Inland Self-Storage Portfolio XXII DST
Self-storage — sponsored by Inland Private Capital
Minimum investment
$100k
Offering size
$115.9M
How much has sold
1.0%
Asset type
Self-storage
Location
Not stated
Financing
All cash. This offering reports no mortgage debt.
Sponsor-reported, from SEC filings and cited sources.
What is this, in one paragraph?
Inland Self-Storage Portfolio XXII DST is a Delaware statutory trust — fractional real estate ownership that can receive 1031 exchange proceeds — holding seven Devon-branded self-storage facilities in Florida, North Carolina and Tennessee.2 A distributor's offering summary says the Trust bought them on December 15, 2025 and describes the capitalization as all-cash and debt-free.2 It is raising now.
506(b); no public property list. Prior Inland storage DSTs (e.g. XXI: 2 Devon-branded sites, 1,618 units, NJ/WI) suggest Devon Self Storage-managed portfolio
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These links support the public record as a whole; individual details may come from different sources.
Location not on recordThe SEC filings for this offering do not give a property address. The filing history below is the current public record.
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?
The portfolio spans Fernandina Beach, Kissimmee, Lady Lake, Miami and Pompano Beach in Florida, plus Greensboro, North Carolina, and Springfield, Tennessee.2 Baker 1031's offering summary counts 4,880 storage units and 414 rentable parking spaces across roughly 568,000 square feet of leasable area, climate-controlled and not, acquired December 15, 2025 for $96,750,000.2 That summary put average physical occupancy near 89% on December 22, 2025.2
- Property size
- 7 properties
Who is the tenant, and what's the lease?
No single corporate credit stands behind the rent. The offering memorandum names Self-Storage Portfolio XXII LeaseCo, L.L.C., a newly formed Delaware affiliate of the sponsor, as master tenant, and that entity in turn rents the units and parking spaces to individual storage customers.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.
1.0% reported sold
- Amount sold
- $1,188,807
- Still available
- $114,680,870
- Investors reported
- 2
- Total offering
- $115,869,677
Not enough filings yet to show a trend.
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How is it financed, and what does it pay?
A distributor's offering summary describes an all-cash, debt-free structure with no financing in place at the Trust level, so an exchanger who must replace mortgage debt from a relinquished property finds none here.2 Debt-free also means no lender covenants or loan maturity date pressing on the hold.
Who's behind it?
The sponsor is the private-capital arm of the Inland group of companies, and its self-storage platform runs through the Devon brand. Inside Self-Storage's 2026 facility-owner ranking placed Inland Devon Self Storage LLC 15th among the top 100 owners. Inland announced on October 31, 2024 that it had fully subscribed a $37 million raise for the prior Portfolio XXI trust, which held two Devon facilities. On July 20, 2026 parent Inland Investments named Andrew Barnum, formerly of iCapital, managing director of product strategy.
- Sponsor
- Inland Private Capital
- Legal Trust name
- Inland Self-Storage Portfolio XXII DST
- May convert to a REIT
- No
- Offerings from this sponsor
- 8 active / 79 total offerings from Inland Private Capital
Reported by the sponsor. Top1031 does not independently audit sponsor-reported figures.
What does the paperwork say?
The SEC record holds an original notice rather than an amendment, so nothing on file documents how terms may have moved since the raise opened; that notice reports a first sale on January 23, 2026.3 The exemption claimed bars general advertising, so interests reach accredited investors — those meeting SEC income or net-worth tests — through pre-existing 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 Inland Self-Storage Portfolio XXII DST still raising money?
Top1031 lists Inland Self-Storage Portfolio XXII 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 Inland Self-Storage Portfolio XXII 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 exactly does this Trust own?
Seven self-storage facilities. Baker 1031's offering summary places them in Fernandina Beach, Kissimmee, Lady Lake, Miami and Pompano Beach, Florida; Greensboro, North Carolina; and Springfield, Tennessee, and reports 4,880 storage units and 414 rentable parking spaces across roughly 568,000 square feet of leasable area, acquired December 15, 2025 for an aggregate $96,750,000. Individual street addresses were not established in the sources reviewed as of August 31, 2026, and the SEC Form D itself names no properties.
Is there a mortgage on the properties?
Baker 1031's offering summary describes the capitalization as all-cash and debt-free, with no financing in place at the Trust level. For a 1031 exchanger, that matters in a specific way: if the property you sold carried a mortgage, a debt-free replacement offering gives you no loan balance to match, so the debt side of the exchange has to be solved elsewhere or the difference covered with cash. Confirm the current capital structure in the private placement memorandum, the offering's governing disclosure document.
Who is the tenant if storage customers rent month to month?
The Trust's tenant is Self-Storage Portfolio XXII LeaseCo, L.L.C., a newly formed Delaware affiliate of the sponsor, under a master lease, according to the offering memorandum dated January 8, 2026. That master tenant, not the Trust, rents units and parking spaces to individual customers, and the facilities operate under the Devon self-storage brand. Because the master tenant is a sponsor affiliate rather than an unrelated corporate credit, its obligations and funding sources are described in the memorandum; the master-lease term and rent formula were not established in the sources reviewed.
What is the minimum investment?
The Form D reports a $100,000 minimum. The offering memorandum dated January 8, 2026 distinguishes two thresholds: $100,000 for Section 1031 exchange investors and $25,000 for cash investors. Interests are offered under Rule 506(b), an exemption that permits sales to accredited investors without general advertising or public solicitation, so the terms an individual is quoted come from the sponsor or a selling broker-dealer rather than a public listing.
Why does month-to-month storage tenancy matter to an investor?
Self-storage income comes from thousands of short-term customer rentals rather than one long corporate lease. Rents can be repriced frequently, but occupancy can also fall quickly, and no outside corporate credit stands behind the revenue. Baker 1031 reported average physical occupancy of approximately 89% as of December 22, 2025; no later occupancy figure was found in the public sources reviewed as of August 31, 2026.
Is the Trust still open, and how would I confirm?
Its only SEC filing to date is the Form D accepted February 5, 2026 — a point-in-time notice that is not updated in real time — and no later amendment appeared in the EDGAR record reviewed as of August 31, 2026. The subscription figures on this page are as of that filing date and do not establish today's availability, which has to be confirmed with the sponsor or a selling broker-dealer.
Chapter 9Inland & Devon Complete New Class-A Self-Storage Facility in PhiladelphiaInland Investments and Devon Self Storage completed an 88,000-square-foot Class-A self-storage facility at 5200 Unruh Avenue in Philadelphia, PA.