Essential Gurnee Industrial 123 DST
Industrial property in Gurnee, IL — sponsored by Cove Capital Investments
Sponsor-reported, from SEC filings and cited sources.
What is this, in one paragraph?
Essential Gurnee Industrial 123 DST is a Delaware statutory trust — a structure that lets accredited investors hold fractional real estate interests that can qualify for 1031 exchange treatment — sponsored by Cove Capital Investments, LLC.1 It is raising a roughly $9.97 million offering under Rule 506(c), which permits general advertising to verified accredited investors.1 Its first and only Form D names no property, tenant, or lender.
Property details are not confirmed yet. The SEC filings below are the current public record.
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These links support the public record as a whole; individual details may come from different sources.
On a 45-day clock? Find day 45 and day 180 from the sale date, then come back to this record.
What exactly is the property?
No property is identified in this Trust's public record. The Form D filed August 19, 2026 lists no address, asset type, square footage, or purchase price, and no public source located as of August 19, 2026 ties the Trust to a particular building. Until the sponsor's private placement memorandum (PPM) — the offering document given to prospective investors — is reviewed, the asset remains undisclosed.
- Reported location
- Gurnee, IL
How are sales going?
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
- $1,107,912
- Still available
- $8,862,809
- Investors reported
- 6
- Total offering
- $9,970,721
Who's behind it?
The Form D names Cove Capital Investments, LLC as the sponsor and promoter of this offering.1 Cove Capital is not currently tracked as a sponsor in the Top1031 database, so no platform-wide offering history is shown alongside this record. The Trust itself is organized in Delaware and the security offered is a beneficial interest in that statutory trust.1
- Sponsor
- Cove Capital Investments
- Legal Trust name
- Essential Gurnee Industrial 123 DST
- May convert to a REIT
- Not stated
- Offerings from this sponsor
- 24 active / 57 total offerings from Cove Capital Investments
Reported by the sponsor. Top1031 does not independently audit sponsor-reported figures.
What does the paperwork say?
This is a brand-new filing: a single Form D notice, with no amendments yet. The issuer reported its first sale on July 16, 2026, and signed the notice on August 18, 2026.1 Rule 506(c) offerings may be advertised publicly, but every investor's accredited status must be verified by the sponsor.
- Form D filedFirst and latest filing on record.
- Filings on record
- 1
- How it may be offered
- Rule 506(c)May be advertised publicly. Every buyer’s accredited status must be verified.
- Source filing
- Read the filings on SEC EDGAR
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.
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 Private Placement Memorandum before investing.
Common questions
Is Essential Gurnee Industrial 123 DST still raising money?
Top1031 lists Essential Gurnee Industrial 123 DST as active because the sponsor is still filing with the SEC. That does not confirm that interests remain available.
Where does Top1031 get the data for Essential Gurnee Industrial 123 DST?
Top1031 builds this record from the sponsor’s own SEC filings and cited sponsor disclosures. Filings can lag what is happening now. A Form D filing does not mean the SEC approved, endorsed, or verified the offering.
What property does this Trust own?
The public record does not say. The Trust's only SEC filing, a Form D dated August 19, 2026, contains no address, asset type, or property description, and no public source located as of August 19, 2026 connects the Trust to a specific building. The Trust's legal name references Gurnee industrial, but that alone is not evidence of any particular asset. The sponsor's PPM would be the place to find the property details.
Who is the sponsor?
The Form D identifies Cove Capital Investments, LLC as the sponsor and promoter of the offering. Cove Capital is not among the sponsors currently tracked in the Top1031 database, so this record shows no aggregated history of its other Delaware statutory trust programs.
Is the Trust still raising money?
Yes. As of the Form D filed August 19, 2026, the offering was still open, with a portion of the total sold and the balance remaining. The Form D reported a first sale on July 16, 2026. Current amounts sold and available are shown in the sales figures on this page.
What does Rule 506(c) mean here?
Rule 506(c) is the SEC exemption that allows a private offering to be advertised and marketed publicly. In exchange, the sponsor must take reasonable steps to verify that every purchaser is an accredited investor — typically by reviewing tax returns, brokerage statements, or a letter from a CPA or attorney — rather than accepting a self-certification.
What is the minimum investment?
The Form D states that the minimum investment accepted from an outside investor is $1,000.[1] That is the figure reported to the SEC; sponsors frequently set a higher practical minimum for 1031 exchange investors in the PPM and subscription documents, so the operative minimum should be confirmed there.
Is the Trust leveraged, and is there a 721/UPREIT exit?
Neither is disclosed. The Form D says nothing about mortgage debt, a lender, or a 721 exchange — the transaction in which a DST interest is later contributed to an operating partnership in exchange for REIT units. Both would be described in the offering's PPM.