Top1031

MHC Affordable Housing DST IV

Manufactured housing communities (per sponsor series; Form D industry: Residential) property — sponsored by MHC Capital

Minimum investment
$100k
Offering size
$60.1M
How much has sold
None sold yet
Asset type
Manufactured housing communities (per sponsor series; Form D industry: Residential) property
Location
Not stated
Financing
Leveraged. This offering reports mortgage debt on the property.

Sponsor-reported, from SEC filings and cited sources.

Chapter 1

What is this, in one paragraph?

MHC Affordable Housing DST IV is a Delaware business trust organized in 2025 — a DST is the passive co-ownership vehicle whose interests can serve as 1031 replacement property.1 It holds manufactured-housing communities in Michigan, Ohio and Pennsylvania.2 MHC Capital says the portfolio came from its predecessor trust, MHC Affordable Housing DST III, in a 2026 sale that the reviewed materials do not confirm fully closed.7

MHC Affordable Housing DST IV image

Min $100k; $60.15M offering, $0 sold, first sale yet to occur as of Form D 5/7/26; 506(c); S2K Financial dealer mgr

Show sources (12)Hide sources (12)

These links support the public record as a whole; individual details may come from different sources.

Location not on recordThe SEC filings for this offering do not give a property address. The filing history below is the current public record.

On a 45-day clock? Find day 45 and day 180 from the sale date, then come back to this record.

Chapter 2

What exactly is the property?

MHC Capital organized the Trust in Delaware in 2025 to take over a manufactured-housing portfolio held by its predecessor, MHC Affordable Housing DST III.1 Five communities sit in Michigan, three in Ohio and one in Pennsylvania, where residents rent sites for homes they own; the Trust holds the land and site improvements, not the homes.2 The sponsor reports a $90,020,000 purchase price against a $90 million Colliers appraisal.3 Its only published occupancy figure, 66.0%, dates to November 1, 2021.4

Property size
1,702 homesites across 9 communities
Chapter 3

Who is the tenant, and what's the lease?

The Trust leases the whole portfolio to MHC Affordable Housing ML, LLC as master tenant — the operating layer a DST needs because the trust itself cannot manage property.5 MHC Capital describes an absolute-net ground lease of roughly ten years with three five-year renewal options, meaning the tenant bears taxes, insurance and upkeep.5

Chapter 4

How are sales going?

These are the sponsor’s own numbers. They can lag what has actually sold, and they do not confirm that interests are still available.

How we work out how much has sold

We divide the amount the sponsor reports sold by the offering size in its latest SEC filing, filed May 7, 2026.

  • The sponsor reports these amounts itself, and can amend them later.
  • A filing can be behind what has actually sold. It does not confirm that interests are still available.
  • The amount left to sell is the offering size minus the amount sold.

Raise history appears here once sales are filed — free account required.

Chapter 5

How is it financed, and what does it pay?

Mortgage debt sits ahead of investor equity, and the single Form D on record does not settle this Trust's leverage. MHC Capital reports a $44.0 million JPMorgan senior loan at the first stage of the transaction and an existing $30.5 million KeyBank loan to be retired.6 The sponsor described the remaining payoff as depending on bridge financing.7

Chapter 7

What does the paperwork say?

The Trust may advertise this offering publicly, but each buyer's accredited-investor status — meeting SEC income or net-worth thresholds — must be documented and verified rather than self-certified. The Form D, the brief notice an issuer files after launching a private placement, stands unamended in the SEC record reviewed through August 31, 2026.

  1. Form D filedFirst and latest filing on record.
Filings on record
1
How it may be offered
Rule 506(c)May be advertised publicly. Every buyer’s accredited status must be verified.
Source filing
Read the filings on SEC EDGAR

A Form D is the notice a sponsor files when it starts raising money. A Form D filing does not mean the SEC approved, endorsed, or verified the offering.

DST interests are illiquid private securities. You may lose some or all of your investment. Distributions, tax treatment, and exit timing are not guaranteed. Review the current Private Placement Memorandum before investing.

Chapter 8

Common questions

Is MHC Affordable Housing DST IV still raising money?

Top1031 lists MHC Affordable Housing DST IV as active because the sponsor is still filing with the SEC. That does not confirm that interests remain available.

Where does Top1031 get the data for MHC Affordable Housing DST IV?

Top1031 builds this record from the sponsor’s own SEC filings and cited sponsor disclosures. Filings can lag what is happening now. A Form D filing does not mean the SEC approved, endorsed, or verified the offering.

What does this Trust actually own?

Per MHC Capital's April 2026 investor briefing, nine manufactured-housing communities totaling 1,702 homesites: Parkway Village in Clinton Township, MI (242 sites); New Village Estates in Homer, MI (130); Watson in Otsego, MI (164); Arbor Village in Parma, MI (266); Gun River in Plainwell, MI (224); Rustic Pines in Thompson, OH (131); Four Seasons in Vienna, OH (192); Villager in Warren, OH (179); and Brady Hills in Slippery Rock, PA (174). The Trust owns the land and site improvements; residents own the homes placed on the leased sites.

Why did the property come from another MHC trust?

MHC Capital describes the 2026 transfer of the portfolio from MHC Affordable Housing DST III into DST IV as the exercise of a contractual call right built into the earlier offering — an exit mechanism for DST III investors rather than an arm's-length third-party sale. Because sponsor-affiliated entities stand on both sides, the pricing, the appraisal and the fee terms are matters to read in the PPM, the Private Placement Memorandum that serves as the offering's full disclosure document.

Has the acquisition fully closed?

The public record reviewed does not establish that it has. MHC Capital describes a two-stage closing beginning in March 2026, in which JPMorgan funds a $44.0 million senior loan and an existing $30.5 million KeyBank loan is retired, with the remaining equity payoff dependent on bridge financing. As of August 31, 2026, no sponsor statement or SEC filing locating a completed closing was found, and the Trust's only filing on record is the May 7, 2026 Form D.

What operating figures has the sponsor published?

For the trailing period ending March 2026, MHC Capital reported portfolio revenue of $7.06 million, net operating income of approximately $4.0 million, and average site rent of about $495 per month; the sponsor describes these as unaudited. The sponsor also reported $4,608,432 of reinvestment across water and sewer systems, roads and pavement, electrical infrastructure, tree and grounds work, and home rehabilitation. Its only located occupancy figure for the portfolio, 66.0%, is as of November 1, 2021 and does not establish current occupancy.

Who runs the communities day to day?

MHC Affordable Housing ML, LLC serves as master tenant and operator under what the sponsor describes as an absolute-net ground lease of roughly ten years with three five-year renewal options. A DST cannot actively operate real estate without risking its tax status, so a master tenant affiliated with the sponsor handles leasing, maintenance and capital work, and pays rent to the Trust.

How current are the figures on this page?

The offering figures come from a single Form D — the notice an issuer files with the SEC after launching an exempt offering — filed on May 7, 2026, and they speak as of that date. No later amendment or additional SEC filing for the Trust was located as of August 31, 2026, so activity after May 7 is unresolved in the public record. A Form D is a notice, not SEC approval of the offering.

Chapter 9

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