Frito-Lay distribution facility, Vicksburg MS
Legal trust name Essential Net Lease Industrial 104 DST
Talk to a 1031 specialistData updated Dec 9, 2025
Offering size$4.8M
Asset typeIndustrial
LocationVicksburg, MS
FinancingAll cash
Regulation D exemptionRule 506(c)
Sponsor-reported potential 721/UPREIT exitYes
First filedDec 9, 2025
Last filedDec 9, 2025
Minimum$1k
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.
Cove Essential Net Lease Industrial 104 DST is a Delaware Statutory Trust sponsored by Cove Capital Investments that holds a newly built (2025) single-tenant industrial distribution facility at 4295 Halls Ferry Road in Vicksburg, Mississippi, within the Jackson MSA. The 5,968-square-foot building sits on a 1.43-acre site with five loading docks and is leased to Rolling Frito-Lay Sales, LP, a PepsiCo subsidiary, under a triple-net lease commencing March 2025 and running to March 2035. The offering is structured all-cash and debt-free, targets roughly $4.8 million in equity, and includes a fully optional 721 Exchange UPREIT exit.
0% leverage; min $100k; Frito-Lay (PepsiCo) 10-yr lease thru 3/2035; 2025 build-to-suit; Jackson MSA
5,968 SF buildingBased on issuer-filed Form D notices through Dec 9, 2025. Amounts are self-reported, may lag current subscriptions, and do not confirm availability. A Form D filing does not mean the SEC approved, endorsed, or verified the offering.
Reported sold as a percentage of stated offering amount60.0%
Not enough filing history for a trend line.
Capital sold, per latest Form D$2,887,203
Remaining amount reported in latest Form D$1,908,756
Investor count reported in latest Form D13
Stated minimum investment$1,000
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First filedDec 9, 2025
Latest filingDec 9, 2025
Filings tracked1
View filing on SEC EDGARForm D is an issuer notice filing. A filing does not mean the SEC approved, endorsed, or verified the offering.
Offering profile
SEC filings + cited sources
Property and tenant
The trust's asset is a newly constructed (2025) industrial net-lease distribution center at 4295 Halls Ferry Road, Vicksburg, Mississippi, in the Jackson MSA 2. The 5,968-square-foot building occupies a 1.43-acre site with five loading docks and yard space for truck loading and parking 12. It is leased to Rolling Frito-Lay Sales, LP, a subsidiary of PepsiCo, whose parent carries an S&P rating of A+ 2.
Lease structure
The triple-net lease commenced March 18, 2025 and runs to March 31, 2035, a 10-year primary term, with the landlord retaining responsibility for foundation, structure, and roof/HVAC capital items 2. Year-one base rent is $284,591 with a 2% annual escalator, and two renewal options of three to five years each are priced at the greater of 95% of fair market value or prior rent 2. The offering memorandum cited a 6.50% cap rate and a $4,378,323 price 2.
Offering and capitalization
Structured as a Regulation D Rule 506(c) DST sponsored by Cove Capital Investments, the program is 100% debt-free and includes a fully optional 721 Exchange UPREIT exit 14. A Form D filed December 9, 2025 reported a $4,795,959 total offering amount with $2,887,203 sold as of that date 3. Top1031's structured record classifies the offering as roughly 60% sold on those filing-derived figures 5.
In the news
Frequently asked questions
Is Frito-Lay distribution facility, Vicksburg MS currently active?
Frito-Lay distribution facility, Vicksburg MS is classified by Top1031 as active. “Active” reflects the latest public record and does not confirm that interests remain available.
Where does Top1031 get the data for Frito-Lay distribution facility, Vicksburg MS?
Top1031 tracks this offering from SEC Form D filings and cited sponsor disclosures. Filing data may lag current subscriptions and does not mean the SEC approved or verified the offering.