Offering summary
MCG Arden NC Multifamily DST is an offering sponsored by Madison Long Shoals Manager, LLC to acquire Venture at Long Shoals, an 86-unit boutique multifamily housing community completed in 2024. The total acquisition cost, including reserves, is $25,273,068, supported by an equity raise of $13,988,903. Financing is fixed at an interest rate of 5.27% with a debt service coverage ratio (DSCR) of 1.64x. The structure projects a Year 1 income rate of 4.75% and an average income rate of 4.75% over the full term, supported by master tenant income of $664,000. Total front-end offering expenses are $1,468,835, and master tenant reserves are funded at $425,000. Key items such as the property's appraised value, going-in cap rate, and the sponsor's historical DST experience are not disclosed in the provided materials.
Capital raise
0.0% of the offering is closed
$13,988,903 still available
$13,988,903
$0
0.0% of offering$0
Pending subscription$13,988,903
Open for subscriptionThe equity raise target is $13,988,903. Front-end costs deducted from capital include a $279,778 wholesaling fee, a $139,889 dealer fee, and $69,945 in organizational and offering expenses, totaling $1,468,835 in offering expenses.
Offering terms
Sector
Multifamily housing community
Investment Category
DST
Projected First Year Cashflow
4.75%
Avg. 4.75% over term
Min. Cash Investment
—
Min. 1031 Investment
—
Total Offering Price
$13,988,903
$162,662 per unit
Offering Debt
—
All-equity offering
LTV
—
On acquisition price
Units / Tenants
86
Property Age
The property is a newly constructed boutique multifamily community completed in 2024.
The offering involves a newly constructed 86-unit boutique multifamily property built in 2024 with a total acquisition cost of $25,273,068. Equity required is $13,988,903, targeting an initial Year 1 income rate of 4.75%. Debt financing carries a fixed interest rate of 5.27% and an initial DSCR of 1.64x.
Strengths & considerations
Key strengths
New Construction Vintage
2024The property is a newly constructed 86-unit boutique multifamily community completed in 2024.
Fixed Debt Coverage
5.27% / 1.64x DSCRDebt is secured at a fixed interest rate of 5.27% with a debt service coverage ratio of 1.64x.
Master Tenant Reserves
$425,000Upfront liquidity is established with $425,000 allocated to master tenant reserves.
Key considerations
Appraisal Not Disclosed
Not DisclosedThe appraised value and acquisition cap rate are not disclosed in the offering materials.
Limited Sponsor Scale
$5,000,000 AUMReported sponsor AUM is $5,000,000, with no DST experience or employee headcount disclosed.
Front-End Load
$1,468,835Total front-end offering expenses and fees represent $1,468,835 of the overall capitalization.
The asset features brand-new 2024 construction, mitigating near-term capital replacement needs across its 86 units. Long-term fixed-rate financing at 5.27% provides interest rate certainty alongside a 1.64x DSCR. In addition, an upfront master tenant reserve of $425,000 supports operational stability.
Sources, uses & fee assessment
Capital Sources
- $13.99M
Offering Equity
100.0% of offering
Where the Capital Goes
- $25.27M
Acquisition Cost
180.7% of offering
- $1.47M
Offering Expenses
10.5% of offering
- $425K
Reserves
3.0% of offering
Total Offering
$13.99M
All equity — no mortgage debt
Acquisition Cost
$25.27M
180.7% of offering to the property
Total Fees & Expenses
$1.47M
10.50% of offering
Reserves
$425K
3.0% of offering
Sources comprise $13,988,903 in offering equity alongside fixed-rate loan proceeds to fund the total capitalization of $25,273,068. Uses include the property purchase, $1,468,835 in total offering expenses, $540,000 in financing expenses, $133,580 in title and recording costs, and $425,000 in master tenant reserves.
Risk read
Tone reflects relative strength, not a rating
Valuation & Pricing
Appraised value not disclosedThe offering documentation does not disclose an appraised value or acquisition cap rate.
Financing & Debt
Fixed rate with 1.64x coverageFinancing is fixed at 5.27% interest with a DSCR of 1.64x and finance expenses of $540,000.
Sponsor Track Record
DST history not providedMadison Long Shoals Manager, LLC reports $5,000,000 in AUM, but DST experience is not disclosed.
Offering Fee Load
Syndication expenses disclosedFront-end expenses total $1,468,835, including a $279,778 wholesaling fee and a $139,889 dealer fee.
Valuation transparency is limited as the appraised value and acquisition cap rate are not disclosed. Additionally, the sponsor has limited disclosed assets under management ($5,000,000) and undisclosed prior DST experience. Performance relies on the single 86-unit property meeting master tenant obligations.
Calculated underwriting metrics
Syndicated Cap Rate
5.02%
NOI ÷ offering price
Upfront Load
10.50%
Total fees ÷ offering price (all-equity offering)
Premium / Discount
—
Offering price vs. appraised value
Offering vs. Acquisition
—
Offering price ÷ acquisition price
Price per Unit
$162,662
Offering price ÷ 86 units
The syndicated capitalization rate is 5.02% based on a total acquisition cost of $25,273,068. The offering targets a 4.75% Year 1 income distribution and a 4.75% full-term average return, supported by master tenant income of $664,000. Front-end fees and offering expenses total $1,468,835.
Sponsor
Sponsor
Madison Long Shoals Manager, LLC
Madison Long Shoals Manager, LLC is the sponsor with $5,000,000 in reported AUM and a sector focus in multifamily housing. Specific details on DST track record, employee headcount, and wider portfolio holdings are not disclosed.
—
Properties owned or managed
$5,000,000
Across all programs
—
Prior DST offerings
—
DST-held assets
—
Disclosed headcount
multifamily housing community
Stated strategy
The sponsor for the offering is Madison Long Shoals Manager, LLC, which reports assets under management of $5,000,000. The sponsor's prior DST experience, historical track record, employee headcount, and broader portfolio property count are not disclosed in the excerpts.