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 letting accredited investors hold fractional real estate interests that can qualify for 1031 exchange treatment — sponsored by Cove Capital Investments, LLC.1 It is raising under Rule 506(c), the exemption that permits public advertising to verified accredited investors.1 Its single Form D names no property, tenant, or lender, so the asset behind the name is undisclosed.1
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 lists no address, asset type, square footage, purchase price, or acquisition detail, and research as of August 25, 2026 could not tie the Trust to any specific building.1 A January 21, 2026 trade report on Brennan Investment Group's roughly $77 million purchase of a 13-property industrial portfolio lists a Gurnee address but does not name this Trust.
- 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
How is it financed, and what does it pay?
The Form D identifies no mortgage, lender, or leverage terms, so whether the Trust carries debt or was bought all-cash is not established by the public record.1 A private placement memorandum — the offering document given to prospective investors — would carry the capital structure.
Who's behind it?
The Form D names Cove Capital Investments, LLC as the sponsor and promoter of the offering.1 Cove Capital is a Delaware statutory trust sponsor tracked in the Top1031 database, so this record now sits alongside its other programs, counted below. The security being sold is a beneficial interest in the statutory trust itself rather than direct title to real estate.1
- Sponsor
- Cove Capital Investments
- Legal Trust name
- Essential Gurnee Industrial 123 DST
- May convert to a REIT
- Not stated
- Offerings from this sponsor
- 23 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?
No amendment has been filed since the original notice, so the paperwork story is still a first chapter. The issuer reported its first sale on July 16, 2026 and signed the notice on August 18, 2026.1 A Rule 506(c) offering may be advertised publicly, but the sponsor must take reasonable steps to verify that every purchaser is an accredited investor.
- 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 filed August 19, 2026, contains no address, asset type, square footage, or purchase price, and research as of August 25, 2026 could not connect the Trust to a specific building. The legal name references Gurnee industrial, but a name is not evidence of a particular asset. The sponsor's private placement memorandum would be the place to find the property details.
Who is the sponsor, and how many offerings has it done?
The Form D identifies Cove Capital Investments, LLC as the sponsor and promoter. Cove Capital is tracked as a sponsor in the Top1031 database, and the count of its active and total offerings on record appears in the sponsor rows on this page.
Is the Trust still raising money?
Yes. As of the Form D filed August 19, 2026, the offering was open, with part of the total sold and a balance remaining. The issuer reported its first sale on July 16, 2026. Current amounts sold and still 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 lets a private offering 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 private placement memorandum and subscription documents, so the operative minimum should be confirmed there.
Is the Trust leveraged, and is there a 721/UPREIT exit?
Neither is established. The Form D says nothing about mortgage debt or a lender, and the record does not state whether the Trust may convert into REIT ownership through a 721 exchange — the transaction in which a DST interest is later contributed to an operating partnership in return for REIT units. Both would be described in the offering's private placement memorandum.