Park View OZ REIT Review 2026: One Tampa Property, the Cost of Raising Capital and What PVOZ's Trading Shows
Park View OZ REIT is a Regulation A opportunity zone fund that sells shares at $100 and has them quoted over the counter as PVOZ. Five years in, it owns two townhouses in Tampa and has raised $4.07 million, of which $1.52 million has gone to offering costs. The third-party trading dataset AltStreet retrieved records only 977 shares of volume since September 2023. The opportunity zone tax treatment depends on the fund keeping its status and on when an investor buys, and it changes for investments made from January 1, 2027.
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What the data actually shows - TL;DR
Park View OZ REIT, Inc. is a Maryland corporation formed in 2020 by Michael Kelley and Elizabeth Kelley to invest capital gains in opportunity zone real estate. It sells common stock under Regulation A at $100 a share, a price its circular says was 'arbitrarily determined by our Manager', and its shares are quoted over the counter as PVOZ, which the site presents as the only opportunity zone fund with 'freely tradable shares of stock'.
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The filed record is small and specific. The fund owns one investment, two of four townhouses at 2209 North Boulevard in Tampa Heights, bought for $1,920,000 in cash in 2023 and rented for $10,425 a month together. It has raised $4,066,946 from investors since 2021, and it has paid $1,518,749 in offering costs over the same period, 37% of everything raised and 81% of what it raised after its first year; in 2025 it paid more in offering costs ($421,580) than it raised ($350,000).
Its book equity at June 30, 2026 was $55.89 a share against the $100 offering price. The tradability that leads the pitch is thin: the third-party FINRA dataset AltStreet retrieved records 977 shares of over-the-counter volume since September 2023, against 41,470 outstanding. That matters because, since an August 2026 amendment, the manager's 0.75% fee is set from the share price in a quarter's last ten trading days, and the circular itself warns that small trades could have 'a disproportionate effect' on that fee and 'create a potential for manipulation'.
The tax treatment also depends on timing: gain invested through December 31, 2026 is generally recognized for 2026, while investments from January 1, 2027 fall under a new five-year deferral framework. None of this is a finding of wrongdoing; it is what a buyer is paying for and what the exit looks like today.
Offering costs paid as a share of the $4,066,946 raised from investors since 2021 ($1,518,749). After the first year, $1,320,026 of offering costs against $1,638,646 raised; in 2025, $421,580 against $350,000.
Book equity per share at June 30, 2026 (unaudited), against the $100 offering price, which the circular says the Manager set 'arbitrarily'.
Over-the-counter share volume since September 2023 in the third-party FINRA dataset AltStreet retrieved (16 weeks with any trading), against 41,470 shares outstanding. Not a verified, exhaustive trade history.
Capital raised and offering costs from the cash flow statements of each Form 1-K (audited) and the June 30, 2026 Form 1-SA (unaudited). Trading data is third-party (FINRA OTC transparency via Equibles; S&P Global via StockAnalysis), fetched October 28, 2026. Shares and per-share figures are AltStreet's arithmetic.
Quick Verdict
Is this platform right for you?
Park View OZ REIT is set up the way an opportunity zone fund needs to be: it is a self-certified qualified opportunity fund, reports to the SEC, is audited annually and takes no debt. Whether a given investor gets the tax benefits depends on the fund keeping its status and on the investment date, which AltStreet has not verified.
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As an investment it is small and slow. After five years it owns two Tampa townhouses, pays no dividends, and has spent most of the money raised since its first year on the cost of raising money. New investors pay $100 a share, a price the Manager sets, against reported book equity of $55.89 per share at June 30, 2026.
The feature that leads the pitch, tradable shares, exists on paper but barely in practice: the third-party dataset records 977 shares of volume since September 2023, and the Manager's fee is now pegged to that quote, a structure the circular itself says creates a potential for manipulation. A capital-gains investor who wants this structure should confirm with a tax adviser which rules apply to their investment date, buy with a ten-year horizon, check the OTC quote first, and ask for an appraisal, the next investment and the offering-cost budget before subscribing.
Best for
- Investors with a capital gain who value a low minimum and SEC reporting, accept a single-property fund for now, and will hold at least ten years.
Avoid if
- You may need to sell within ten years.
- You want income or a diversified portfolio.
- The company will not provide an appraisal and its offering-cost budget.
Top strengths
- Audited annual statements and semiannual SEC reporting since 2021.
- No debt on the property; no selling commissions; no management fee paid to date.
- A $10,000 minimum, low for an opportunity zone fund.
- No regulatory action located in the sources searched.
Key limitations
- One investment, two residential units, after five years.
- Offering costs equal to 37% of all capital raised, and 81% after the first year.
- Offering price of $100 against reported book equity of $55.89 per share.
- Thin OTC trading, and a management fee set from it.
- No independent director.
Compare Before Deciding
Where Park View OZ REIT fits against alternatives
Use these hooks to pressure-test whether this is the right platform, or whether a nearby alternative matches the job better.
How this compares to Fundrise Review
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How this compares to Arrived Review
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Regulation A shares of rental homes.
How this compares to Cardone Capital Review
Cardone Capital Review
Another founder-led Regulation A real estate sponsor.
Quick Answers
What most investors want to know first
The highest-signal facts first: minimums, liquidity reality, K-1 timing, and whether distributions are actually part of the experience.
Liquidity
977 shares of reported volume over three years (third-party FINRA data); the circular warns orders can cause large price swings.
K-1 Timing
No K-1; the fund is a corporation.
Distributions
Not expected until the fund has positive annual earnings.
Overview
Platform Overview
A concise read on what the platform is, how the structure works, and where the practical friction shows up for real investors.
Park View OZ REIT is a self-certified qualified opportunity fund. Investors who put an eligible capital gain into such a fund within the allowed window can defer the tax on that gain, and after ten years can elect to step up the basis of their shares so that appreciation on the fund investment is not taxed. How long the deferral lasts depends on the investment date: gain invested through December 31, 2026 is generally included in income for 2026, while investments from January 1, 2027 can defer for up to five years.
AltStreet has not verified the fund's qualification at any testing date or any investor's eligibility. It is organized as a corporation that intends to elect REIT status later (it is not yet taxed as a REIT), holds its real estate through an operating partnership, Park View QOZB OP, LP, whose sole general partner is the Sponsor, Park View Investments, LLC, and is managed externally by Park View OZ REIT Manager, LLC. It sells shares directly under Regulation A Tier 2, with no selling commissions, through a subscription agreement on its site (minimum 100 shares, $10,000) or, the circular says, through a brokerage account under the symbol PVOZ, and it reports semiannually and annually to the SEC. It pays no dividends and does not expect to until it has positive annual earnings.
It received the OTC symbol PVOZ, ended its repurchase plan in January 2023, bought its Tampa townhouses in August 2023 and began collecting rent that November. The current offering, qualified September 23, 2026, is for up to $73,811,300 at $100 a share. Michael Kelley writes and speaks widely on opportunity zone tax planning (Kiplinger, Thomson Reuters, conference panels), and most of the site's 123 pages are tax-strategy articles rather than fund reporting.
What it is
A qualified opportunity fund organized as a corporation that intends to elect REIT status; Regulation A Tier 2; OTC Pink: PVOZ.
Portfolio
Two of four townhouses at 2209 North Boulevard, Tampa Heights, FL; $1,920,000 cash, no debt; $10,425 a month in rent.
Size
$4,066,946 raised since 2021; total assets $2,370,906 and equity $2,317,906 at June 30, 2026 (unaudited); 41,470 shares.
Price
$100 a share in the offering, 'arbitrarily determined by our Manager'; book equity $55.89 a share; last OTC close located $150.00 (March 31, 2026).
Fees
0.75% a year on market capitalization (none paid yet); 1.5% acquisition and 1.5% construction oversight fees; offering, salary and overhead reimbursements to the Manager.
Dividends
None; not expected until the fund has positive annual earnings.
Governance
Two directors, a married couple who are also the officers and the Manager's executives; no independent director.
Regulatory record
No action located in the sources searched; two annual reports filed late (2022, 2023) with notices.
Visual Summary
Capital raised and offering costs paid, by year
From the cash flow statements of each Form 1-K (audited) and the June 30, 2026 Form 1-SA (unaudited). Offering costs are charged to equity and reimbursed to the Manager. Share of raise is AltStreet's arithmetic.
2021
Capital raised
$2,428,300
Offering costs paid
$198,723
Offering costs as % of raise
8.2%
Rental income
$0
2022
Capital raised
$440,000
Offering costs paid
$194,205
Offering costs as % of raise
44.1%
Rental income
$0
2023
Capital raised
$20,000
Offering costs paid
$239,594
Offering costs as % of raise
1,198%
Rental income
$7,973
2024
Capital raised
$430,000
Offering costs paid
$274,896
Offering costs as % of raise
63.9%
Rental income
$119,706
2025
Capital raised
$350,000
Offering costs paid
$421,580
Offering costs as % of raise
120.5%
Rental income
$115,639
H1 2026
Capital raised
$398,646
Offering costs paid
$189,751
Offering costs as % of raise
47.6%
Rental income
$51,180
Total
Capital raised
$4,066,946
Offering costs paid
$1,518,749
Offering costs as % of raise
37.3%
Rental income
$294,498
Investor Operations
The practical questions investors actually care about: when tax documents arrive, how cash distributions work, and whether capital can be exited before the underlying asset is sold.
Tax Documents
K-1 Timing
What to expect
No K-1; the fund is a corporation.
Cash Flow
Distributions
Frequency
None to date.
Timing
Not expected until the fund has positive annual earnings.
Consistency
Not applicable.
Liquidity
Exit Reality
Holding period
None contractually; the tax benefit requires a ten-year hold.
Exit options
- Sell shares on the OTC market.
Secondary market
977 shares of reported volume over three years (third-party FINRA data); the circular warns orders can cause large price swings.
Investment Structures
Park View OZ REIT, Inc common stock (current offering)
Up to $73,811,300 at $100 a share, qualified September 23, 2026; minimum 100 shares through the subscription agreement; also quoted OTC as PVOZ.
Risk
Risk Structure
This is where the marketplace pitch gives way to the actual operating reality: delayed exits, limited disclosure, fee drag, and path-dependent outcomes.
Concentration
One investment, two residential units in one Tampa neighborhood.
Cost of capital raising
Offering costs paid equal 37% of capital raised since 2021 and 81% since the first year.
Liquidity
OTC Pink quote with 977 shares of reported volume in three years; repurchase plan ended 2023.
Pricing
Offering price set by the Manager at $100; book equity $55.89 a share.
Governance
No independent director; the directors resolve conflicts with their own Manager.
The shares may not be sellable at a fair price
The third-party volume data shows almost no trading, and the circular warns of large price swings.
Why it matters
Selling before ten years also forfeits the basis step-up that is the main reason to own an opportunity zone fund.
Mitigation / verification
Check the bid, ask and recent trades on OTC Markets before buying, and plan to hold ten years.
Most new money pays for raising money
Offering costs paid were 81% of capital raised after the first year, and exceeded it in 2025.
Why it matters
Capital spent on offering costs is not invested in property, which lowers the value behind each share.
Mitigation / verification
Ask what offering costs are budgeted against the next $1 million raised, and what the 2% monthly cap has been in dollars.
Paying $100 for $55.89 of book value
The offering price is set by the Manager, not by NAV or the market.
Why it matters
The reported June 30, 2026 book equity was $55.89 per outstanding share, compared with the $100 subscription price. Book value is at depreciated cost, not an appraisal, and new subscriptions change both equity and share count, so this is not a measured loss on purchase.
Mitigation / verification
Ask for an appraisal of the townhouses and the fund's own NAV estimate.
A fee set by a thin quote
The 0.75% fee is charged on the share price over each quarter's last ten trading days.
Why it matters
The circular itself warns that small trades could have a disproportionate effect on the fee and create an incentive to influence the price near quarter end.
Mitigation / verification
Ask whether the board will cap the fee base at NAV or book value.
Opportunity zone compliance
The fund must hold at least 90% of its assets in qualified opportunity zone property, tested twice a year.
Why it matters
Failing the test brings penalties and can threaten the tax benefits; cash was 17.7% of assets at June 30, 2026.
Mitigation / verification
Ask how the test was met at the last testing dates and how uninvested cash is treated.
Regulatory & Legal Posture
Security Status
Common stock offered under Regulation A Tier 2 (file 024-12437), with annual (1-K), semiannual (1-SA) and current (1-U) reporting. Non-accredited investors may invest up to 10% of the greater of annual income or net worth. The shares are quoted on OTC Markets' Pink tier; the fund is not listed on an exchange and does not file Exchange Act reports.
SEC qualification of a Regulation A offering is not an endorsement; the circular says the SEC 'does not pass upon the merits'. The fund is a self-certified qualified opportunity fund, which the IRS does not pre-approve.
- No SEC action located against Park View OZ REIT, Park View Investments or the Manager in the sources searched (SEC full-text search for litigation releases and administrative proceedings; every EDGAR document naming 'Park View Investments' is the fund's own).
- Court records (CourtListener): no case naming the fund, the Sponsor, the operating partnership or the Tampa seller was located; searches for the chief executive's name returned only unrelated large bankruptcies.
- Annual reports for 2021 and 2022 were filed after the 120-day deadline, each preceded by a notice that the auditors could not finish in time (May 2022, May 2023).
- SEC staff comments in 2020 led the circular to disclose that management and the Sponsor have no public track record with similar programs; in 2024 the staff asked for the Tampa purchase agreements and rent terms to be described.
- A May 2023 current report gives the date FINRA assigned the PVOZ symbol as December 7, 2023, after the report's own filing date; the annual report says the symbol was assigned in 2023.
Disclosure Quality
Annual statements are audited by Novogradac & Company LLP; semiannual statements are unaudited and unreviewed. The filings state the property, its price and rent; they do not give an appraisal or NAV.
Custody Model
The fund owns its real estate through its operating partnership; shares are held on the transfer agent's books or in brokerage accounts. No third-party administrator is named.
Regulatory Backing
None beyond Regulation A and the opportunity zone rules; the fund is not a registered investment company and the Manager is not a registered adviser on the records searched.
Tax Treatment
Reporting
Form 1099-DIV for any dividends (none paid to date); shareholders report the deferral election on Forms 8949 and 8997.
No dividends to date.
Income Character
Deferred capital gain and, after ten years, possible exclusion of appreciation
The rules depend on when the qualifying investment is made. Investments made through December 31, 2026: the deferred original gain is generally included in income for 2026, at the end of that year if not earlier, and IRS Notice 2026-40 says that included gain cannot be deferred again. Investments made from January 1, 2027: the deferred gain is generally included no later than five years after the investment, and holding at least five years increases basis by 10% of the deferred gain.
The ten-year election to step basis up to fair market value on a sale is a separate benefit with its own conditions; for investments from 2027 the fair market value used is capped at 30 years. Every benefit depends on the fund keeping its qualified opportunity fund status and on the investor's own eligibility and elections, neither of which AltStreet has verified. The fund is not yet taxed as a REIT; once it elects, ordinary REIT dividends may qualify for the 20% qualified business income deduction.
Limitation
AltStreet is not a tax adviser. The 2025 law changed these rules and the IRS is still issuing guidance; confirm with a tax adviser which regime applies to your investment date and gain.
Special Considerations
- An investment made before January 1, 2027 does not defer the original gain past 2026; a buyer in late 2026 should expect that gain on their 2026 return.
- Selling the shares before ten years gives up the ten-year basis election; the site's 'Control Your Own Holding Period' does not change the tax rule.
- Non-qualifying cash can be invested but earns no opportunity zone benefit.
- Holding the fund in an IRA duplicates or wastes the tax benefit, as the circular notes.
Account Suitability
Taxable
Yes; the benefit requires a taxable capital gain.
Roth IRA
Possible but the opportunity zone benefit is largely lost.
Traditional IRA
Possible but the opportunity zone benefit is largely lost.
HSA
Not applicable.
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AltStreet Data Layer
What the data actually shows
What the filings and third-party market data show about the fund's size, its share price and its trading, side by side.
Size barely changed since 2021
Total assets $2,402,350 at December 31, 2021 and $2,370,906 at June 30, 2026, while $1,638,646 more was raised and $1,320,026 of offering costs paid.
What this means
New capital has largely funded the cost of raising it.
Rent against expenses
2025 rental income $115,639; operating expenses about $115,000; net loss $70,802 after depreciation.
What this means
The property covers about its own operating costs; it does not yet fund dividends.
Price versus book
$100 offering price; $55.89 book equity per share (June 30, 2026); last OTC close located $150.00 (March 31, 2026, 305 shares).
What this means
Two prices and one accounting measure: the Manager sets the offering price, a few hundred shares set the last close, and book equity is depreciated cost, not a price.
Data as of 2026-10-28 . AltStreet review evidence layer . Public-source analysis
Full datasetDecision Fit
Investor Fit
Who this works for, who it does not, and what level of patience and complexity tolerance the platform really demands.
Investors with a capital gain who want a small, SEC-reporting opportunity zone fund and will hold ten years
The tax treatment depends on the fund keeping its status and on the investment date, which AltStreet has not verified for any investor; the investment is one small property, the price is above reported book value, and most recent capital has gone to raising more.
Investors who want to sell before ten years
The market is thin, and an early sale forfeits the main tax benefit.
Investors seeking income
No dividends, and none expected until the fund is profitable.
Tradeoffs
Key Tradeoffs
The attraction of pre-IPO access is real, but every benefit comes bundled with a corresponding liquidity, transparency, or pricing cost.
Tax
One property after five years; the benefit is only as good as the investment underneath it.
Liquidity
Almost no trading, and selling early gives up the tax benefit.
Cost
Offering costs equal to 37% of all capital raised, and a fee that will follow a thin quote.
Avoid
Who This Is Not For
This section should be read as a filter, not an afterthought. If you need income, simplicity, or near-term access to capital, the structure is working against you.
Anyone who may need the money within ten years
The OTC market is thin and the tax benefit needs a ten-year hold.
Income investors
No dividends.
Investors wanting a diversified opportunity zone portfolio
The fund owns one investment.
Editorial View
AltStreet Perspective
The compressed version of the review: what matters, what marketing tends to obscure, and how we would frame the platform for a serious allocator.
Verdict
The founders understand opportunity zone tax law and write about it well, and the fund's filings are complete and on time more often than not. The record shows one investment, made in 2023, and no second one yet: the fund has raised about $400,000 a year while spending a similar amount raising it, so its size has barely changed since 2021. Until that changes, a buyer is paying for the tax wrapper and the founders' plans more than for real estate.
Positioning
Against large opportunity zone funds sponsored by established real estate firms, Park View offers a far lower minimum, SEC reporting and a quoted share, in exchange for a single small property, a manager-set price above reported book value and management that, by its own disclosure, has no public track record with programs of similar investment objectives. Against Regulation A real estate platforms such as Fundrise or Arrived, it offers the opportunity zone tax treatment they do not.
The Bottom Line
A five-year-old, SEC-reporting opportunity zone fund with one Tampa property, high capital-raising costs and a stock quote that rarely trades.
Action
Next Steps
If you still want to engage after reading the review, these are the practical next moves that reduce avoidable mistakes.
Check PVOZ's bid, ask and last trades on OTC Markets before buying; compare the quote with the $100 offering price.
Ask for an appraisal of the Tampa townhouses and the fund's own estimate of NAV per share.
Ask what offering costs and salary reimbursements are budgeted against the next $1 million raised.
Ask how the fund met the 90% qualified opportunity zone property test at its last two testing dates.
Confirm with a tax adviser which opportunity zone rules apply to your investment date, before or after January 1, 2027.
Ask what the next investment is, its size and timing, and whether the board will cap the fee base at NAV or book value.
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Deal Intelligence →Appendix
Sources, Disclosures, and Supporting Context
The lower section is structured like a report appendix: relationship context first, adjacent reading second, and evidence last.
Report Appendix
Disclosure
Relationship and compensation context
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Report Appendix
Disclosure
Relationship and compensation context
Report Appendix
Related Resources
Adjacent platform comparisons, frameworks, and category links
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Report Appendix
Related Resources
Adjacent platform comparisons, frameworks, and category links
Further Reading
Related Resources
Adjacent frameworks and reviews that help place the platform in a broader allocation or due-diligence context.
Fund Landscape
Frameworks
Similar Platform Reviews
- Fundrise Review
Regulation A real estate funds at much larger scale.
- Arrived Review
Regulation A shares of rental homes.
- Cardone Capital Review
Another founder-led Regulation A real estate sponsor.
Report Appendix
SEC Filers Behind Park View OZ REIT
The largest issuers linked to Park View OZ REIT on EDGAR, by total reported sold; each page carries the filing record and the related persons
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Report Appendix
SEC Filers Behind Park View OZ REIT
The largest issuers linked to Park View OZ REIT on EDGAR, by total reported sold; each page carries the filing record and the related persons
Report Appendix
Evidence & Methodology
Sources, scope, and how the review was assembled
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Report Appendix
Evidence & Methodology
Sources, scope, and how the review was assembled
ASReview Evidence
Methodology
Every EDGAR filing of the issuer (55 filings, 276 documents); 123 site pages; third-party OTC price and volume data; CourtListener, SEC action and adviser searches.
Scope
Park View OZ REIT, Inc and its Sponsor and Manager, from public sources only.
Key Findings
- *Offering circular cover: 'The price per share shown was arbitrarily determined by our Manager.'
- *Offering circular: 'liquidity is limited and orders have the potential to create large price swings'.
- *Offering circular: the directors are 'a married couple, neither of whom is deemed independent'.
- *Form 1-K 2025: $290,000 of offering-cost reimbursements and $83,000 of salaries, benefits and overhead to the Manager and Sponsor.
Primary Source Pages
FAQ
Frequently Asked Questions
High-intent search questions answered directly, without making users hunt through the full review.
Is Park View OZ REIT legit?
It is a real fund that files with the SEC: its Regulation A offerings were qualified in 2021, 2022, 2023, 2024, 2025 and 2026, its annual statements are audited, and AltStreet located no regulatory action against it in the sources searched. As an investment it is small: one Tampa property, no dividends, and offering costs equal to 37% of all capital raised.
Can you sell PVOZ shares?
The shares are quoted on OTC Markets' Pink tier as PVOZ, so a holder can place a sell order through a broker. The third-party FINRA dataset AltStreet retrieved records 977 shares of volume since September 2023, and the circular warns that orders can cause large price swings, so a sale may take time or happen at a poor price. Selling before ten years also gives up the ten-year basis election.
What changes for opportunity zone investments after 2026?
Under the IRS rules, gain invested in a qualified opportunity fund through December 31, 2026 is generally included in income for 2026 and cannot be deferred again. Investments from January 1, 2027 can defer the gain for up to five years, with a 10% basis increase after five years, and keep a separate ten-year election to exclude appreciation. Both depend on the fund keeping its qualified status; confirm with a tax adviser.
What does Park View OZ REIT own?
Two of the four townhouses at 2209 North Boulevard in Tampa Heights, Florida, bought for $1,920,000 in cash in 2023 and rented for $10,425 a month together, per its June 30, 2026 report.
What are Park View OZ REIT's fees?
A 0.75% annual asset management fee on market capitalization (not charged yet), a 1.5% acquisition fee, a 1.5% construction oversight fee, and reimbursement to the Manager of offering costs and an allocable share of salaries and overhead. There are no selling commissions. Offering costs paid since 2021 total $1,518,749.
Why is the share price $100?
The offering circular says the $100 price 'was arbitrarily determined by our Manager' and may be adjusted on subjective estimates. Book equity was $55.89 a share at June 30, 2026, and the last over-the-counter close AltStreet located was $150.00 on March 31, 2026, on 305 shares.