ExchangeRight Essential Income 9 DST
Net-leased retail (necessity-based) property — sponsored by ExchangeRight
Sponsor-reported, from SEC filings and cited sources.
What is this, in one paragraph?
ExchangeRight Essential Income 9 DST is a Delaware statutory trust — fractional real estate usable as 1031 replacement property — holding three single-tenant, net-leased buildings in South Carolina, Georgia and Virginia, reported as owned free of mortgage debt.2 It is offered under Rule 506(b), which bars public advertising and limits buyers to accredited investors, and targets a Section 721 exchange into ExchangeRight's affiliated Essential Income REIT after roughly two years.
No public property data; 506(b). Series targets 721 exchange into Essential Income REIT after ~2-yr hold
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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 SEC filing for this Trust names its real estate. A broker page published under the exact trust name reports three single-tenant, net-leased buildings totaling 205,857 square feet and fully occupied, held by a trust formed January 5, 2026 that acquired them for roughly $46.6 million.1 The largest is a 164,845-square-foot Pepsi Bottling Ventures distribution facility at 9101 Water Tower Road, Longs, South Carolina; Tractor Supply stores in Dalton, Georgia and Ruckersville, Virginia complete it.1
Who is the tenant, and what's the lease?
The tenants are PBV Conway-Myrtle Beach, LLC, a Pepsi Bottling Ventures entity, plus two Tractor Supply stores, with leases reported running into 2039, 2045 and 2046.1 A broker page reports all three sit under a 20-year master lease guaranteed by ExchangeRight's Essential Income REIT and its operating partnership — so an affiliate, not the stores, owes the Trust rent.2
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.
Raise history appears here once sales are filed — free account required.
How is it financed, and what does it pay?
A broker page reports the Trust holds all three properties all-cash, with no mortgage financing.2 All-cash means no loan maturity, no refinancing risk and no lender consent to negotiate at exit; it also passes no debt through to investors, which matters if the property you relinquished carried a mortgage you must replace.
Who's behind it?
The sponsor, ExchangeRight Real Estate, LLC, runs the Essential Income series, which routes DST investors into its affiliated Essential Income REIT.2 Warren Thomas signed the Trust's Form D as manager on February 10, 2026.3 The sponsor said it expanded that REIT's credit facility from $185 million to $600 million. AltsWire reported on July 22, 2026 that the REIT's net asset value reached $905.7 million as of June 30, 2026.
- Sponsor
- ExchangeRight
- Legal Trust name
- ExchangeRight Essential Income 9 DST
- May convert to a REIT
- Yes
- Offerings from this sponsor
- 23 active / 60 total offerings from ExchangeRight
Reported by the sponsor. Top1031 does not independently audit sponsor-reported figures.
What does the paperwork say?
The Trust's public paperwork consists of a Form D — the short notice an issuer files to claim a private-placement exemption — submitted as a new notice rather than an amendment and signed by the sponsor's manager on February 10, 2026.3 The exemption claimed bars general advertising, so interests reach accredited investors through existing broker-dealer relationships.
- Form D filedFirst and latest filing on record.
- Filings on record
- 1
- How it may be offered
- Rule 506(b)Not advertised publicly. Offered through existing relationships.
- 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 ExchangeRight Essential Income 9 DST still raising money?
Top1031 lists ExchangeRight Essential Income 9 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 ExchangeRight Essential Income 9 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 does the 721 exchange exit actually mean for me?
A Section 721 exchange contributes the Trust's real estate to the operating partnership of ExchangeRight's affiliated Essential Income REIT in return for partnership units. Top1031's record for this Trust flags that objective after an approximately two-year hold, and a broker page under the exact trust name describes the same intent. After such an exchange you hold REIT operating-partnership units rather than direct real estate, and those units cannot be rolled into a future 1031 exchange. Confirm the mechanics, timing and conditions in the PPM, the private placement memorandum that governs the offering.
Is this Trust still open to new investors?
The public record is in tension. The only SEC filing is a Form D submitted as a new notice and signed February 10, 2026, which speaks only as of that date. A Baker 1031 page under the exact trust name, last updated July 17, 2026, displayed the offering as closed, but research located no dated full-subscription or closing announcement for this specific Trust. Confirm current availability with the sponsor or your broker-dealer before relying on either source.
Who are the tenants, and who is responsible for paying the rent?
A Baker 1031 page under the exact trust name reports a Pepsi Bottling Ventures distribution facility in Longs, South Carolina leased to PBV Conway-Myrtle Beach, LLC through February 2039, a 21,909-square-foot Tractor Supply Company store in Dalton, Georgia leased through September 2045, and a 19,103-square-foot Tractor Supply store in Ruckersville, Virginia leased through February 2046. The same source reports a 20-year master lease guaranteed by the ExchangeRight Essential Income REIT and its operating partnership, which places a sponsor affiliate between the store tenants and the Trust, so the rent credit depends on that affiliate as well as the tenants.
Does the Trust carry a mortgage?
A Baker 1031 page under the exact trust name reports an all-cash structure with no mortgage financing on the three properties. An all-cash DST has no loan maturity, no refinancing risk and no lender whose consent is needed at exit. It also passes no debt through to investors, which matters if the property you relinquished carried a mortgage you need to replace to complete your exchange. The PPM is the place to confirm that no acquisition or bridge debt remains outstanding.
What is the minimum investment, and who can buy?
The Form D reports a $100,000 minimum investment in equity securities and selects Rule 506(b) rather than 506(c). Under 506(b), interests are limited to accredited investors — generally those meeting SEC income or net-worth tests — and cannot be publicly advertised or offered to strangers, so access comes through an existing relationship with a broker-dealer or registered representative. The PPM sets the actual interest denominations and any sponsor-imposed minimum above the filed figure.
What is not in the public record for this Trust?
The SEC Form D identifies the issuer as a Delaware business trust and sets out the offering terms, but names no property, tenant, lender or sponsor. Property, tenant, square footage, occupancy, acquisition price, master lease, guarantee and exit details all come from a third-party broker page published under the exact trust name; no deed, assessor record or public PPM was located, and no street address is reported for the Dalton or Ruckersville stores. Those items can only be settled in the PPM.