Phoenix DST 3-property net lease portfolio
Retail net lease property in Queen Creek and Peoria, AZ · sponsored by ARCTRUST
Phoenix DST 3-property net lease portfolio is a DST sponsored by ARCTRUST that owns a retail net lease property in Queen Creek and Peoria, AZ. Its latest Form D, filed Mar 17, 2026, lists a $10.2 million offering with a $50,000 minimum.
Key facts
- Minimum investment
- $50,000From the Form D
- Offering size
- $10,270,000Equity offered, per the Form D
- Sold so far
- Form D, Mar 17, 2026; the % is our arithmetic89.4%
- Investors reported
- Form D, Mar 17, 202628
- Selling commissions
- Form D Item 15; the % is our arithmetic$924,300 · 9.0% of offering
- Financing
- Not in the Form D. The Form D for this offering does not say whether it carries mortgage debt.How it is financed ↓
- Offered under
- Rule 506(c)May be advertised publicly. Every buyer’s accredited status must be verified.
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
- Mar 17, 2026 · 3 filings
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
- $9,182,272
- Not yet sold
- $1,087,728
- Investors
- 28
Calculated by Top1031 from the Form D filings, not stated by the sponsor:
89.4% of $10,270,000 sold, calculated by Top1031 from the Form D
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Ask a 1031 specialist about this recordFree. About: Phoenix DST 3-property net lease portfolio. Top1031 is not a broker-dealer.Phoenix DST 3-property net lease portfolio · Peoria, AZ · Photo: arctrustprivatecapital.com
Multiple property locations are on record; no single map.
What does the Trust own?
ARCTRUST assembled three freestanding, single-tenant retail buildings across metro Phoenix — one in Queen Creek, two in Peoria — and described all three as 100% leased when it announced the Trust on November 1, 2023. 2 That occupancy description is a sponsor statement made at launch, not verified current occupancy. No filing or sponsor material reviewed states an acquisition date or a purchase price for the portfolio.
- Property address
- 21244 East Ocotillo Road, Peoria, AZ
- Property size
- 23,243 SF total (15,301 / 815 / 7,127 SF)
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?
No filing or sponsor material reviewed names a lender, loan balance or maturity. Silence in a Form D — the short notice an issuer files with the SEC for a private offering — is not evidence the buildings are debt-free; any mortgage would be described in the offering documents.
Debt
- Financing
- Not in the Form D. The Form D for this offering does not say whether it carries mortgage debt.
Costs and terms from the Form D
- Selling commissions
- $924,300 · 9.0% of offering
- Finders’ fees
- $0
- Paid to officers, directors and promoters
- $1,078,000 · 10.4% of offeringForm D Item 16· The filing’s note: “ARCTRUST Phoenix Holdings, LLC will be responsible for paying certain fees and costs of approximately $1,078,000.”
- Broker-dealers named in the Form D
- 1 named in the Form D
Show the firms
- Chauner Securities, Inc. · CRD 10075
Individual representatives named in Item 12 are not listed.
- Date of first sale
- Not in the Form D
- 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?
ARCTRUST Private Capital, the firm's 1031 exchange platform, announced this three-property Trust on November 1, 2023 as a Regulation D private placement open only to accredited investors — buyers who meet SEC income or net-worth tests. 2 The sponsor's product page lists the Trust among its offerings open to new investment and labels it "2023–PRESENT". 4 No sponsor release reviewed addresses the Peoria tenant's bankruptcy or what it means for the Trust.
- Sponsor
- Offerings on record
What does the SEC record show?
- Legal Trust name
- ARCTRUST Phoenix DST
- SEC CIK
- 1995335
- First Form D
- Sep 28, 2023
- Latest Form D
- Mar 17, 2026
- Filings on record
- 3
- Offered under
- Rule 506(c)May be advertised publicly. Every buyer’s accredited status must be verified.
- Source filing
SEC Form D filings, newest first
| Filed | Form | Offering amount | Amount sold | Investors | Filing on SEC EDGAR |
|---|---|---|---|---|---|
| Form D/A | $10,270,000 | $9,182,272+$100,000 | 28+1 | EDGAR | |
| Form D/A | $10,270,000 | $9,082,272+$9,082,272 | 27 | EDGAR | |
| Form D | $10,270,000 | $0 | EDGAR |
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 Phoenix DST 3-property net lease portfolio an active offering?
- Phoenix DST 3-property net lease portfolio is an Active offering: its latest Form D was filed Mar 17, 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.
- What are the three properties?
- Per ARCTRUST's November 1, 2023 launch release: 21244 East Ocotillo Road in Queen Creek, a 15,301-square-foot building leased to Harbor Freight Tools USA, Inc.; 8268 West Deer Valley Road in Peoria, an 815-square-foot building leased to And Go Concepts, LLC, operator of Salad & Go; and 7473 West Thunderbird Road in Peoria, a 7,127-square-foot building leased to General Parts Distribution LLC, operator of Advance Auto Parts. All three were described at launch as freestanding, single-tenant buildings in the Phoenix metropolitan area.
- Is the Trust leveraged?
- The sources reviewed do not say. The Form D amendment dated March 17, 2026 reports an equity offering and names no loan amount, lender, interest rate or maturity, and no reviewed sponsor material discloses a mortgage. Because a Form D describes the securities being sold rather than the property's debt, its silence is not evidence the buildings are unencumbered. Debt level matters in a 1031 exchange because an exchanger generally must replace debt as well as equity.
- What is the minimum investment, and who can buy?
- The Form D amendment dated March 17, 2026 states a $50,000 minimum investment. The securities are offered under Rule 506(c), the Regulation D exemption that permits public advertising of a private placement but limits purchasers to accredited investors whose status the issuer verifies with documentation rather than accepting a self-certification.
- Could this Trust roll into a REIT at exit?
- Nothing in the filings or sponsor materials reviewed indicates a 721/UPREIT exit — the structure in which a DST's property is contributed to a REIT's operating partnership in exchange for units rather than cash. Top1031 records no stated REIT conversion path for this Trust. The exit provisions in the offering documents govern.
In the news
Sources
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These links support the record as a whole; individual details may come from different sources.
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.