ExchangeRight Essential Income 9 DST
Net-leased retail (necessity-based) property — sponsored by ExchangeRight
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.
What is this, in one paragraph?
ExchangeRight Essential Income 9 DST is a Delaware statutory trust — fractional real estate that qualifies as 1031 replacement property — holding three single-tenant, net-leased buildings in South Carolina, Georgia and Virginia, owned without mortgage debt.1 The sponsor announced on September 8, 2026 that the offering was fully subscribed and closed to new investors.1 Interests reached accredited investors privately, without public advertising.
Sponsor-reported, from SEC filings and cited 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.2 ExchangeRight reports a three-property, 205,857-square-foot net-leased portfolio in South Carolina, Georgia and Virginia.1 A broker listing identifies those buildings as a 164,845-square-foot Pepsi Bottling Ventures distribution facility in Longs, South Carolina plus Tractor Supply Company stores in Dalton, Georgia and Ruckersville, Virginia, and reports the portfolio fully occupied.3 A separate broker page dates the trust's formation to January 5, 2026.4
Who is the tenant, and what's the lease?
Pepsi Bottling Ventures and Tractor Supply Company occupy the buildings under net leases, where the tenant carries taxes, insurance and maintenance.1 ExchangeRight states the Trust is backed by a 20-year master-lease guarantee from its Essential Income REIT and that REIT's Operating Partnership, which places a sponsor affiliate between the store operators and investors.1
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?
ExchangeRight reports the portfolio is unleveraged — bought with investor equity, carrying no mortgage.1 All-cash means no loan maturity, no refinancing risk and no lender consent needed 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?
ExchangeRight Real Estate, LLC of Pasadena, California sponsors the Essential Income series, which is built to move DST investors into its affiliated Essential Income REIT.4 The sponsor announced full subscriptions of Essential Income 7 on July 1, 2026, Net-Leased Portfolio 73 DST on July 14, 2026, and Essential Income 8 on July 27, 2026. AltsWire reported on July 22, 2026 that the REIT's net asset value reached $905.7 million as of June 30, 2026.
- Sponsor
- ExchangeRight
- 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 is the issuer's Form D — the brief notice an issuer files to claim a private-placement exemption — submitted as a new notice rather than an amendment, and no later filing has recorded the September 2026 closing.2 The exemption claimed bars general advertising, so interests moved through existing broker-dealer relationships.
- Form D filedFirst and latest filing on record.
- Legal Trust name
- ExchangeRight Essential Income 9 DST
- Filings on record
- 1
- How it may be offered
- Rule 506(b)General advertising and solicitation are not permitted under this exemption.
- 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?
The sponsor’s SEC filings show the offering raising money within the past 15 months. A filing does not by itself confirm you can still buy in.
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.
Is this Trust still open to new investors?
No. ExchangeRight announced on September 8, 2026 that Essential Income 9 DST was fully subscribed, closed and no longer accepting investors.[1] Blue Vault, AltsWire and citybiz reported the same closing on September 9 and 10, 2026. The SEC record has not caught up: the only filing remains the Form D submitted February 11, 2026, filed before any sale and never amended.[2] For a 1031 investor still shopping replacement property, that gap is the practical lesson — Form D data lags a sponsor's own announcements.
Who are the tenants, and who is responsible for the rent?
ExchangeRight names Pepsi Bottling Ventures and Tractor Supply Company as the operators across the three buildings.[1] The sponsor also states the Trust is backed by a 20-year master-lease guarantee from its Essential Income REIT and that REIT's Operating Partnership, meaning a sponsor affiliate stands behind the rent obligation alongside the store operators.[1] The PPM — the private placement memorandum governing the offering — sets out the guarantee's actual terms, conditions and limits.
What does the 721 exchange exit mean for me?
ExchangeRight states the Essential Income series is designed to give investors a tax-deferred Section 721 exchange into the affiliated Essential Income REIT after a targeted two-year hold.[1] In a 721 exchange, the Trust's real estate is contributed to the REIT's operating partnership in return for partnership units. After that you hold units rather than direct real estate, and those units generally cannot be rolled into a future 1031 exchange — the deferral chain typically ends there. Timing and conditions are an objective, not a commitment, and the PPM governs the mechanics.
Does the Trust carry a mortgage?
No. ExchangeRight reports the portfolio is unleveraged and the offering was structured as 100% equity.[1] A broker listing puts the aggregate purchase price at roughly $46.6 million, a figure researchers could not match to any primary acquisition or closing record.[4] A debt-free DST has no loan maturity, no refinancing risk and no lender whose consent is needed at exit — but it supplies no replacement debt either, which matters if the property you sold carried a mortgage you need to match.
What is not in the public record for this Trust?
The SEC Form D identifies the issuer as a Delaware entity organized in 2026 and sets out the offering terms, but names no property, address, tenant, lease term, lender or master lessee.[2] Portfolio square footage, tenant identities, the unleveraged structure and the master-lease guarantee come from ExchangeRight's own announcement.[1] Occupancy and the individual building descriptions come from a broker listing.[3] No street addresses are published for any of the three buildings, and no deed or assessor record confirming the purchase was located.