IPC Self-Storage Portfolio XXI (Devon Self Storage)
Self-storage property · sponsored by Inland Private Capital
IPC Self-Storage Portfolio XXI (Devon Self Storage) was a DST sponsored by Inland Private Capital that owned a self-storage property. Its last Form D, filed Jan 3, 2025, reports the offering fully sold.
How it ended
No outcome recorded · under 7 years
The last Form D, filed Jan 3, 2025, reports the offering fully sold.
Key facts
- Minimum investment
- $25,000From the Form D
- Offering size
- $37,669,980Equity offered, per the Form D
- Sold
- 100%Form D, Jan 3, 2025; the % is our arithmetic
- Investors reported
- Form D, Jan 3, 202578
- Selling commissions
- Form D Item 15; the % is our arithmetic$1,883,499 · 5.0% of offering
- Financing
- Not in the Form D. The Form D for this offering does not say whether it carries mortgage 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 →
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Ask a 1031 specialist about this recordFree. About: IPC Self-Storage Portfolio XXI (Devon Self Storage). Top1031 is not a broker-dealer.What did the Trust own?
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
How was it financed, and what did it cost to sell?
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.
Debt
- Financing
- Not in the Form D. The Form D for this offering does not say whether it carries mortgage debt.
Costs and terms from the Form D
- Selling commissions
- $1,883,499 · 5.0% of offering
- Finders’ fees
- $0
- Paid to officers, directors and promoters
- $2,459,353 · 6.5% 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 Costs that may accrue to one or more related persons.”
- Broker-dealers named in the Form D
- 23 named in the Form D
Show the firms
- American Portfolios Financial Services, Inc. · CRD 18487
- Arkadios Capital · CRD 282710
- Avantax Investment Services, Inc. · CRD 13686
- Cambridge Investment Research, Inc. · CRD 39543
- Cetera Advisors LLC · CRD 10299
- Cetera Wealth Services, LLC · CRD 13572
- Concorde Investment Services, LLC · CRD 151604
- DAI Securities, LLC · CRD 36673
- Emerson Equity LLC · CRD 130032
- Inland Securities Corporation · CRD 15807
- LifeMark Securities Corp. · CRD 16204
- M.S. Howells & Co. · CRD 104100
- Moloney Securities Co., Inc. · CRD 38535
- NexTrend Securities, Inc. · CRD 43710
- Osaic FA, Inc. · CRD 3978
- Osaic FS, Inc. · CRD 3870
- Osaic Wealth, Inc. · CRD 23131
- Park Avenue Securities LLC · CRD 46173
- Peak Brokerage Services, LLC · CRD 157045
- Realized Financial, Inc. · CRD 22333
- Stifel Nicolaus & Company, Incorporated · CRD 793
- Westpark Capital, Inc. · CRD 39914
- Wintrust Investments LLC · CRD 875
Individual representatives named in Item 12 are not listed.
- Date of first sale
- Jun 12, 2024
- 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 the Trust?
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
- Offerings on record
What does the SEC record show?
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
- Legal Trust name
- Self-Storage Portfolio XXI DST
- SEC CIK
- 2025393
- First Form D
- Jun 14, 2024
- Latest Form D
- Jan 3, 2025
- Filings on record
- 2
- 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 | Investors | Filing on SEC EDGAR |
|---|---|---|---|---|---|
| Form D/A | $37,669,980 | $37,669,980+$37,669,980 | 78 | EDGAR | |
| Form D | $37,669,980 | $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 IPC Self-Storage Portfolio XXI (Devon Self Storage)?
- IPC Self-Storage Portfolio XXI (Devon Self Storage) is a Historical offering. The last Form D, filed Jan 3, 2025, reports the offering fully sold.
- 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 offering documents 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.
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.