Inland Zero Coupon Utility DST
Net lease property in Birmingham, AL · sponsored by Inland Private Capital
Inland Zero Coupon Utility DST is a DST sponsored by Inland Private Capital that owns a net lease property in Birmingham, AL. Its latest Form D, filed Nov 3, 2025, lists a $39.3 million offering with a $100,000 minimum.
Key facts
- Minimum investment
- $100,000From the Form D
- Offering size
- $39,361,999Equity offered, per the Form D
- Sold so far
- None reported as of Nov 3, 2025Form D, Nov 3, 2025
- Selling commissions
- Form D Item 15; the % is our arithmetic$1,968,100 · 5.0% of offering
- Financing
- Zero coupon. Cash flow from the property goes to servicing the 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 →
Sales so far
- Latest Form D
- Nov 3, 2025 · 1 filing
No sales reported in a Form D amendment yet. Latest notice Nov 3, 2025.
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Ask a 1031 specialist about this recordFree. About: Inland Zero Coupon Utility DST. Top1031 is not a broker-dealer.No photo on record.
What does Inland Zero Coupon Utility DST own?
The SEC Form D names no property or address. 1 Inland's offering brochure says the Trust owns roughly 20 acres at 3525, 3535 and 4201 Colonnade Parkway in Birmingham, Alabama — two office buildings totaling 669,438 square feet plus two five-level parking garages. 2 Research established no deed, acquisition date or independently verified purchase price for the Trust.
- Property address
- 3525 Colonnade Parkway, Birmingham, AL
Tenant and lease terms are not in the SEC filings or cited sources.
How is it financed, and what did it cost to sell?
In a zero cash flow deal, the tenant's rent is directed to the lender to pay down high-leverage mortgage debt rather than distributed to owners, so there is no current income to investors. 2 Exchangers typically use such a Trust to replace a large mortgage carried on the property they sold and avoid taxable boot. No SEC filing names a lender. 1
Debt
- Financing
- Zero coupon. Cash flow from the property goes to servicing the debt.
Costs and terms from the Form D
- Selling commissions
- $1,968,100 · 5.0% of offering
- Finders’ fees
- $0
- Paid to officers, directors and promoters
- $10,480,864 · 26.6% of offeringForm D Item 16· The filing’s note: “Estimate of certain fees, including Dealer Fee, Placement Agent Fee, O&O Expenses, Acquisition Fee and Reimbursement of Acquisition Cost that may accrue to one or more related persons.”
- Broker-dealers named in the Form D
- 1 named in the Form D
Show the firms
- Inland Securities Corporation · CRD 15807
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.
Who's behind Inland Zero Coupon Utility DST?
Inland Private Capital sits among the higher-volume 1031 DST program sponsors: AltsWire reported approximately $318.6 million of its DST sales in July 2026, a 5.8% share of that month's industry total. The firm announced the close of an $83.6 million equity raise for a 393-unit New Jersey multifamily DST on April 16, 2026. Parent Inland Investments named former iCapital executive Andrew Barnum managing director of product strategy on July 20, 2026.
- Sponsor
- Offerings on record
What does the SEC record show?
A Form D is the short notice an issuer files with the SEC for a private, unregistered offering; this one identifies no property, tenant or lender. 1 A state sales notice filed under the same accession number — not an SEC amendment — reports a sale dated July 16, 2026. 3 Interests go to accredited investors, without general advertising.
- Legal Trust name
- Inland Zero Coupon Utility DST
- SEC CIK
- 2095085
- First Form D
- Nov 3, 2025
- Latest Form D
- Nov 3, 2025
- Filings on record
- 1
- Offered under
- Rule 506(b)General advertising and solicitation are not permitted under this exemption.
- Source filing
SEC Form D filings, newest first
| Filed | Form | Offering amount | Amount sold | Filing on SEC EDGAR |
|---|---|---|---|---|
| Form D | $39,361,999 | $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
- Is Inland Zero Coupon Utility DST an active offering?
- Inland Zero Coupon Utility DST is an Active offering: its latest Form D was filed Nov 3, 2025. A Form D filing does not by itself confirm that interests are still available; the sponsor or a registered representative can confirm what is open.
- Which property does this Trust own?
- The SEC Form D names no property, address or tenant. Inland Private Capital's offering brochure states that the Trust owns the land and improvements at 3525, 3535 and 4201 Colonnade Parkway in Birmingham, Alabama — approximately 20 acres with two office buildings totaling 669,438 square feet and two five-level parking garages. That identification is sponsor-reported. No deed, closing record, acquisition date or purchase price for the Trust was established in the public record, so the legal property description in the offering documents is the controlling source.
- What does a zero cash flow structure mean for an investor here?
- A zero cash flow DST holds a net-leased property carrying high-leverage, generally assumable mortgage debt. Inland's brochure describes a highly leveraged, zero-current-cash-flow structure intended to maximize loan amortization — rent services the loan rather than funding payouts, which can still produce taxable income without cash distributions. Buyers are typically 1031 exchangers who must replace a large mortgage from the property they sold in order to avoid taxable boot. Amortization, maturity, refinancing and sale terms are governed by the loan documents summarized in the offering documents.
- Who is the tenant, and what does the lease say?
- No SEC filing names a tenant. Inland's offering brochure reports the property 100% leased to Southern Company Services, Inc., a wholly owned subsidiary of The Southern Company. The brochure describes an absolute-net lease under which the tenant is responsible for real estate taxes, insurance and other operating expenses, with approximately 18 years and five months remaining as of the memorandum date and one 10-year renewal option; base rent is payable monthly during the initial term and increases 2% annually. Those terms are sponsor-reported rather than drawn from the lease itself, so the lease abstract in the offering documents is where an investor would confirm them.
- How much debt is reported, and on what terms?
- The Form D discloses no lender and no mortgage debt. Inland's offering brochure lists an offering price of $168,949,386 that includes $129,587,387 of loan proceeds, and states a 76.70% loan-to-offering-price ratio; the brochure does not present that offering price as the property's acquisition price. The brochure also states the loan bears a fixed 5.784% annual interest rate and matures March 15, 2044. The lender's identity, the amortization schedule and any prepayment or defeasance terms are not in the public record and would be confirmed in the loan documents summarized in the offering documents.
- Has the Trust started selling interests?
- The SEC record shows one Form D, filed November 3, 2025, on which the issuer marked the first sale as not yet having occurred. State notices cover a single state and are dated snapshots, so they do not establish a nationwide total or current availability — that is a question for the sponsor or the selling broker-dealer.
- I saw Birmingham news about Colonnade Parkway. Does it concern this Trust?
- Possibly, but the reporting does not name this Trust. The Birmingham Business Journal reported on September 3, 2025 that a Colonnade office property at 3535 Colonnade Parkway sold for $140 million, and on January 12, 2026 called it Birmingham's top commercial real estate deal of 2025. Its April 17, 2026 and May 27, 2026 articles describe an Inland-sponsored DST as the buyer of 3535 Colonnade Parkway, fully leased to Southern Co. A separate March 26, 2026 article reported that Colonnade Office Park entered receivership. None of those reports names Inland Zero Coupon Utility DST, and no reviewed primary record ties them to it — questions to put directly to the sponsor.
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.