Top1031

portfolio of net-leased real estate

Net-leased retail (necessity-based) property in Alabama, Arkansas, Pennsylvania, and West Virginia — sponsored by ExchangeRight

Files with the SEC as ExchangeRight Essential Income 8 DST

Minimum investment
$100k
Offering size
$15.4M
How much has sold
None sold yet
Asset type
Net-leased retail (necessity-based) property
Location
Alabama, Arkansas, Pennsylvania, and West Virginia
Financing
All cash. This offering reports no mortgage debt.

Sponsor-reported, from SEC filings and cited sources.

Chapter 1

What is this, in one paragraph?

ExchangeRight Essential Income 8 DST is a Delaware statutory trust — a passive, 1031-eligible co-ownership structure — holding five net-leased retail buildings in four states.1 ExchangeRight reported on July 27, 2026 that the Trust was fully subscribed and closed to new investors.2 The sponsor structured it with no mortgage debt and a planned Section 721 exchange, swapping DST interests for REIT units, into its affiliated Essential Income REIT.3

No public property data; 506(b) offering. EI 7 closed 2026-07-01; no EI 8 subscription PR as of 2026-07-06

Show sources (11)Hide sources (11)

These links support the public record as a whole; individual details may come from different sources.

Alabama, Arkansas, Pennsylvania, and West Virginia · exact location not on recordThe filings name the market but not an address we can place on a map.

On a 45-day clock? Find day 45 and day 180 from the sale date, then come back to this record.

Chapter 2

What exactly is the property?

The holdings are necessity-based net-leased retail stores that ExchangeRight assembled into one Trust within its Essential Income DST series.4 Neither the Form D nor the sponsor's announcement discloses street addresses, cities, acquisition dates, or purchase prices, and no reviewed source maps a tenant to a specific building.5

Reported location
Alabama, Arkansas, Pennsylvania, and West Virginia
Property size
5 properties; 57,813 square feet of retail space
Chapter 3

Who is the tenant, and what's the lease?

The tenants are AutoZone, Dollar General, Dollar General Market, and Tractor Supply Company, with no public mapping of tenant to building.5 ExchangeRight also reported a 20-year master lease guarantee from its Essential Income REIT and that REIT's operating partnership — an affiliate promise standing behind the rent, not a third-party backstop.6

Chapter 4

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.

How we work out how much has sold

We divide the amount the sponsor reports sold by the offering size in its latest SEC filing, filed Jan 23, 2026.

  • The sponsor reports these amounts itself, and can amend them later.
  • A filing can be behind what has actually sold. It does not confirm that interests are still available.
  • The amount left to sell is the offering size minus the amount sold.

The sponsor reported this offering sold out without filing per-sale amendments, so there is no raise history to show.

Chapter 5

How is it financed, and what does it pay?

Nothing here is borrowed: investor equity funded the whole portfolio, so there is no lender, no loan maturity, and no refinancing event ahead.7 Connect Money described the offering as 100% debt-free when it reported the closing.8

Financing
All cash. This offering reports no mortgage debt.
Chapter 7

What does the paperwork say?

The Form D on record is an original notice rather than an amendment, so the sales figures it carries remain the pre-first-sale snapshot from the day it was filed.9 The Trust was offered under Rule 506(b), which bars public advertising and limits sales to accredited investors — those meeting SEC income or net-worth tests — the sponsor already knew.

  1. 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.

Chapter 8

Common questions

Is portfolio of net-leased real estate still raising money?

Top1031 lists portfolio of net-leased real estate 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 portfolio of net-leased real estate?

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.

Can I still invest in Essential Income 8 DST?

No. ExchangeRight announced on July 27, 2026 that the Trust was fully subscribed and closed to new investors, and Connect Money reported the same on July 31, 2026. DST interests rarely trade in any secondary market, so a closed offering is generally closed for good.

Why does the SEC filing not reflect the closing?

The only Form D on record is the original, filed January 23, 2026, before the first sale occurred. Its sold and remaining amounts are a snapshot from that date, and no amendment has been filed to update them. ExchangeRight's July 27, 2026 announcement is the more current statement of status.

What does the planned 721 exchange mean?

ExchangeRight stated that after roughly two years the Trust is structured for a tax-deferred Section 721 exchange into its Essential Income REIT — investors' property interests would be contributed to the REIT's operating partnership for units instead of cash. That ends the ability to do another 1031 exchange with those interests. The sponsor also states there is no guarantee the exit strategy will be achieved.

Who are the tenants?

AutoZone, Dollar General, Dollar General Market, and Tractor Supply Company, according to ExchangeRight's July 27, 2026 announcement and Connect Money's July 31, 2026 report. Neither source states which tenant occupies which building or lists individual lease terms; the PPM, the private placement memorandum given to prospective investors, is where those details live.

What was the minimum investment?

The January 23, 2026 Form D reported a $100,000 minimum accepted from any outside investor. Accredited investor status — an income or net-worth threshold set by SEC rule — was required to participate, and the filing reported no non-accredited investors as of that date.

What does an all-cash DST change for an investor?

With no mortgage, there is no lender, no loan maturity, no debt-service coverage covenant, and no refinancing risk, and a lender cannot foreclose. The trade-off is that the same dollar of equity buys less real estate than it would in a leveraged Trust, and exchangers with mortgage debt to replace may not cover it.

Chapter 9

In the news

ExchangeRight Fully Subscribes $15.38 Million Essential Income 8 DST as Investors Seek Defined Path to the Essential Income REITExchangeRight announced that Essential Income 8 DST was fully subscribed and closed to new investors, describing a $15.38 million 100% equity portfolio of five net-leased properties with a 5.50% current cash-flow rate and a planned two-year 721 exchange path.
ExchangeRight Real Estate ↗also: Las Vegas Sun ↗also: Bastille Post (syndicated) ↗also: Business Wire (via Yahoo Finance, U.S.) ↗also: New Castle News (ncnewsonline.com) ↗also: Morningstar ↗also: Business Wire ↗also: Business Wire (via Yahoo Finance, U.K.) ↗also: Yahoo Finance ↗also: AltsWire ↗also: Real Assets Adviser (IREI) ↗also: Connect Money ↗