Everything about one offering, in one record
The facts about a single DST can sit in an SEC filing, a sponsor website, offering documents, a property page, and an old announcement. The legal issuer name in a filing may not match the sponsor name a reader knows. The first filing may state the offering size, while a later amendment reports the amount sold.
Top1031 connects those sources to one offering record and uses the same field names across the catalog. The result is a directory where a reader can move from an offering to its sponsor, filing history, property facts, financing, status, and cited research without rebuilding that trail for each comparison.
Every published offering record links to its SEC filing. Researched profiles cite the public sources behind the added facts. Dates stay beside the filing, record, or update they describe, and an unavailable field remains unavailable rather than becoming an estimate.
How records are built
The record starts with Form D filings and amendments in the SEC's EDGAR system. A filing can identify the legal issuer and its CIK, give filing dates and offering size, report an amount sold and investor count, and name the Regulation D exemption claimed. Form D is a notice from the issuer; it is not an SEC approval, endorsement, or verification of an offering.
The filing data is normalized so amendments stay with the same Program and related filing entities can appear under one sponsor record. Property descriptions are mapped to the catalog's asset types. The original filing identity and SEC link remain on the record, so normalization does not replace the source a reader needs to inspect.
Research adds fields a Form D does not contain: the sponsor identity behind the issuer, property type and location, financing details, images, and public evidence about how a Program ended. Those fields vary by record because the public sources vary. Exact map pins appear only when a cited source supports the address and the record permits an exact map.
An automated process checks EDGAR daily for new filings and amendments. Corrections go back to an input and its citation, then flow to the offering page, sponsor record, data report, and any Grade affected by that evidence. The full sequence and its source limits are documented in how Top1031 builds each record.
What the data covers
The public catalog currently contains 779 offering records spanning filing years 2009–2026: 229 classified as active and 550 classified as historical. “Active” means the latest available filing evidence indicates that an offering is still raising money. It does not confirm an investor can still buy in. “Historical” means closed to new investment.
Those published records are associated with 99 sponsor records and 1,571 tracked Programs. 49 sponsor records carry a published Grade or NR result under one method. The Grade describes the sponsor's documented public record, not an individual offering.
The pipeline's tracked universe contains 1,735 DST offerings. That number and the 779 records open to browse are two different universes: the first counts pipeline records; the second counts the records published in the catalog. Top1031 labels them separately rather than subtracting one from the other or presenting the larger universe as public coverage.
Coverage is not uniform. Filing fields are usually more consistent than researched addresses, financing, photos, and outcomes. Older records can be thinner. Some DSTs never file a Form D, and some public trails do not support a reliable record. A missing field means Top1031 did not find a source for it; it does not mean the fee, event, feature, or outcome did not exist. See the dataset boundaries and update rules.
You can see where every number came from
Any page carrying data shows a date — the filing, the record, or the last update. SEC filing values link back to EDGAR. Research claims carry citations to the public source used for the field or narrative.
Figures a sponsor published are labeled “as reported by the sponsor.” They are not presented as Top1031 calculations or independently verified performance. When no supported figure is available, the record uses an absence state instead of a modeled value.
Sponsor Grades use one published method and appear with a tier, signature, evidence line, and methodology link. Sponsors pay $0 for a Grade, a rank, or a place in the directory. Read the Sponsor Grade method and evidence rules.
What Top1031 is not
Top1031 is a media, data, and education platform. The directory organizes public records; it does not replace the current Private Placement Memorandum, transaction documents, tax return, title record, or the professionals responsible for a specific exchange.
A catalog classification is not a promise that an offering is available, and a documented outcome is not a projection of what another Program will do. The record gives a reader sources, dates, and consistent labels to carry into due diligence.