Inland Zero Coupon Utility DST
Net lease (zero cash flow, utility tenant) property in Birmingham, AL — sponsored by Inland Private Capital
Sponsor-reported, from SEC filings and cited sources.
What is this, in one paragraph?
Inland Zero Coupon Utility DST is a Delaware statutory trust — the fractional-ownership vehicle 1031 exchangers use to replace property they sold — sponsored by Inland Private Capital. The sponsor's own offering page points only to an executive-office asset in Birmingham, Alabama.2 In a zero cash flow structure, rent services high-leverage assumable mortgage debt instead of paying investor distributions.
Zero-coupon structure: high-LTV (typ. 80-85%) assumable debt, NNN investment-grade tenant, no distributions; property not publicly identified
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These links support the public record as a whole; individual details may come from different 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?
The Form D names no property.1 Inland's own offering page identifies only an executive-office asset in Birmingham, Alabama, without an address.2 A third-party offering summary published July 13, 2026 attributes The Colonnade — 3525, 3535 and 4201 Colonnade Parkway, roughly 669,438 rentable square feet across two office buildings, plus two parking garages with 1,933 spaces — to this Trust, a match no SEC filing or public deed confirms.3 No acquisition date surfaced in research.
- Reported location
- Birmingham, AL
Who is the tenant, and what's the lease?
No SEC filing for this Trust identifies a tenant.1 The same third-party summary reports the property 100% leased to Southern Company Services, Inc. under an absolute-net lease running to March 17, 2044 — the tenant pays taxes, insurance, maintenance, repairs and replacements directly — with one 10-year renewal option.3
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?
Zero cash flow means rent is applied to servicing high-leverage, generally assumable mortgage debt rather than reaching investors, and an owner's equity builds only as loan principal amortizes. Exchangers typically use such a Trust to replace a large mortgage carried on the property they sold. The third-party summary describes an assumed, fully amortizing fixed-rate loan.3
- Financing
- Zero coupon. Cash flow from the property goes to servicing the debt.
Who's behind it?
The Form D names Inland Private Capital Corporation as sponsor of the issuer and Inland ZC Utility Exchange, L.L.C. as depositor.1 Inland is among the higher-volume 1031 DST sponsors: AltsWire reported approximately $318.6 million of July 2026 DST sales for the firm, a 5.8% share of that month's industry total. Inland announced the close of an $83.6 million equity raise for a 393-unit New Jersey multifamily DST on April 16, 2026, and parent Inland Investments named Andrew Barnum managing director of product strategy on July 20, 2026.
- Sponsor
- Inland Private Capital
- Legal Trust name
- Inland Zero Coupon Utility 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?
A Form D is the brief notice an issuer files with the SEC for a private, unregistered offering; this one discloses no property, tenant, lender or mortgage debt.1 The exemption claimed bars general advertising and effectively limits purchasers to accredited investors — those meeting SEC income or net-worth tests.
- 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 Zero Coupon Utility DST still raising money?
Top1031 lists Inland Zero Coupon Utility 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 Zero Coupon Utility 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.
Which property does this Trust own?
The SEC Form D names no property or address.[1] Inland Private Capital's own offering page for the Trust describes only an executive-office asset in Birmingham, Alabama, and does not disclose the address or legal description.[2] A third-party offering summary published July 13, 2026 attributes The Colonnade in Birmingham — 3525, 3535 and 4201 Colonnade Parkway, approximately 669,438 rentable square feet in two office buildings with two parking garages and 1,933 spaces — to this Trust, but that trust-to-property match is not confirmed by the SEC filing or by a public deed.[3] The private placement memorandum, the offering's governing disclosure document, is where property identity is established.
What does a zero cash flow structure mean for an investor here?
A zero cash flow DST carries high-leverage, generally assumable mortgage debt on a net-leased property. Rent is applied to debt service rather than paid out, so there are no current distributions, and an investor's position builds only as the loan amortizes. Buyers are typically 1031 exchangers who must replace a large mortgage from the property they sold in order to complete their exchange. Loan documents and the PPM govern refinancing, maturity and sale.
Who is the tenant, and what does the lease say?
No SEC filing for this Trust identifies a tenant.[1] A third-party offering summary published July 13, 2026 reports the property 100% leased to Southern Company Services, Inc. under an absolute-net lease — meaning the tenant pays taxes, insurance, maintenance, repairs and replacements directly — running through March 17, 2044, with one 10-year renewal option.[3] Because that summary is a secondary source and the entity match is unconfirmed, the lease abstract in the PPM is where those terms are verified.
What are the loan terms on the property?
The Form D discloses no lender and no mortgage debt.[1] A third-party offering summary published July 13, 2026 reports an assumed mortgage originally sized at $130,020,207 with approximately $129,587,387 outstanding as of October 15, 2025, at a fixed 5.784% rate, fully amortizing and maturing March 15, 2044; it also reports a property price of $154,463,808, total capitalization of $168,949,386, and a 76.70% in-place loan-to-value.[3] Research located no recorded mortgage or loan document confirming the lender's identity, so the loan summary and lender name in the PPM are the controlling record.
How is the offering sold, and who can buy?
The Form D claims a Rule 506(b) private-placement exemption, which bars general solicitation and advertising and effectively limits purchasers to accredited investors — those meeting SEC income or net-worth thresholds.[1] Interests are sold through the sponsor and selling broker-dealers rather than on any public market. A single Form D on record does not by itself establish current availability, since an issuer need not amend the notice merely because sales have occurred.
A third-party site lists this offering as "Rejected." What does that mean?
Baker 1031 Investments, a third-party 1031 listing site, displayed the platform status "Rejected" on its summary of this offering, last updated July 13, 2026.[3] That label is the listing site's own designation — typically reflecting one firm's internal review decision — and the meaning is not established by any primary public record. Nothing in the SEC record for this Trust corroborates it. Treat it as an unresolved third-party lead and confirm the offering's actual status with the sponsor and in the PPM.