load, elevating the effective basis above the underlying real estate cost, while the loan balloons in 2036 coincident with the planned disposition, creating refinance-or-sell convergence risk.
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.
The risk-adjusted profile is that of a recently constructed, stabilizing garden-apartment asset financed conservatively with fixed-rate agency debt, where the capital stack is genuinely low-risk - 46.93% leverage, fixed 5.01%, seven-year interest-only - and the principal variables reside in lease-up execution, the tertiary Hickory submarket, and the affiliated master-tenant structure. The recent vintage and below-appraisal basis are real supports, and the in-place yield provides positive leverage and a reasonable entry yield, but the projected 4.81% ten-year average net distribution is modest, and the amortization-driven dip in 2033 underscores that current cash flow weakens in the back half before any disposition. The thin, Passco-guaranteed master-tenant capitalization, the affiliate advisory-fee gross-up, and a single-asset concentration in a smaller western North Carolina market are the chief frictions, while the conservative leverage and recent construction are the clearest strengths. The investment suits an income-oriented 1031 exchanger comfortable with tertiary-market lease-up risk and a back-loaded, amortization-affected cash-flow profile.
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.
| Metric | This Offering | Market Avg. | Assessment |
|---|---|---|---|
| Avg. Income | 4.81% | 5.04% | Meets Average |
| Income Growth | 16.63% | 33.66% | Below Average |
| Peak Income | 5.19% | 5.95% | Below Average |
Passco
Passco Companies is an Irvine multifamily and commercial sponsor, founded in 1998, whose founder Bill Passo helped pioneer the modern tenant-in-common 1031 structure that preceded the DST—giving the firm genuine standing in the history of securitized exchanges. With $4.1 billion in AUM as of late 2025 and more than $8 billion in lifetime acquisitions across multiple cycles, Passco concentrates on Class A multifamily in Southeastern and secondary/tertiary markets, owning or managing some 30,000 units. Its structural heritage and through-cycle acquisition record make it a seasoned, large-scale name in the category.
Learn More About Passco →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.