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DST Hold vs UPREIT Conversion: What the Offering Documents Disclose
How a DST hold and a Section 721 UPREIT conversion differ in control, liquidity, and tax treatment, and where each offering's answer actually appears.
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Longer guides to 1031 exchanges and Delaware Statutory Trusts: what to check, what it costs, and what to ask before you decide.
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DST Distributions vs. Qualified Dividends: How the Tax Treatment Differs
DST distributions and qualified dividends can look alike on a statement, but they come from different kinds of entities and are taxed under different rules.
Disqualified Person Rules for a 1031 Exchange Qualified Intermediary
A plain reading of Treas. Reg. 1. 1031(k)-1(k) and the checks that determine whether a candidate qualified intermediary is a disqualified person before the exchange agreement is signed.
DST Passive Activity Loss Rules: How DST Income Works Under IRC 469 (2026)
How DST rental income is classified under IRC Section 469, and why a 1031 exchange into a DST does not by itself release suspended passive losses.
How DST Income Affects Medicare IRMAA Surcharges (2026)
DST rental income, depreciation recapture, and gain recognized at a 721 UPREIT exit all flow into the MAGI figure that Medicare uses to set IRMAA surcharges two years later.
DST Income and Social Security Taxes: How the Combined Income Test Works
How the net income a Delaware Statutory Trust reports — not the cash it distributes — feeds the combined income formula that determines how much of a Social Security benefit is taxed.
How DST Distributions Affect 2026 Estimated Tax Payments
DST distributions arrive without withholding, so the taxable portion reported on a K-1 or Schedule E — not the cash received — drives 2026 quarterly estimated tax payments.
DST Income and the Section 199A Deduction: What Actually Qualifies
Why most DST rental income falls outside the Section 199A deduction, and how a 721 UPREIT conversion moves the income into a category that qualifies.
DST Income Reporting: Schedule E vs. Schedule K-1
How Delaware Statutory Trust income reaches a tax return: Schedule E while the trust holds grantor trust status, and Schedule K-1 once a 721 UPREIT conversion closes.
1031 Exchange Depreciation Recapture in a DST: How It Carries, When It Triggers
How depreciation recapture carries into a Delaware Statutory Trust interest, when boot causes it to be recognized early, and what happens at the Trust's eventual sale or 721 UPREIT conversion.
DST Offerings for Farmland Owners: What Filings Show (2026)
How the structural fields disclosed in DST filings — debt profile, income cadence, concentration, and exit path — line up against the profile of a debt-free farm or ranch sold into a 1031 exchange.
Why Business Goodwill Doesn't Qualify for a 1031 DST Exchange (2026)
Business goodwill has been outside Section 1031 since the 2017 tax law, so only the real property portion of a business sale can move into a DST.
1031 Exchange Qualified Intermediary Bond Insurance: What to Verify
A document-level walkthrough of the fidelity bond, errors-and-omissions coverage, and fund-custody terms behind a 1031 exchange qualified intermediary, and how each one can be…
The Same-Taxpayer Rule in a DST 1031 Exchange
A walkthrough of how the same-taxpayer requirement applies when the replacement property is a Delaware Statutory Trust interest, from the relinquished sale closing through Form 8824.
Net Investment Income Tax on DST Distributions in 2026
How the 3. 8% net investment income tax reaches DST distributions, and why the taxable income a trust reports rarely matches the cash it pays out.
DST Sponsors With In-House Property Management: What the Master Lease Actually Says
In-house property management in a DST is a master lease arrangement disclosed in the offering document, not a field on any comparison page — here is where to find it.
DST Projected vs Actual Cash-on-Cash Return: How to Compare
How a DST's projected cash-on-cash return in the PPM differs from the distributions a sponsor reports after closing, and how to line the two figures up.
DST Insurance and Casualty Loss Provisions: What Revenue Ruling 2004-86 Actually Allows
A plain reading of how insurance and condemnation proceeds are handled inside a Delaware Statutory Trust, and where the trust agreement — not the ruling — supplies the answer.
DST Offerings for Sale-Leaseback 1031 Exchange Investors
How an owner-operator coming out of a sale-leaseback can read DST filings on lease structure, leverage type, the master lease layer, and sponsor record.
DST Sponsor Co-Investment 1031: What the Filings Show
A look at what SEC filings do and do not disclose about a DST sponsor's own capital in an offering, and which document actually carries the terms.
Short Hold Period DST Offerings: What the Filings Actually Disclose
A stated three-to-five-year target hold in a DST private placement memorandum is a sponsor's disclosed plan, and the filing language around it is what defines how firm that timeline is.
DST Fractional Interest Resale Value: How to Estimate It (2026)
A step-by-step method for estimating what a Delaware Statutory Trust interest is worth on an early resale, using the trust's filings, current income, cap rates, and outstanding debt.
DST Sponsor Tenant Credit Rating: How to Verify the Claim
A step-by-step method for tracing a DST sponsor's tenant credit rating claim back to the rating agency, the guarantor entity, and the lease itself.
Lease Escalation Clauses and DST Returns: What the Rent Roll Shows
A walkthrough of how fixed, CPI-linked, and percentage rent escalation terms shape a DST's income over the hold period, and where those terms sit in the offering documents.
Last Mile Logistics DST Offerings: A Screening Guide
A screening framework for last mile logistics DST offerings, covering how the industrial asset-type tag works, what the PPM discloses about leases and leverage, and where the…
Grocery-Anchored Retail DST Offerings: Anchor Leases, Co-Tenancy, and Leverage
How grocery-anchored retail DST offerings differ from single-tenant net lease deals, and where anchor lease terms, co-tenancy clauses, and leverage actually appear in the filings.
California 1031 Exchange Clawback Rule: What DST Investors File
How California's clawback rule under R&TC Section 18032 and FTB Form 3840 keeps tracking deferred gain after an exchange into an out-of-state Delaware Statutory Trust.
DST Distributions Occupancy Risk: What the Offering Documents Show
How a vacancy reaches (or does not reach) a DST investor's distribution depends on the lease structure, the waterfall order, and whether the Trust carries debt.
DST Sponsor Refinancing Mid-Hold: What the Filings Actually Allow
A Delaware Statutory Trust generally cannot renegotiate its loan after the offering closes, and this guide shows where the narrow exception appears in the filing record.
Inflation Hedged DST Offerings: What the Lease Actually Shows
Whether a DST's rent escalation clause reaches the investor's distribution depends on the master lease and debt terms disclosed in the filing.
DSTs for Consolidating Multiple Properties in a 1031 Exchange
How trust minimums, debt replacement, and sponsor concentration behave when the proceeds from several relinquished properties are consolidated into a smaller number of DST positions.
DST 721 UPREIT Exit Option: What a DST Offering Actually Discloses
How a DST 721 UPREIT exit option is written into an offering's documents, who controls whether it is exercised, and what changes when an investor holds operating partnership units…
Triple Net Lease Properties for 1031 Exchange: Structures Compared
How triple net lease replacement property differs when an investor holds title directly versus when a Delaware Statutory Trust holds it.
DST 721 UPREIT Exit: Reading the Tracked Record on Top1031 (2026)
How a DST's 721 UPREIT exit appears in Top1031's historical trust record, and how to read it against the record card's sold and reported lines and the Sponsor Grade.
How to Split a 1031 Exchange Across Multiple DSTs
A step-by-step look at how identification rules, minimum investments, and debt replacement work when one 1031 exchange is placed into several DSTs.
DST Replacement Property on Form 8824: A Reporting Walkthrough
A step-by-step walkthrough of how a DST beneficial interest is reported on IRS Form 8824, from Part I descriptions through debt relief boot and basis carryforward.
How to Exit a DST Before the Hold Period Ends
A walk through the documented paths out of a Delaware Statutory Trust before the sponsor's target hold ends, and the PPM, lender, and tax constraints on each.
Title Insurance in a 1031 DST Exchange, Explained (2026)
How title insurance is structured when a 1031 exchange funds into a Delaware Statutory Trust, including who is named as the insured and where the policy appears in the offering documents.
How an Exchange Accommodation Titleholder Holds Title in a Reverse 1031 Exchange
A step-by-step look at how an exchange accommodation titleholder takes, holds, and releases title during a reverse 1031 exchange parking period.
How a DST Master Lease Structure Works
A clause-by-clause walkthrough of how a DST master lease structure works and where the rent, subordination, reserve, and springing LLC terms sit in the offering documents.
DST Capital Call: What Happens When a DST Property Underperforms
Revenue Ruling 2004-86 bars a Delaware Statutory Trust from accepting new investor capital, which shapes how underperformance is absorbed through reserves, distribution cuts, or an earlier sale.
DST vs 721 UPREIT Exchange: What Actually Differs
A DST is where a 1031 exchange lands today, while a 721 UPREIT contribution is a later, sponsor-controlled exit that swaps real property for partnership units.
DST Offerings Pacific Northwest: What the Filings Disclose
How DST offerings with Washington, Oregon, or Idaho property actually differ — by sponsor record, leverage, exemption type, and trust-level disclosure rather than by regional label.
DST Offerings for Mid-Atlantic Markets: What the Filing Confirms
A regional label on a DST is marketing copy, not a filed disclosure — here is which parts of the Form D and PPM actually establish where a Mid-Atlantic trust's property sits.
DST Investments for Financial Advisors: A Due Diligence Guide
How the filed record on a Delaware Statutory Trust offering — sponsor grade, Form D exemption, debt-structure tag, outcome status — compares with what a sponsor's marketing deck shows.
DST Investments for Estate Planning Attorneys: Structure, Basis, and Heirs
How a DST's capital structure, transfer terms, and safe-harbor constraints shape basis step-up, division among heirs, and estate administration.
Delaware Statutory Trust Lawyer: What They Review in 2026
A document-by-document look at what a Delaware statutory trust lawyer reviews in a DST offering, and how that legal review differs from sponsor-level filing data.
1031 Exchange Accommodators for Reverse Exchange: What an EAT Does and How the Safe Harbor Works
A plain-language look at the Exchange Accommodation Titleholder role in a reverse 1031 exchange, the Rev. Proc. 2000-37 safe harbor, and the questions diligence on an accommodator usually covers.
721 UPREIT Exchange: DST to REIT Shares Explained
How a DST's real property can be contributed to a REIT operating partnership under Section 721, what stays tax-deferred, and what triggers tax later.
DST Form D Filing Disclosure: What It Shows and What It Omits
A Form D is the only SEC filing most DST offerings make, and it covers issuer identity and offering size rather than the property, the fees, or the sponsor's history.
DST Sponsor Due Diligence Before Identification: Reading a Sponsor's Full-Cycle Record
A seven-check method for reading a DST sponsor's tracked record — full-cycle exits, active trusts, grades, and disclosures — inside the 45-day identification window.
How a DST Offering Raise Works: From Trust Formation to Full Subscription
A step-by-step walkthrough of how a DST offering raise moves from Trust formation and PPM drafting through Form D, subscriptions, and final closing.
506(c) General Solicitation and DST Marketing in 2026
How Rule 506(c) general solicitation differs from 506(b) in DST marketing, from investor verification to the exemption box on Form D.
DST Form D 506(b) vs 506(c): What Each Discloses (2026)
A field-by-field walk through a DST's Form D, what the Rule 506(b) and 506(c) checkbox in Item 6 signals, and which facts live only in the PPM.
DST Sponsor Disclosure vs Promotion: How to Tell Them Apart (2026)
How required PPM and Form D disclosure differs from sponsor marketing copy, and the passes that separate the two in a DST offering package.
DST SEC Filings vs Marketing Materials: What Each One Discloses
A field-by-field look at what a DST's Form D discloses, what it never asks for, and how sponsor marketing fills the gap.
DST Remaining Capital and Raise Stage Meaning: What Each Field Shows
Remaining capital and raise stage are dated fields pulled from a sponsor's Form D filings, and neither one is a performance signal.
DST Private Placement Memorandum Fees: Where They're Disclosed
A walkthrough of where a DST private placement memorandum discloses each fee and what each one is calculated against.
DST Offering Document Comparison Checklist: What to Pull From Every Filing
A fixed field order for comparing Delaware Statutory Trust offering documents — capital structure, distributions, fees, and disclosure — pulled the same way from every Trust.
DST Risk Profile: Why Two Trusts From the Same Sponsor Can Differ
A sponsor grade describes a sponsor's tracked record, while leverage, tenant mix, lease term, and cash-flow structure are set trust by trust in each offering's own documents.
The Top1031 DST Data Enrichment Layer: What It Adds Beyond a Form D
A walkthrough of what Top1031 layers on top of a Trust's raw SEC Form D filing, and where the filed fact ends and the researched field begins.
DST Due Diligence Questions the Filing Answers
A field guide to which due diligence questions a DST's Form D and PPM answer directly, and which ones they structurally cannot.
1031 Exchange Qualified Intermediary Fees: A Pre-Closing Checklist
A mechanical walkthrough of how qualified intermediary fee schedules are built and what belongs in writing before a relinquished property closes.
DST Investments for Accountants: What to Verify Before Signing Off
A filing-level checklist for accountants reviewing a client's DST replacement property in a 1031 exchange, covering grade scope, exemption language, capital structure, and boot math.
DST Investments for Real Estate Agents: What an Agent Can and Cannot Do
What the public record shows about DST sponsors and offerings, and where a real estate agent's role stops when a 1031 client asks about DSTs.
Student Housing DST Offerings: How They Differ From Conventional Multifamily
A structural read on student housing DST offerings, from by-the-bed leases and academic-calendar occupancy to how debt terms and Sponsor Grades actually work.
Retail DST Offerings: Comparing Single-Tenant and Multi-Tenant Structures
Retail DST offerings span single-tenant net lease buildings and multi-tenant centers, and the tenant roster, lease terms, and capital structure behind each one differ far more than…
Mountain West DST Offerings: What the Filings Disclose
How to read state exposure, asset type, leverage structure and sponsor record in DST offerings marketed as Mountain West.
1031 Exchange Alternatives Compared: DST, TIC, NNN and 721 UPREIT | Top1031
A structural comparison of the routes available to a 1031 exchanger — DST, tenant-in-common, direct net lease, whole-property purchase, 721 UPREIT contribution, and reverse and improvement exchanges.
1031 Exchange Advisor Roles in DST Portfolio Planning: Who Does What
A neutral breakdown of the five roles the phrase "1031 exchange advisor" gets applied to in a DST transaction — who pays each one, and what each actually does.
How to Vet a DST Sponsor's Litigation History
A step-by-step look at how DST sponsor litigation and regulatory history is searched across SEC, FINRA, state, and court records, and why a search of the Trust name alone usually comes back empty.
1031 Exchange 5 Year Rule: What Section 121(d)(10) Actually Requires
The 1031 exchange 5 year rule is IRC Section 121(d)(10), a limit on the home-sale exclusion after a like-kind exchange, not a holding period for DST interests.
1031 Exchange Boot Calculator: How to Run the Numbers Before Closing
A step-by-step walkthrough of how cash boot and mortgage boot are calculated in a 1031 exchange, and how the one-way offset rule between them works.
Midwest DST Offerings: What Actually Differs
Midwest DST offerings are a geographic filter on the same active cohort, and the variables that actually separate them are asset type, capital structure, and sponsor record.
Single Asset DST Offerings: How to Compare Them in 2026
A structural comparison of single-asset and diversified Delaware Statutory Trusts, and what the underlying filings disclose about each.
Monthly Distribution DST Offerings: How the Payout Structures Compare
A structural comparison of monthly distribution DST offerings — all-cash, leveraged, and zero-coupon — and what each one's filing discloses about how cash actually moves.
Senior Living DST Offerings: How the Structures Differ
A structural comparison of senior living DST offerings, from master lease mechanics and operator licensure to leverage treatment and what the filings actually disclose.
Northeast DST Offerings: What the Filings Show
A DST marketed for the Northeast may or may not hold Northeast real estate, and the filings are where that distinction shows up.
DST Fees: What the Filings Disclose, and Why There Is No Ranked List
DST fee terms are disclosed offering by offering in the private placement memorandum, so this guide maps the fee categories, how structure changes them, and where they appear in a filing.
DST Offerings for Retirees: What Filings Disclose About Monthly Income
A structural read of what DST filings disclose about monthly income, from all-cash versus leveraged capital stacks to distribution waterfalls and what a sponsor-level grade actually covers.
1031 DST Sponsor NR Grade Meaning Explained
NR on a Top1031 sponsor page means the sponsor has fewer than three counted outcomes and fewer than three documented sales, not a poor result.
1031 DST Sponsor Grade Methodology: What It Measures and Where It Stops
A Top1031 Sponsor Grade is a letter from two counts on a sponsor's record of DST programs, not a rating of any single Trust, and this guide explains what that grade covers and what it cannot say.
Reading a DST Sponsor Track Record: A Field-by-Field Guide
A field-by-field walkthrough of how a DST sponsor track record is recorded on Top1031 and what each line of the record card does and does not show.
DST Sponsors With a Full Track Record: How to Check the Record Yourself
A step-by-step method for checking whether a DST sponsor has actually sold a Trust and reported the result, using the sponsor's record card rather than its active offerings.
DST Sponsor Full Cycle Outcome vs Reported Result: 2026 Guide
Sold and reported are different lines on a Top1031 sponsor record card, and the gap between them shows how much of a completed record the sponsor has documented.
DST Sponsor Grade Limitations: What Sponsor-Level Grading Leaves Out
A Top1031 Sponsor Grade is a letter on a sponsor's record, not the leverage, structure or outcome status of any single DST offering.
1031 DST Historical Trust Definition: Tracked, Shown, and Sold
How Top1031 defines a Historical Trust, and why a tracked Trust, a Shown Trust, and a Trust sold with a reported result are three different things.
DST Sponsor Records Tracked Since 2009: How to Read Them
A step-by-step method for reading a DST sponsor's tracked record on Top1031 without confusing active offerings, closed offerings, and total filing history.
DST Sponsor Grade vs Trust Grade: What Each One Measures
Top1031 grades DST sponsors at the firm level, not individual Trusts, and the two answer different questions.
DST Sponsor Active vs Historical Status, Explained
How Top1031 labels a DST sponsor record as Active or Historical, and what each state does and does not tell you about that sponsor's tracked history.
Why DST Grades Are Sponsor-Level, Not Trust-Level
How Top1031 Sponsor Grades work, why they attach to the sponsor entity rather than an individual DST, and what NR signals about the underlying record.
DST Estate Planning and Step-Up in Basis: What Heirs Actually Inherit
How a DST's capital structure and ownership form interact with the step-up in basis at death and with what heirs actually inherit.
Compare DST Sponsor Track Records: A Reader's Framework
A framework for comparing two DST sponsors' track records from filing data: trusts sold and reported versus trusts still held, capital-structure categories, and what a Sponsor Grade actually covers.
Low Minimum DST Offerings: What Sets the Entry Price
A look at how DST sponsors arrive at a minimum investment figure, what that number reveals about an offering, and where it can be verified in the filings.
Institutional DST Sponsors: What a Sponsor Grade Verifies
Institutional scale and a Top1031 Sponsor Grade measure two different things, and this guide separates the balance-sheet claim from the filed DST record.
DST vs NNN Ground Lease: What 1031 Filings Show (2026)
A structural comparison of DST and NNN ground lease 1031 replacement property, read from what each one's filing or closing package actually discloses.
DST vs Improvement Exchange: The 2026 Comparison
How a DST and an improvement exchange handle the same 45-day and 180-day 1031 deadlines differently, on title, debt, construction risk, and basis.
Zero Coupon DST vs All Cash: Basis and Risk in 2026
How the debt posture of a DST — all-cash versus zero-coupon — changes acquisition basis, distributions, and debt-relief boot exposure at exit.
All-Cash vs Leveraged DST Sponsor Strategy: 2026 Comparison
How a DST's all-cash or leveraged capital structure answers a debt-replacement question in your exchange, not a performance question.
DST Replacement Property vs Direct Ownership in 2026
A document-by-document comparison of DST replacement property and direct ownership across control, debt structure, minimums, and basis at exit.
Current DST Offerings Directory: What It Contains in 2026
How to read Top1031's current DST offerings directory, from active-versus-historical cohorts to capital structure and sponsor grades.
1031 Exchange DST for Retiring Landlords: 2026 Guide
A step-by-step look at what retiring landlords give up and gain when they exchange a rental property into a Delaware statutory trust.
DST Offering Capital Structure Filing: What to Check (2026)
A plain-language walkthrough of how to read the capital structure section of a DST offering filing, from debt terms to trustee limits.
DST vs TIC vs NNN Comparison: Structure Differences 2026
A structural comparison of DST, TIC, and NNN ownership for 1031 exchange replacement property, covering title, debt, investor limits, and basis at exit.
Leveraged DST Debt Disclosure: What Filings Show (2026)
A walkthrough of what a leveraged DST's offering documents actually disclose about debt, recourse terms, and how loan relief affects exchange basis.
DST Leverage Ratio Filings: What They Disclose in 2026
Where DST leverage disclosures actually sit in the filings, and how to read them across all-cash, leveraged, and zero-coupon structures.
Just Launched DST Offerings: What Changes in 2026
A newly filed DST has no track record of its own, so evaluating one in 2026 depends on the sponsor's grade and what the filing discloses.
Zero-Coupon DST Structure Explained (2026)
A plain-language look at how the zero-coupon DST structure differs from a cash-flowing DST, read from the offering documents rather than the marketing summary.
How to Read a DST Distribution Schedule (2026)
A step-by-step guide to reading the distribution schedule and cash-application waterfall in a DST offering's filings.
DST vs TIC 1031 Exchange: Who Controls What in 2026
A clause-by-clause comparison of how DST and TIC ownership structures divide control over refinancing, leasing, and selling replacement property in a 1031 exchange.
DST Minimum Investment vs TIC Compared (2026)
How DST and TIC minimum investments are calculated differently, and how the 35-investor TIC cap and fixed DST sponsor minimums shape what 1031 exchange proceeds can fund.
DST vs TIC Investor Limit Compared (2026)
A tenant-in-common exchange caps out at 35 co-owners under a 2002 IRS safe harbor, while a Delaware Statutory Trust carries no investor-count ceiling under 2004 guidance.
DST vs Direct Purchase 1031 Exchange: 2026 Comparison
A structural comparison of holding a DST beneficial interest versus buying replacement property directly in a 1031 exchange.
DST Pros and Cons for 1031 Exchange Investors (2026)
A neutral comparison of DST trade-offs for 1031 exchange investors, organized by debt structure, distribution timing, and exit mechanism.
DST Investments Without a 1031 Exchange, 2026
How the DST decision framework shifts for accredited cash investors who buy in without a 1031 exchange behind the capital.
Debt-Free DST Offering Meaning: All-Cash Explained (2026)
A plain-language explanation of what a debt-free, all-cash DST offering means and how to verify zero leverage in the filing before a 1031 exchange.
DST Debt Encumbrance Basis at Exit, Explained (2026)
How debt on a leveraged DST affects an investor's basis at purchase, through the hold, and at the Trust's disposition.
Best DST 1031 Exchange Companies: No Ranked List in 2026
Top1031 doesn't rank the best DST 1031 exchange companies it grades sponsors A-F on their tracked record instead, and this guide explains what that grade covers.
Diversified DST Portfolio in 2026: Five Things to Compare
How asset type, sponsor, leverage, and ownership form vary when a 1031 exchange is spread across more than one DST offering.
All-Cash DST Offerings 2026: What the Filing Data Shows
How to confirm whether a DST holds its property free of mortgage debt, and how that leverage classification factors into the debt-replacement math of a 1031 exchange.
Done reading? The directory is where it gets real.
228 active 1031 DST offerings in one table, built from SEC filings and public records.