For accredited investors
Institutional property,
without the management.
A Delaware Statutory Trust lets you exchange into a share of professionally managed real estate. It is IRS recognised 1031 replacement property, it is entirely passive, and because the asset is already acquired it can close in days rather than months.
- Rev. Rul. 2004-86
- IRS recognised for 1031
- Days, not months
- Pre packaged and ready to close
- From 25,000 dollars
- Minimums vary by offering
- Fully passive
- The trustee manages everything
Why owners under a deadline end up here
A building takes too long
Buying net lease property outright is a full commercial acquisition with negotiation, diligence and financing. Six to ten weeks is normal, and the 45 day clock does not pause while you arrange it.
New debt is unwelcome
If your property carried a mortgage you generally have to replace that debt or the shortfall becomes taxable. A DST typically arrives with non recourse debt already in place at the trust level.
One tenant is one risk
Two million dollars into a single net lease building is one tenant in one location. The same amount across several trusts can mean different asset classes in different regions.
What a DST actually gives you
Recognised 1031 replacement property
DST interests are treated as like kind real property under IRS Revenue Ruling 2004-86, so an exchange into one can defer the gain in the ordinary way.
Closes inside a tight window
The sponsor has already bought the property, arranged the financing and prepared the offering documents. Subscribing is paperwork rather than a transaction.
Genuinely passive ownership
A professional sponsor manages the asset. There are no tenants to chase, no maintenance calls and no operating decisions to make.
Spread rather than concentrate
Lower minimums make it practical to divide exchange proceeds across several institutional properties instead of committing everything to one building.
How it works
- 1
Tell us your situation
Where you are in the sale, roughly how much is being reinvested, and your timeline. Rough answers are enough.
- 2
See matched options
A licensed specialist prepares illustrative options suited to your capital, your deadline and the debt you need to replace.
- 3
Review with a professional
Any actual offering is made by a licensed broker dealer through definitive offering documents, and only after your own advisors have looked at it.
Common questions
Do I have to be an accredited investor?
Yes. DST interests are securities and are offered to accredited investors only. That generally means 200,000 dollars of income individually or 300,000 jointly for each of the last two years, or 1 million dollars of net worth excluding your primary residence.
How much control do I have?
Very little, and this is the honest trade. The trustee makes every operating decision. You cannot refinance, force a sale or influence the hold period. Those restrictions are what keep the structure eligible for 1031 treatment in the first place.
How long is my money tied up?
Typically five to ten years, and there is no public market for a DST interest. You exit when the sponsor sells the underlying property, on their timeline rather than yours. Treat it as capital you will not need back.
Are the returns guaranteed?
No. Any figure shown anywhere on this site is illustrative. Distributions are not guaranteed and may be reduced or suspended, and investing involves risk including the loss of principal.
What does this cost me?
Nothing. Sponsors compensate us on a fixed per introduction basis, never as a percentage of what you invest, so there is no version of this where a larger allocation pays us more.
See what is available for your exchange
Illustrative options matched to your capital and your deadline. Free, and no obligation.
Send me DST options →