Top1031
AEI Healthcare Portfolio VII DST
3 medical office properties in 3 states · sponsored by AEI Capital
AEI Healthcare Portfolio VII DST is a DST sponsored by AEI Capital that owns 3 medical office properties in 3 states. Its latest Form D, filed Aug 6, 2026, lists a $50.5 million offering with a $50,000 minimum.
Key facts
- Minimum investment
- $50,000From the Form D
- Offering size
- $50,500,000Equity offered, per the Form D
- Sold so far
- Form D, Aug 6, 2026; the % is our arithmetic96.4%
- Investors reported
- Form D, Aug 6, 2026142
- Selling commissions
- Form D Item 15; the % is our arithmetic$2,525,000 · 5.0% of offering
- Financing
- All cash. This offering reports no mortgage debt.How it is financed ↓
- Offered under
- Rule 506(b)General advertising and solicitation are not permitted under this exemption.
Figures come from SEC Form D filings unless a source is cited. Sponsor-stated figures are as reported by the sponsor; Top1031 does not independently audit them. On a 45-day clock? Find day 45 and day 180 →
Sales so far
- Latest Form D
- Aug 6, 2026 · 10 filings
- First sale
- Mar 6, 2026
These are the sponsor’s own numbers. They can lag what has actually sold, and they do not confirm that interests are still available.
- Amount sold
- $48,719,890
- Not yet sold
- $1,780,110
- Investors
- 142
Calculated by Top1031 from the Form D filings, not stated by the sponsor:
96.4% of $50,500,000 sold, calculated by Top1031 from the Form D
- Average since first sale
- about $9.6 million a month
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Ask a 1031 specialist about this recordFree. About: AEI Healthcare Portfolio VII DST. Top1031 is not a broker-dealer.AEI Healthcare Portfolio VII DST · Austin, TX · Photo: honorhealth.com
Multiple property locations are on record; no single map.
What does the Trust own?
The Trust bought the three buildings separately: the Surprise, Arizona building from Anchor Surprise Owner, L.L.C. for $14,389,000 on May 15, 2025; the Austin property for $10,800,000 on November 17, 2025; and the Bristol property for $19,911,000 on December 2, 2025. 1 Anchor Health Properties opened the HonorHealth facility at 16575 West Waddell Road in June 2022. 3 Texas Children's announced a clinic at 9817 N. Lake Creek Parkway in Austin on December 6, 2023. 4
- Property address
- 9817 N. Lake Creek Parkway, Austin, TX
- Property size
- 3 properties; roughly 12,026 square feet (HonorHealth), roughly 12,642 square feet (Texas Children's), and roughly 26,547 square feet (ProHealth)
Tenant and lease terms are not in the SEC filings or cited sources.
How have sales gone?
The sponsor’s own numbers, with the caveat in Sales so far ↑.
How is it financed, and what did it cost to sell?
With no mortgage on any of the three buildings, there is no loan to refinance, no maturity date and no lender that can foreclose. 1 It also means there is no Trust-level debt to offset debt retired on a relinquished property; an exchanger would cover that with cash or other replacement property.
Debt
- Financing
- All cash. This offering reports no mortgage debt.
Costs and terms from the Form D
- Selling commissions
- $2,525,000 · 5.0% of offering
- Finders’ fees
- $0
- Paid to officers, directors and promoters
- $4,607,648 · 9.1% of offeringForm D Item 16· The filing’s note: “AEI Healthcare Portfolio VII Depositor, LLC will be responsible for paying certain fees and costs of approximately $3,850,148.”
- Broker-dealers named in the Form D
- 19 named in the Form D
Show the firms
- Ameritas Investment Company, LLC · CRD 14869
- Aurora Securities · CRD 46147
- Ausdal Financial Partners, Inc. · CRD 7995
- Cetera Financial Specialists LLC · CRD 10358
- Cetera Wealth Services, LLC · CRD 13572
- Concorde Investment Services, LLC · CRD 151604
- DFPG Investments, LLC · CRD 155576
- Emerson Equity LLC · CRD 130032
- FNEX Capital, LLC · CRD 166316
- Harbour Investments, Inc · CRD 19258
- Lighthouse Capital Group, LLC · CRD 169135
- MHL Investments · CRD 2535
- McDermott Investment Services, LLC · CRD 154926
- Metric Financial, LLC · CRD 33324
- Nationwide Planning Associates Inc. · CRD 31029
- Osaic Wealth, Inc. · CRD 23131
- Realized Financial, Inc. · CRD 22333
- Saxony Securities, Inc. · CRD 115547
- World Equity Group, Inc. · CRD 29087
Individual representatives named in Item 12 are not listed.
- Date of first sale
- Mar 6, 2026
- Minimum investment
- $50,000
Form D Item 15 and Item 16 amounts may be the issuer’s estimates; each percentage is Top1031’s arithmetic on two Form D figures. Item 16 can overlap Item 15, so Top1031 does not add them together. The issuer marked these amounts as an estimate.
Who's behind the Trust?
The offering documents name AEI Trust Advisors, Inc. as sponsor and AEI Trust Manager, LLC as trust manager. 1 AltsWire published a directory feature on AEI Capital Corporation's debt-free Delaware statutory trust and 1031 exchange offerings on July 3, 2026. 6
- Sponsor
- Offerings on record
- 2 active / 8 total
What does the SEC record show?
Each amendment to the Trust's Form D — the brief notice an issuer files with the SEC for a private placement — restated the amount raised while leaving the stated $50,500,000 offering size unchanged. Interests are sold privately rather than by general advertising, and the issuer reports its first sale occurred March 6, 2026. 2
- Legal Trust name
- AEI Healthcare Portfolio VII DST
- SEC CIK
- 2110308
- First Form D
- Mar 16, 2026
- Latest Form D
- Aug 6, 2026
- Filings on record
- 10
- Offered under
- Rule 506(b)General advertising and solicitation are not permitted under this exemption.
- Source filing
SEC Form D filings, newest first
| Filed | Form | Offering amount | Amount sold | Investors | Filing on SEC EDGAR |
|---|---|---|---|---|---|
| Form D/A | $50,500,000 | $48,719,890+$12,038,856 | 142+35 | EDGAR | |
| Form D/A | $50,500,000 | $36,681,034+$7,329,800 | 107+26 | EDGAR | |
| Form D/A | $50,500,000 | $29,351,234+$6,872,372 | 81+20 | EDGAR | |
| Form D/A | $50,500,000 | $22,478,862+$3,626,410 | 61+14 | EDGAR | |
| Form D/A | $50,500,000 | $18,852,452+$2,613,214 | 47+5 | EDGAR | |
| Form D/A | $50,500,000 | $16,239,238+$2,665,649 | 42+8 | EDGAR | |
| Form D/A | $50,500,000 | $13,573,589+$3,133,947 | 34+10 | EDGAR | |
| Form D/A | $50,500,000 | $10,439,642+$2,136,875 | 24+10 | EDGAR | |
| Form D/A | $50,500,000 | $8,302,767+$5,016,551 | 14+8 | EDGAR | |
| Form D | $50,500,000 | $3,286,216 | 6 | EDGAR |
Show all 10 SEC Form D filings
Amounts, investor counts and minimums are as filed with the SEC on Form D. The change lines are Top1031’s arithmetic between consecutive filings; a new Form D notice starts a new count.
A Form D is the notice a sponsor files when it starts raising money. A Form D filing does not mean the SEC approved, endorsed, or verified the offering.
Common questions
- Is AEI Healthcare Portfolio VII DST an active offering?
- AEI Healthcare Portfolio VII DST is an Active offering: its latest Form D was filed Aug 6, 2026. A Form D filing does not by itself confirm that interests are still available; the sponsor or a registered representative can confirm what is open.
- Who occupies the three buildings, and how long do the leases run?
- One healthcare occupant per building: HonorHealth, which runs an emergency-room and urgent-care clinic at 16575 West Waddell Road in Surprise, Arizona; Texas Children's Hospital at 9817 N. Lake Creek Parkway in Austin; and United Healthcare Services, Inc., operating a ProHealth medical office at 1251 Farmington Avenue in Bristol, Connecticut. The memorandum reports all three 100% leased and occupied, with the Surprise sublease running through May 31, 2042, the Austin sublease carrying an initial term ending December 4, 2038, and the Bristol sublease expiring June 30, 2037. Offering materials state a 13.62-year weighted-average remaining lease term as of the memorandum date. The offering documents carry the binding terms.
- Why does the Bristol building carry two names?
- The occupant is branded ProHealth, while the lease obligation sits with UnitedHealthcare. Matthews, which brokered the sale, announced on December 22, 2025 a $19,911,000 all-cash sale of the newly built ProHealth Physicians of Bristol facility at 1251 Farmington Avenue, a Class A medical office building on a 12-year triple-net lease — one where the tenant side covers taxes, insurance and maintenance — to UnitedHealthcare. CoStar reported on January 14, 2026 that AEI Capital Corp. bought the building from Endurance Properties for about $19.9 million and described the same 12-year UnitedHealthcare lease.
- What does a debt-free DST mean for my exchange?
- The memorandum states the Trust obtained no financing to acquire the three properties. With no mortgage there is no loan to refinance, no maturity date and no lender that can foreclose, and no debt-service coverage test to fail. The trade-off is that the Trust carries no debt to replace debt retired on your relinquished property: an exchanger who paid off a mortgage at sale would need to cover that amount with cash or with other replacement property to avoid boot. Your qualified intermediary and tax adviser handle that math.
- What is the master tenant, and why does it matter?
- Rather than leasing directly to the healthcare operators, the Trust master-leases all three projects to AEI Healthcare Portfolio VII MT, LLC, an affiliate of the trust manager, and the operators hold the underlying subleases. That structure is common in DSTs because the trust itself is restricted from active operating decisions. The memorandum discloses that the master tenant's capital is limited to a $500,000 demand note from AEI Trust Advisors, Inc., guaranteed by AEI Capital Corporation — so if sublease rent were interrupted, the master tenant's own resources to keep paying are finite.
- How is the offering made, and what is the minimum investment?
- The Trust's Form D claims the Rule 506(b) exemption, the private-placement route that bars general advertising and limits sales to investors with whom the sponsor already has a relationship, rather than Rule 506(c), which permits advertising but requires verified accredited status. The Form D records a $50,000 minimum from any outside investor, while sponsor-facing offering material lists a $100,000 minimum purchase. The two figures differ; the memorandum and the sponsor control the actual subscription minimum.
In the news
Sources
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DST interests are illiquid private securities. You may lose some or all of your investment. Distributions, tax treatment, and exit timing are not guaranteed. Review the current offering documents before investing.