Top1031

Portfolio of net-leased real estate

4 net-leased retail properties in 4 states · sponsored by ExchangeRight

Sold outReported fully subscribed · latest Form D Jan 23, 2026 (opens in a new tab)

Portfolio of net-leased real estate is a DST sponsored by ExchangeRight that owns 4 net-leased retail properties in 4 states. Its latest Form D, filed Jan 23, 2026, lists a $15.3 million offering with a $100,000 minimum.

Key facts

Minimum investment
$100,000
From the Form D
Offering size
$15,385,000
Equity offered, per the Form D
Sold so far
Not reported after the first Form D (Jan 23, 2026)
Form D, Jan 23, 2026
Selling commissions
$615,400 · 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 →

Can I still invest?

No new interests: the offering is reported fully subscribed.

Other ExchangeRight offerings on record

Availability changes without a filing. The sponsor or a registered representative can confirm what is open.

Looking for an offering like this one? A licensed 1031 specialist from our affiliated partner can talk through what is on record.

Ask a 1031 specialist about this recordFree. About: Portfolio of net-leased real estate. Top1031 is not a broker-dealer.

No photo on record. Multiple property locations are on record; no single map.

What does the Trust own?

The five buildings sit at 863 and 872 Drinker Turnpike in Covington Township, Pennsylvania; 2070 Shannon Oxmoor Road in Bessemer, Alabama; 6009 Teays Valley Road in Scott Depot, West Virginia; and 3480 Highway 412 E in Siloam Springs, Arkansas. 1 ExchangeRight assembled them between December 23, 2025 and January 23, 2026 for an aggregate $13,429,251. 3 The January 2026 memorandum reported every square foot leased. 4

Reported location
Multi-state (4)
Property size
5 properties; 57,813 square feet of retail space

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

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

The memorandum's sources table shows the purchase funded entirely by owner equity, with no trust-level mortgage, so there is no lender, no loan maturity and no debt for a 1031 exchanger to replace. 7 Repayment of the sponsor's separate equity-financing arrangement is not an obligation of the trust. 8

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
$615,400 · 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?

Legal Trust name
ExchangeRight Essential Income 8 DST
SEC CIK
2107121
First Form D
Jan 23, 2026
Latest Form D
Jan 23, 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$15,385,000
$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 Portfolio of net-leased real estate?
No new interests: Portfolio of net-leased real estate is reported fully subscribed. Top1031 lists it as recently fully subscribed and does not count it as an active offering.
Does Portfolio of net-leased real estate have a 721 UPREIT exit?
The record lists a possible 721 exit for Portfolio of net-leased real estate. 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 Essential Income 8 DST own?
The trust owns five single-tenant net-leased retail buildings totaling 57,813 square feet, according to ExchangeRight's January 2026 offering documents. They are in Covington Township, Pennsylvania; Bessemer, Alabama; Scott Depot, West Virginia; and Siloam Springs, Arkansas. The memorandum reported all of that space leased and none vacant.
Which tenant is in which building?
Per the offering documents: AutoZone at 863 Drinker Turnpike, Covington Township, Pennsylvania, on a triple-net ground lease; Dolgencorp, LLC as Dollar General at 872 Drinker Turnpike; Dolgencorp as Dollar General at 2070 Shannon Oxmoor Road, Bessemer, Alabama; Dolgencorp as Dollar General Market at 6009 Teays Valley Road, Scott Depot, West Virginia; and Tractor Supply Company at 3480 Highway 412 E, Siloam Springs, Arkansas, on a double-net lease.
Who actually pays rent to the trust?
An affiliated entity, Essential Income 8 Master Lessee, LLC, pays rent to the trust and subleases the properties to the store tenants, per the January 2026 memorandum. That memorandum names ExchangeRight Income Fund Operating Partnership, LP, a sponsor affiliate, as guarantor of the master lease. ExchangeRight's July 27, 2026 announcement described a 20-year master-lease guarantee tied to its Essential Income REIT and that REIT's operating partnership, which is an affiliate promise rather than a third-party backstop.
Is there a mortgage on the properties?
No. The memorandum's sources table lists owner equity as 100% of the trust's funding and identifies no trust-level mortgage, so the five properties carry no loan. An exchanger who had debt on a relinquished property finds no replacement debt in this structure. The memorandum also states that repayment of the sponsor's separate equity-financing arrangement is not an obligation of the trust and is not secured by its properties.
What did the trust pay for the portfolio?
ExchangeRight's offering documents report an aggregate stated purchase price of $13,429,251 for the five properties, acquired between December 23, 2025 and January 23, 2026. The trust was formed as a Delaware statutory trust on August 27, 2025, a few months before those closings.

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 ↗

Sources

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

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.