Quick answer
Park View OZ REIT, Inc. is offering Common stock under Regulation A (Tier 2), the SEC exemption sometimes called a "mini-IPO," at $100.00 per share with a minimum investment of $10,000. As of October 20, 2026, the offering was open to investors.
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At a glance
| Status | Open |
|---|---|
| Status detail | Open (continuous best-efforts offering; issuer website accepts e-signed subscription agreements) |
| Sector | Real estate (Opportunity Zone REIT) |
| Exemption | Regulation A, Tier 2 |
| Security | Common stock |
| Price | $100.00 per share (set by the Manager; Board may adjust) |
| Minimum investment | $10,000 |
| Valuation | Not stated (offering price not based on asset valuation; no set NAV formula) |
| Maximum offering | $73,811,300 |
| Ticker | PVOZ (OTC) |
| Management fee | 0.75% per year of Market Capitalization, paid quarterly (Manager has not accrued or collected fees since 2024) |
| Target leverage | 30%-70% at the property level once the portfolio is stabilized |
| Redemption program | None |
| Dividends | Expected quarterly once annual earnings are positive; not required; may be funded from non-operating sources |
| Offering term | Earliest of (a) raising $73,811,300, (b) three years after the July 11, 2024 qualification of the prior offering statement, or (c) the Manager electing to terminate |
| Selling agent / intermediary | Self-underwritten / issuer-direct (officers rely on Rule 3a4-1; no selling commissions) |
| SEC qualification | September 23, 2026 (post-qualification amendment; offering circular dated September 28, 2026) |
The company
Park View OZ REIT is a Boston-based Maryland corporation, formed in 2020, that aims to build a portfolio of commercial real estate located in qualified Opportunity Zones across the U.S. It is externally managed by an affiliate of its sponsor, Park View Investments, and so far owns a single property in Tampa Heights, Florida. Its shares are already quoted over the counter under the symbol PVOZ.
The company is selling up to $73.8 million of common stock directly to investors at $100 per share on a best-efforts basis, with no minimum raise and a $10,000 minimum per investor. Investors subscribe by signing an electronic subscription agreement linked from the company's website, and accepted funds are held until periodic closings that occur at least quarterly.
What the company says
The following statements come from the issuer's offering circular and investor materials and have not been independently verified by RegAMagazine:
- The company says its Tampa Heights property is fully leased, at combined monthly rent of $10,425 (per its September 2026 semiannual report).
- It reports having raised about $4,067,000 and issued 41,470 shares as of September 25, 2026.
- It markets the fund as a way for investors to obtain Opportunity Zone capital-gains tax benefits.
- It states it intends to elect REIT tax status at a date chosen by its Board.
Questions we'd ask before investing
- With only one property in the portfolio, what specific acquisitions are in the pipeline and how will new capital be deployed within Opportunity Zone timing requirements?
- How does the $100 subscription price compare with recent PVOZ trades on the OTC market and with book value per share (roughly $56 per share at June 30, 2026)?
- How will expected Opportunity Zone tax-law changes affect investors who buy now, and what is the planned exit or liquidity path given there is no redemption program?
Key risks
- Illiquidity: there is no share repurchase or redemption program, and OTC trading in PVOZ is described as limited and sporadic.
- Related-party conflicts: the management agreement and fees (0.75% annually of market capitalization, plus offering-cost reimbursement) were not negotiated at arm's length, both directors are executives of the Manager, and there are no independent directors; affiliates may also earn project-level fees on joint ventures.
- Concentration and limited history: up to 100% of assets may be in one property, the company currently owns a single small property, reported a net loss for the first half of 2026, and its interim financials were unaudited and unreviewed.
- General Reg A risks apply: most Reg A securities have no trading market, the price is usually set by the issuer rather than negotiated, non-accredited investors in Tier 2 offerings are limited to 10% of the greater of annual income or net worth, and you can lose your entire investment. See our Investor Risk Guide.
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RegAMagazine has not received any compensation, in cash, securities or otherwise, from this issuer, its selling agents, or any other party in connection with this profile. RegAMagazine may accept compensation for coverage in the future; if it does, this disclosure will be updated to state the amount, form and source of that compensation.
RegAMagazine.com is an independent publication. This profile is for information only. It is not investment advice, and it is not an offer to sell, a solicitation to buy, or a recommendation of any security. Offers are made only by the issuer's SEC-qualified offering circular. Figures and statements are drawn from the issuer's offering circular, SEC filings and investor materials and have not been independently verified. Regulation A securities are speculative and usually illiquid, and you may lose your entire investment. Read the offering circular, including its risk factors, before investing.
Data as of October 20, 2026.
Sources
- Offering circular filed with the SEC (EDGAR): https://www.sec.gov/Archives/edgar/data/1824204/000121465926012076/o9282613253g2.htm
- Issuer investment page: https://parkviewozreit.com/
- SEC EDGAR full-text search for the issuer's filings: https://www.sec.gov/edgar/search/#/q=%22Park%20View%20OZ%20REIT%22
Last verified: October 20, 2026. Offering terms change; check the sources above for current figures.
Cite this page
RegAMagazine. "Park View OZ REIT, Inc. Reg A+ Offering: Terms, Risks & Profile." RegAMagazine.com, October 20, 2026. https://regamagazine.com/reg-a/park-view-oz-reit-inc/