IPC Self-Storage Portfolio XXI (Devon Self Storage)
Self-storage — sponsored by Inland Private Capital
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These links support the historical public record; individual details may come from different sources.
What is this, in one paragraph?
IPC Self-Storage Portfolio XXI is a Delaware statutory trust (DST) — a structure that lets 1031 exchangers hold fractional interests in real estate — sponsored by Inland Private Capital. It owns two Devon Self Storage branded facilities, one in New Jersey and one in Wisconsin.2 Inland announced on October 31, 2024 that the offering was fully subscribed and closed, so it is Historical: closed to new investors.2
Minimum investment
$25k
Offering size
$37.7M
How much has sold
100.0%
Financing
Not stated. The filings for this offering do not say whether it carries mortgage debt.
Sponsor-reported, from SEC filings and cited 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 Trust holds two self-storage facilities operating under the Devon Self Storage brand, one in New Jersey and one in Wisconsin.2 The New Jersey property stands at 124 Delsea Drive South in Glassboro — an 86,700-square-foot building with 870 climate-controlled units that Inland and Devon announced as delivered in September 2024. The Wisconsin property's name, city, and share of the unit count are not identified in the public record.
- Property size
- 1,618 units across two properties
Who is the tenant, and what's the lease?
Self-storage has no single tenant: revenue comes from many month-to-month customers rather than one corporate lease. Devon Self Storage operates both properties under its brand, and Inland described features including climate control, drive-through aisles, and exterior drive-up units.2 No master lease terms appear in the public record.
How did it end?
Still operating
Two-property Devon Self Storage branded portfolio (NJ + WI); NJ Glassboro property delivered September 2024 with 870 climate-controlled units and 86,700 sq ft; $37+ million offering fully subscribed October 31, 2024.
1,618 units across two propertiesSupporting evidence
Counted on Inland Private Capital’s Record Card as: No outcome recorded · under 7 years Document
How is it financed, and what does it pay?
Neither Form D filing nor Inland's announcements disclose mortgage debt, a lender, or loan terms for this Trust — Form D does not require that disclosure. Whether the two properties carry financing, and on what terms, is not established in the public record.
Who's behind it?
The Trust's initial Form D names Inland Private Capital Corporation as sponsor, Self-Storage Portfolio XXI, L.L.C. as depositor, and Self-Storage Portfolio XXI Exchange, L.L.C. as signatory trustee.1 Devon Self Storage is the operating partner whose brand runs both facilities.2 Inland announced the completed raise on October 31, 2024, describing the two properties as Class-A self-storage assets in New Jersey and Wisconsin.2
- Sponsor
- Inland Private Capital
- 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?
Two filings tell the whole story: an initial notice when the raise opened, then a single amendment recording the completed sale. The private-placement exemption used here barred public advertising, so interests were placed with accredited investors — those meeting SEC income or net-worth tests — through existing relationships. The Form D set a $25,000 minimum investment.1
- First Form D filedThe public offering record begins.
- Latest Form D filedThe most recent sponsor-filed checkpoint in this record.
- Legal Trust name
- Self-Storage Portfolio XXI DST
- Filings on record
- 2
- How it may be offered
- Rule 506(b)General advertising and solicitation are not permitted under this exemption.
- 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
What happened to IPC Self-Storage Portfolio XXI (Devon Self Storage)?
IPC Self-Storage Portfolio XXI (Devon Self Storage) is a Historical offering: its latest SEC filing is outside the Active window. The outcome and source documents are shown separately.
Where does Top1031 get the data for IPC Self-Storage Portfolio XXI (Devon Self Storage)?
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.
Can I still invest in IPC Self-Storage Portfolio XXI?
No. Inland Private Capital announced on October 31, 2024 that the offering was fully subscribed and closed. It is a Historical Trust — closed to new investors — and a January 3, 2025 Form D amendment recorded the completed sale.
What properties does the Trust own?
Two Devon Self Storage branded facilities, one in New Jersey and one in Wisconsin, per Inland's October 31, 2024 announcement. The New Jersey asset is at 124 Delsea Drive South in Glassboro, an 86,700-square-foot building with 870 climate-controlled units that Inland and Devon announced as delivered in September 2024. The Wisconsin property's city and address are not identified in the public record.
Is the Trust leveraged?
Not established. Form D does not require debt disclosure, and neither the two filings nor Inland's public announcements identify a lender, loan amount, or loan-to-value for this Trust. A prospective buyer of a secondary interest would need the private placement memorandum (PPM) — the offering's full disclosure document — to see the capital structure.
Does this Trust contemplate a 721/UPREIT exit?
The record shows no REIT conversion feature. A 721/UPREIT exit is one where a DST's property is contributed to a real estate investment trust in exchange for operating-partnership units; nothing in the filings or sponsor announcements for this Trust describes that path.
What was the minimum investment?
$25,000, as reported in the Trust's Form D. That threshold applied while the offering was open; it is not an indication of what a secondary-market interest would cost today.
Has the Trust sold the properties or reported an outcome?
No outcome has been reported yet. Public sources show the raise completing in late 2024 and no subsequent sale, refinancing, or liquidation event for this Trust.
Chapter 9Inland Fully Subscribes $37 Million Self-Storage DSTSponsor press release announcing the IPC Self-Storage Portfolio XXI DST was fully subscribed with $37M+ raised, owning two Class-A self-storage properties in New Jersey and Wisconsin totaling 1,618 units. Inland Private Capital & Devon Self Storage Announce Delivery of Class-A Self Storage Property in New JerseySponsor press release on the delivery of a Class-A Devon Self Storage property at 124 Delsea Drive South in Glassboro, NJ (870 units), part of the Self-Storage Portfolio XXI DST partnership with Devon Self Storage.