Top1031

ExchangeRight Essential Income 9 DST

Net-leased retail property · sponsored by ExchangeRight

Active offeringLatest Form D filed Feb 11, 2026 (opens in a new tab)

ExchangeRight Essential Income 9 DST is a DST sponsored by ExchangeRight that owns a net-leased retail property. Its latest Form D, filed Feb 11, 2026, lists a $52.8 million offering with a $100,000 minimum.

Key facts

Minimum investment
$100,000
From the Form D
Offering size
$52,850,000
Equity offered, per the Form D
Sold so far
None reported as of Feb 11, 2026
Form D, Feb 11, 2026
Selling commissions
$2,114,000 · 4.0% of offering
Form D Item 15; the % is our arithmetic
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 →

Sales so far

Latest Form D
Feb 11, 2026 · 1 filing

No sales reported in a Form D amendment yet. Latest notice Feb 11, 2026.

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Ask a 1031 specialist about this recordFree. About: ExchangeRight Essential Income 9 DST. Top1031 is not a broker-dealer.

No photo on record. Location not stated in the SEC filings.

What does the Trust own?

ExchangeRight describes the portfolio as three net-leased properties totaling 205,857 square feet across South Carolina, Georgia and Virginia, tenanted by Pepsi Bottling Ventures and Tractor Supply Company. 1 A broker offering listing places them in Longs, South Carolina (164,845 square feet), Dalton, Georgia (21,909 square feet) and Ruckersville, Virginia (19,103 square feet), all occupied, and reports an aggregate acquisition price of roughly $46.6 million. 2

Tenant and lease terms are not in the SEC filings or cited sources.

How is it financed, and what did it cost to sell?

No mortgage sits on the three buildings; ExchangeRight describes the offering as 100% equity. 1 For an investor that means no loan maturity, no refinancing risk and no lender consent needed at exit, but also no replacement debt to match a mortgage on the property they sold.

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
$2,114,000 · 4.0% of offering
Finders’ fees
$0
Paid to officers, directors and promoters
$0 · 0.0% of offering
Form D Item 16
Broker-dealers named in the Form D
1 named in the Form D
Show the firms

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.

What does the SEC record show?

The Form D is an original notice, never amended, which is the brief filing the SEC requires for a private placement. 3 Rule 506(b) means interests were sold privately, without general advertising, to accredited investors the sponsor already knew.

Legal Trust name
ExchangeRight Essential Income 9 DST
SEC CIK
2107120
First Form D
Feb 11, 2026
Latest Form D
Feb 11, 2026
Filings on record
1
Offered under
Rule 506(b)
General advertising and solicitation are not permitted under this exemption.
Source filing
Read the filings on SEC EDGAR

SEC Form D filings, newest first

FiledFormOffering amountAmount sold
Form D$52,850,000
$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 ExchangeRight Essential Income 9 DST an active offering?
ExchangeRight Essential Income 9 DST is an Active offering: its latest Form D was filed Feb 11, 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.
Does ExchangeRight Essential Income 9 DST have a 721 UPREIT exit?
The record lists a possible 721 exit for ExchangeRight Essential Income 9 DST. 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 the Trust own?
Three single-tenant, net-leased buildings totaling 205,857 square feet in South Carolina, Georgia and Virginia, as ExchangeRight describes the portfolio. A broker offering listing identifies them as a 164,845-square-foot Pepsi Bottling Ventures distribution facility in Longs, South Carolina, a 21,909-square-foot Tractor Supply store in Dalton, Georgia, and a 19,103-square-foot Tractor Supply store in Ruckersville, Virginia, and puts the aggregate acquisition price at approximately $46.6 million. That same listing reports the portfolio as 100% occupied.
Who are the tenants, and who pays the rent?
Pepsi Bottling Ventures occupies the South Carolina distribution facility and Tractor Supply Company occupies the Georgia and Virginia stores, according to ExchangeRight. The Trust itself leases all three properties to Essential Income 9 Master Lessee, LLC, a sponsor affiliate, under a 20-year master lease, per the exact-name broker offering listing. ExchangeRight says a 20-year master lease guarantee is provided by its Essential Income REIT and the REIT's operating partnership. A master lessee of this kind is typically a thinly capitalized affiliate, which is why the guarantee behind it carries weight.
How long do the leases run?
The broker offering listing reports the three underlying leases running through February 2039 for the Pepsi Bottling Ventures facility, September 2045 for the Dalton, Georgia Tractor Supply store, and February 2046 for the Ruckersville, Virginia Tractor Supply store. The master lease between the Trust and its affiliated master lessee is stated as a 20-year term in the same listing. Net lease here means the tenant carries taxes, insurance and building upkeep rather than the landlord.
Does the Trust carry a mortgage?
No. ExchangeRight reports the three-property portfolio as unleveraged and the offering as structured with 100% equity. A debt-free structure has no loan maturity, no refinancing risk and no lender whose consent is needed at a sale. It also supplies no replacement debt, which matters when the property an investor relinquished carried a mortgage that needs matching for full tax deferral.
What was the minimum investment, and how were interests sold?
The Form D filed February 11, 2026 states a $100,000 minimum investment from an outside investor. The same filing claims the Rule 506(b) exemption, which permits a private placement sold without general advertising to accredited investors, meaning people who meet SEC income or net-worth tests and who typically have a pre-existing relationship with the sponsor. The filing names the issuer and the offering terms but no property, tenant, lender or master lessee.

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.