Your 1031 DST Authority
CF Biscayne Multifamily DST
Offering Overview
CF Biscayne Multifamily DST is a $236.0 million Delaware Statutory Trust sponsored by Cantor Fitzgerald, offering Biscayne Shores - a 380-unit Class A multifamily community on 8.20 acres at 11295 Biscayne Boulevard in Miami, Florida. The trust is capitalized with $112.65 million of equity and a $123.3 million Freddie Mac loan fixed at 4.84% (interest-only through 2031), and projects a 4.30% first-year distribution stepping to 3.75% in years 6-7 (4.14% average) over a seven-year hold. Minimum investment is $250,000, with a Section 721 exchange option into Cantor Fitzgerald Income Trust (CFIT).
Investment Highlights
- 380-unit Class A multifamily community on Biscayne Boulevard in Miami, Florida (10,900+ Cantor-managed units in the Miami MSA).
- 4.30% first-year distribution (4.14% average over a 7-year hold).
- $123.3M Freddie Mac loan fixed at 4.84%, interest-only through 2031; 52.26% LTV.
- Sponsored by Cantor Fitzgerald; Section 721 UPREIT exchange option into Cantor Fitzgerald Income Trust (CFIT).
- $250,000 minimum; value-add kitchen-island program across roughly 144 units.
Forecasted Cash Flow
Projected annual cash-on-cash distributions with the corresponding tax-equivalent yield over the hold, based on the sponsor’s underwriting assumptions.
Illustrative projections only — targeted distributions are not guaranteed and actual results will vary. Tax-equivalent yield assumes depreciation shelter of distributed income.
Analyst Notes
A core-plus Miami multifamily DST with agency leverage and a clear 721 path into CFIT. Best for investors prioritizing sponsor quality and UPREIT optionality over headline current yield.
Pros
Institutional Cantor Fitzgerald sponsorship with a sizable affiliated REIT for the 721 exit; stabilized Class A multifamily in a supply-constrained Miami submarket; long-term fixed-rate agency debt; modest 7.5% load.
Cons
Distribution steps down to 3.75% in years 6-7 as interest-only converts to amortizing; high $250,000 minimum; FMV cash election capped at 5%; Miami insurance and supply pressures.
Financing
Financing terms for this offering are summarized below.
Benchmark Comparison
| Metric | This Offering | Benchmark | Difference |
|---|---|---|---|
| Average Yield | 4.14% | 5.03% | −17.69% |
| Max Yield | 4.30% | 5.29% | −18.71% |
| 10-Yr Income Growth | 0.00% | 24.74% | −100.00% |
Benchmark reflects the average of comparable Multifamily offerings. Differences are relative to the benchmark.
Offering Documents
Offering Documents Available By Request
About the Sponsor
Cantor Fitzgerald reaches the 1031 market through Cantor Fitzgerald Investors, leveraging the global capital-markets and brokerage muscle of its 1945-founded parent and its Newmark affiliation to source institutional-quality DSTs and feed its non-traded Cantor Fitzgerald Income Trust. With roughly $13 billion under management at Cantor Fitzgerald Asset Management as of early 2024 and a portfolio approaching 12 million square feet across multifamily and net-lease assets, the franchise blends investment-bank sourcing with an UPREIT exit path. Its Opportunity Zone partnership with Silverstein Properties extends the platform into ground-up development, broadening the tax-advantaged menu it can offer.
This page describes a specific Delaware Statutory Trust offering (CF Biscayne Multifamily DST) and is provided for informational purposes only. It does not constitute an offer to sell or a solicitation of an offer to buy any security. Any offering is made solely to verified accredited investors and only by means of a confidential private placement memorandum (PPM).
All figures shown — including minimum investment, cash-flow projections, tax-equivalent yield, loan-to-value, and hold period — reflect the sponsor's current estimates and assumptions and are not guarantees of future performance. Tax-equivalent yield depends on each investor's tax circumstances; projected distributions may not be achieved and actual results will vary. Sponsor track record, benchmark data, and full-cycle averages describe prior programs and are not indicative of the results of this offering.
An investment in a DST is speculative, illiquid, and involves a high degree of risk, including the possible loss of the entire amount invested. There is no public market for these interests, distributions are not guaranteed, and investors have no control over property operations. 1031 exchange and tax treatment depend on each investor's individual circumstances and on tax laws that are subject to change; consult your own tax and legal advisors.
Tax-equivalent yield represents the pre-tax yield a fully taxable investment would need to generate in order to match the after-tax cash flow of this offering. It assumes that a portion of distributions is sheltered by depreciation and other deductions, and it depends entirely on each investor's individual tax bracket, state of residence, and holding structure. It is illustrative only and is not a projection of return. Cap rate equivalent is the implied capitalization rate (net operating income divided by purchase price) shown solely for comparison to direct real estate; it is not a distribution rate, a yield, or a measure of investor return.
This offering and all terms shown are subject to change, withdrawal, or cancellation at any time without notice, and availability is not guaranteed. Nothing on this page creates a commitment or reservation. An investment is confirmed only upon the sponsor's acceptance of fully executed subscription documents; no other communication, indication of interest, or reservation constitutes a binding investment.