InCommercial Net Lease DST 6
Net lease property · sponsored by InCommercial
InCommercial Net Lease DST 6 was a DST sponsored by InCommercial that owned a net lease property. Its last Form D was filed Jan 10, 2024.
How it ended
No outcome recorded · under 7 years
Last Form D filed Jan 10, 2024.
Key facts
- Minimum investment
- $25,000From the Form D
- Offering size
- $32,413,000Equity offered, per the Form D
- Sold
- 12.2%Form D, Jan 10, 2024; the % is our arithmetic
- Investors reported
- Form D, Jan 10, 202410
- Selling commissions
- Form D Item 15; the % is our arithmetic$3,079,235 · 9.5% of offering
- Financing
- Leveraged. This offering reports mortgage debt on the property.How it is financed ↓
- Offered under
- Rule 506(c)May be advertised publicly. Every buyer’s accredited status must be verified.
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 →
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Ask a 1031 specialist about this recordFree. About: InCommercial Net Lease DST 6. Top1031 is not a broker-dealer.What did InCommercial Net Lease DST 6 own?
Nothing in the public record fixes what this Trust owns. The Form D filings describe securities, not real estate: no address, no square footage, no acquisition date or price appears in them. Third-party pages that discuss the offering stop at its terms. The asset type on record is net lease, and that is the extent of what is documented.
Tenant and lease terms are not in the SEC filings or cited sources.
How was it financed, and what did it cost to sell?
Debt
- Financing
- Leveraged. This offering reports mortgage debt on the property.
Costs and terms from the Form D
- Selling commissions
- $3,079,235 · 9.5% of offering
- Finders’ fees
- $0
- Paid to officers, directors and promoters
- $7,586,243 · 23.4% of offeringForm D Item 16· The filing’s note: “InCommercial Net Lease Depositor 6, LLC will be responsible for paying certain expenses of approximately $6,345,818.”
- Broker-dealers named in the Form D
- 5 named in the Form D
Show the firms
- Cabin Securities, Inc. · CRD 137608
- Emerson Equity LLC · CRD 130032
- FNEX Capital, LLC · CRD 166316
- Orchard Securities, LLC · CRD 133378
- Realized Financial, Inc. · CRD 22333
Individual representatives named in Item 12 are not listed.
- Date of first sale
- Not in the Form D
- Minimum investment
- $25,000
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. The issuer marked these amounts as an estimate.
Who's behind InCommercial Net Lease DST 6?
InCommercial is a Chicago net-lease sponsor operating from 117 N. Jefferson Street. 1 The Form D/A names InCommercial Inc. alongside InCommercial Net Lease Manager 6, LLC and InCommercial Net Lease Depositor 6, LLC as promoters, with Erik Conrad, president of the manager, and Anthony Colletti as executive officers. 1 On July 23, 2025, The White Law Group published a page saying it was investigating potential claims for investors in this Trust. 2
- Sponsor
- Offerings on record
What does the SEC record show?
The original Form D registered the raise under Rule 506(b), which bars general advertising; the amendment moved it to Rule 506(c), which permits public solicitation so long as every buyer is a verified accredited investor. 1 That amendment reports sales and investors while still marking the first-sale field "yet to occur" — an unexplained inconsistency in the issuer's own filing. 1
- Legal Trust name
- InCommercial Net Lease DST 6
- SEC CIK
- 1938481
- First Form D
- Jul 19, 2022
- Latest Form D
- Jan 10, 2024
- Filings on record
- 2
- Offered under
- Rule 506(c)May be advertised publicly. Every buyer’s accredited status must be verified.
- Source filing
SEC Form D filings, newest first
| Filed | Form | Offering amount | Amount sold | Investors | Filing on SEC EDGAR |
|---|---|---|---|---|---|
| Form D/A | $32,413,000 | $3,968,444+$3,968,444 | 10 | EDGAR | |
| Form D | $32,413,000 | $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
- What happened to InCommercial Net Lease DST 6?
- InCommercial Net Lease DST 6 is a Historical offering. Last Form D filed Jan 10, 2024.
- What property does InCommercial Net Lease DST 6 own?
- No public source located identifies it. The two Form D filings on record disclose the securities offering only — issuer, promoters, offering size, minimum investment — and never name a property, address, tenant, or portfolio. Non-SEC pages describing the offering likewise stop at its terms. An investor would need the offering documents to see what the trust actually holds.
- What is the minimum investment?
- The Form D reports a $25,000 minimum for outside investors, unchanged between the original 2022 filing and the 2024 amendment. DST minimums are set by the sponsor in the offering documents and can differ from the Form D figure for particular investor categories, so the offering document governs.
- What changed between the 2022 filing and the 2024 amendment?
- The exemption claimed changed. The original filing used Rule 506(b), which prohibits general solicitation and advertising. The amendment claims Rule 506(c), which allows public advertising but requires the sponsor to verify that each purchaser is an accredited investor. The amendment also updated sales and investor counts while leaving the first-sale field marked "yet to occur."
- What is the White Law Group investigation about?
- On July 23, 2025, the law firm published a page saying it was investigating potential claims on behalf of investors who bought interests in this Trust, with discussion of adviser misrepresentation framed conditionally rather than as a finding. No filed complaint, judgment, or regulatory action against the Trust appears in the public record located as of August 23, 2026. A law firm solicitation page is not evidence of wrongdoing.
- Is the Trust leveraged?
- Unknown from public sources. Form D does not disclose mortgage debt, and no lender, loan amount, or loan-to-value figure for this Trust appears in any source located. Leverage terms, if any, would be set out in the offering documents and the loan documents.
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.