Your 1031 DST Authority
Olympus Tradewinds DST
Offering Overview
Tradewinds Apartments is a Class A multifamily community at 1808 S. Tradewinds Blvd., Midland, Texas, acquired by an Olympus Property affiliate for $34,250,000 and held in a Delaware Statutory Trust. The Trust financed the purchase with a $19,021,000 Fannie Mae loan through Berkadia at a fixed 4.95%, interest-only for the full seven-year term (maturing November 1, 2032). Under a master lease, the Trust targets distributions beginning at 6.00% and rising to 6.60% of invested equity over an approximately seven-year hold, with an optional Section 721 exchange into an affiliated Exchange Entity at disposition. Offered under Rule 506(c).
Investment Highlights
- Class A Midland, TX multifamily acquired for $34.25M, held in a DST.
- Fixed 4.95% Fannie Mae (Berkadia) loan, interest-only for the full 7-year term; ~47.4% LTV.
- Projected distributions rising from 6.00% to 6.60% over a ~7-year hold (avg ~6.24%).
- Optional Section 721 (FMV) exchange into an Olympus Exchange Entity at disposition.
- Sponsored by Olympus Property, a Fort Worth multifamily owner-operator founded in 1992 with 54 realized full-cycle deals.
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 leveraged single-asset Class A multifamily DST in Midland's Permian Basin economy; investor returns depend on Olympus's operations and a ~2032 sale or 721 roll. Fixed 4.95% interest-only debt is favorable in a higher-rate environment, but the non-triple-net master lease and single-market exposure concentrate risk.
Pros
Experienced multifamily sponsor (54 realized full-cycle deals, ~25.7% avg IRR); fixed-rate interest-only financing removes near-term rate risk; Sun Belt / Permian Basin market; optional 721 liquidity path.
Cons
Single-asset, single-market concentration; illiquid non-traded interests; master lease is not triple-net (Trust bears certain capex, taxes and insurance); interest-only loan with a 2032 balloon and no refinancing permitted; meeting target distributions may rely partly on reserves.
Financing
Financing terms for this offering are summarized below.
Benchmark Comparison
| Metric | This Offering | Benchmark | Difference |
|---|---|---|---|
| Average Yield | 6.24% | 5.03% | +24.06% |
| Max Yield | 6.60% | 5.29% | +24.76% |
| 10-Yr Income Growth | 10.00% | 24.74% | −59.58% |
Benchmark reflects the average of comparable Multifamily offerings. Differences are relative to the benchmark.
Offering Documents
Offering Documents Available By Request
About the Sponsor
Olympus Property is a Fort Worth family-owned Class A multifamily owner-operator, founded in 1992, with a portfolio exceeding $9.2 billion and more than 35,000 units across 17 states, reaching exchangers through its affiliate WW Olympus Investment Company. Its markets two alignment-and-discipline features heavily: co-investment in every property and long-term fixed-rate debt, alongside a claim of never having missed an investor distribution. The Class A apartment specialization and operating control define a focused, multifamily-pure franchise.
This page describes a specific Delaware Statutory Trust offering (Olympus Tradewinds 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.