Zero Coupon Essential Portfolio DST
Other property — sponsored by Inland Private Capital
Sponsor-reported, from SEC filings and cited sources.
What is this, in one paragraph?
Zero Coupon Essential Portfolio DST is a Delaware Statutory Trust — a passive co-ownership vehicle whose interests qualify for 1031 exchange treatment — sponsored by Inland Private Capital. It was offered privately to accredited investors under Rule 506(b) starting in late 2022 and is now fully subscribed and closed to new investors. Public records do not identify the underlying properties behind the name.
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These links support the historical public record; 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?
Public filings for this Trust do not identify a property. The Form D records disclose the offering and the sponsor but no address, asset type, square footage, or marketing name, and research through August 28, 2026 found no public record tying this issuer to specific assets. Inland's July 2022 zero-coupon announcement concerns its Pharmacy Portfolio III and IV DSTs, not this Trust.2
How did it end?
No ending on record
Inland Private Capital Corporation sponsored the Zero Coupon Essential Portfolio DST (Form D filings ran Dec 6, 2022 to Apr 21, 2025); no public full-cycle or disposition announcement naming this specific DST was located in any available source.
Searched public sources did not identify the specific properties, addresses, size, or marketing name of Zero Coupon Essential Portfolio DST; July 2022 coverage concerns Pharmacy Portfolio III & IV DSTs and is explicitly not attributed to Essential Portfolio.
How is it financed, and what does it pay?
"Zero coupon" describes mortgage debt that accrues interest instead of paying it in cash from property income — a structure generally used by exchangers who need to replace a large amount of debt and who do not expect meaningful current cash flow. The Form D filings name no lender and disclose no loan amount for this Trust.1
- Financing
- Zero coupon. Cash flow from the property goes to servicing the debt.
Who's behind it?
Inland Private Capital is a long-established sponsor of 1031 exchange programs, and the April 21, 2025 Form D/A names Inland Private Capital Corporation as this Trust's sponsor.1 On July 14, 2022, the sponsor announced it had monetized its first zero-coupon offerings — Pharmacy Portfolio III DST and Pharmacy Portfolio IV DST — selling them for a combined $80 million and reporting total returns over 265%.2 Those were separate Trusts from this one.
- Sponsor
- Inland Private Capital
- Legal Trust name
- Zero Coupon Essential Portfolio 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 Trust was offered under Rule 506(b), the private-placement route that bars general advertising and limits sales to accredited investors already known to the sponsor. Amendments filed over the following two and a half years tracked the raise from its first sale on November 22, 2022 until the offering was reported fully subscribed.1
- First Form D filedThe public offering record begins.
- Offering amount recordedA Form D amendment recorded offering and sales totals.
- Filing record updatedA later amendment updated the sponsor’s filing record.
- Latest Form D filedThe most recent sponsor-filed checkpoint in this record.
- Filings on record
- 4
- 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
What happened to Zero Coupon Essential Portfolio DST?
Top1031 lists Zero Coupon Essential Portfolio DST as historical. It is no longer raising money.
Where does Top1031 get the data for Zero Coupon Essential Portfolio 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 property does Zero Coupon Essential Portfolio DST own?
Not disclosed in any public record we could find. Form D filings identify the issuer, the sponsor, and the offering terms, but they never require a property address. Research through August 28, 2026 found no public source tying this issuer to a specific building, tenant, or portfolio, and we do not borrow details from other Inland offerings with similar names. Only the private placement memorandum (PPM) — the offering document delivered to prospective investors — would identify the assets.
Can I still invest in this Trust?
No. The Trust is fully subscribed and closed to new investors; its most recent Form D/A, filed April 21, 2025, reports nothing left to sell. Investors looking for a current option would need to review Inland Private Capital's active offerings or other sponsors' programs.
What does "zero coupon" mean in a DST?
A zero-coupon DST carries mortgage debt that accrues interest rather than paying it currently from property income. Because the loan absorbs the cash flow, these structures are generally used by 1031 exchangers whose main need is replacing a large mortgage balance rather than receiving regular distributions. The specific loan terms for this Trust are not disclosed in its Form D filings.
Was this Trust offered under 506(b) or 506(c)?
Rule 506(b). Under 506(b) a sponsor may not advertise the offering publicly and sells to accredited investors with whom it has a pre-existing relationship, unlike Rule 506(c), which permits general solicitation but requires the sponsor to verify each investor's accredited status.
Is there a 721/UPREIT exit built into this Trust?
Nothing in the filing record indicates a planned 721 exchange — the transaction in which DST property is contributed to a real estate investment trust's operating partnership in exchange for REIT units. The Form D filings do not describe an exit strategy of any kind.
Has a sale or other outcome been reported for this Trust?
No outcome has been reported for this specific Trust in the sources we reviewed. Inland's July 14, 2022 announcement of a monetization at over 265% total returns concerned its Pharmacy Portfolio III and IV DSTs, which are separate offerings, not Zero Coupon Essential Portfolio DST.