5-property net-leased retail/healthcare portfolio
5 net lease retail properties in 5 states · sponsored by ExchangeRight
5-property net-leased retail/healthcare portfolio is a DST sponsored by ExchangeRight that owns 5 net lease retail properties in 5 states. Its latest Form D, filed Dec 8, 2025, lists a $38.9 million offering with a $100,000 minimum.
Key facts
- Minimum investment
- $100,000From the Form D
- Offering size
- $38,950,000Equity offered, per the Form D
- Sold so far
- Not reported after the first Form D (Dec 8, 2025)Form D, Dec 8, 2025
- Selling commissions
- Form D Item 15; the % is our arithmetic$1,558,000 · 4.0% 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 →
Can I still invest?
No new interests: the offering is reported fully subscribed.
Other ExchangeRight offerings on record
- ExchangeRight Essential Income 14 DST$100,000 minimum · $136,100,000 offeringActive offering · latest Form D Oct 14, 2026
- ExchangeRight Net-Leased All-Cash 22 DST$100,000 minimum · $35,700,000 offeringActive offering · latest Form D Sep 30, 2026
- ExchangeRight Essential Income 13 DSTLakeville, MN · $100,000 minimum · $107,600,000 offeringActive offering · latest Form D Aug 20, 2026
- ExchangeRight Net-Leased All-Cash 21 DST$100,000 minimum · $43,390,000 offeringActive offering · latest Form D Jul 29, 2026
Availability changes without a filing. The sponsor or a registered representative can confirm what is open.
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Ask a 1031 specialist about this recordFree. About: 5-property net-leased retail/healthcare portfolio. Top1031 is not a broker-dealer.No photo on record. Multiple property locations are on record; no single map.
What does the Trust own?
ExchangeRight assembled five net-leased retail and healthcare buildings in Massachusetts, Michigan, Missouri, Georgia and Texas, with BioLife Plasma Services, Hobby Lobby and Tractor Supply named as the tenants across the group. 2 Real Estate Transition Solutions, an exchange intermediary, describes the five properties as 100% leased. 3
- Reported location
- Multi-state (5)
- Property size
- 147,862 SF / 5 properties
Tenant and lease terms are not in the SEC filings or cited sources.
How is it financed, and what did it cost to sell?
ExchangeRight describes the Trust as unleveraged: the properties are owned outright with no mortgage, so there is no loan maturity or lender refinancing to plan around. 2
Debt
- Financing
- All cash. This offering reports no mortgage debt.
- May convert to a REIT (721)
- Yes
Costs and terms from the Form D
- Selling commissions
- $1,558,000 · 4.0% of offering
- Finders’ fees
- $0
- Paid to officers, directors and promoters
- $0 · 0.0% of offeringForm D Item 16
- Broker-dealers named in the Form D
- 1 named in the Form D
Show the firms
- Lighthouse Capital Group, LLC · CRD 169135
Individual representatives named in Item 12 are not listed.
- Date of first sale
- Not in the Form D
- Minimum investment
- $100,000
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.
Who's behind the Trust?
ExchangeRight sponsors net-leased DSTs and runs its own Essential Income REIT, which both guarantees the master lease here and is the destination for the planned 721 exchange, where investors swap trust interests for REIT operating-partnership units. 2 Essential Income 7 is one of the sponsor's Essential Income DST series. 2 Connect Money reported on July 6, 2026 that ExchangeRight's platform holds about $7.4 billion in assets.
- Sponsor
- Offerings on record
What does the SEC record show?
A Form D, the notice an issuer files with the SEC for a private sale to accredited investors, launched the offering before any sale had occurred. 1 Interests were sold privately, so terms sit in the offering documents. ExchangeRight announced the completion of the raise on July 1, 2026. 2
- Legal Trust name
- ExchangeRight Essential Income 7 DST
- SEC CIK
- 2100053
- First Form D
- Dec 8, 2025
- Latest Form D
- Dec 8, 2025
- Filings on record
- 1
- 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 | Filing on SEC EDGAR |
|---|---|---|---|---|
| Form D | $38,950,000 | $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
- Can I still invest in 5-property net-leased retail/healthcare portfolio?
- No new interests: 5-property net-leased retail/healthcare portfolio is reported fully subscribed. Top1031 lists it as recently fully subscribed and does not count it as an active offering.
- Does 5-property net-leased retail/healthcare portfolio have a 721 UPREIT exit?
- The record lists a possible 721 exit for 5-property net-leased retail/healthcare portfolio. It is an option, not a completed transaction; the offering documents set whether and when it can happen. In a 721 exchange, or UPREIT, the DST’s property is contributed to a REIT’s operating partnership and investors receive operating-partnership units instead of cash.
- How a DST-to-721 UPREIT exit works
- What does ExchangeRight Essential Income 7 DST own?
- It owns five net-leased retail and healthcare buildings in Massachusetts, Michigan, Missouri, Georgia and Texas, totaling 147,862 square feet, according to ExchangeRight's July 1, 2026 announcement. The uses are retail stores and plasma services space.
- Who are the tenants?
- ExchangeRight names BioLife Plasma Services, Hobby Lobby and Tractor Supply Company as the tenants across the five properties. BioLife operates plasma donation centers, Hobby Lobby is a craft and home decor retailer, and Tractor Supply sells farm, ranch and pet supplies. The sponsor reports the brands for the portfolio as a group rather than by building.
- Is there a mortgage on the properties?
- No. ExchangeRight describes the Trust as unleveraged, meaning the five properties are held with no mortgage debt. There is no loan to refinance and no lender covenants, and an investor's interest carries no share of mortgage debt to replace in a 1031 exchange.
- What is a master lease guarantee?
- An affiliate of the sponsor, here ExchangeRight's Essential Income REIT and its operating partnership, signs a lease over the properties and stands behind the rent owed to the Trust. ExchangeRight reports a 20-year guarantee on this portfolio. The guarantor's own financial strength is what gives the promise value.
- What is ExchangeRight's Essential Income REIT?
- It is the sponsor's own net-lease REIT, and it plays two roles in this Trust. Its operating partnership guarantees the master lease, and it is the entity the Trust is structured to exchange into under Section 721. ExchangeRight's July 1, 2026 announcement describes that exchange as planned, not as completed.
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.