Top1031

Zero Coupon Essential Portfolio DST

sponsored by Inland Private Capital

HistoricalLast Form D, filed Apr 21, 2025, reports the offering fully sold (opens in a new tab)

Zero Coupon Essential Portfolio DST, sponsored by Inland Private Capital, filed its first Form D with the SEC on Dec 6, 2022 for a $35.9 million offering. Its last Form D, filed Apr 21, 2025, reports the offering fully sold.

How it ended

No outcome recorded · under 7 years

The last Form D, filed Apr 21, 2025, reports the offering fully sold.

Inland Private Capital has 8 active offerings on record →

Key facts

Minimum investment
$25,000
From the Form D
Offering size
$35,914,017
Equity offered, per the Form D
Sold
100%
Form D, Apr 21, 2025; the % is our arithmetic
Investors reported
199
Form D, Apr 21, 2025
Selling commissions
$1,795,701 · 5.0% of offering
Form D Item 15; the % is our arithmetic
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 →

Using this record to judge the sponsor? A licensed 1031 specialist from our affiliated partner can talk it through with you.

Ask a 1031 specialist about this recordFree. About: Zero Coupon Essential Portfolio DST. Top1031 is not a broker-dealer.

What did the Trust own?

Public filings for this Trust do not identify a property. Inland's July 2022 zero-coupon announcement concerns its Pharmacy Portfolio III and IV DSTs, not this Trust. 2

How was it financed, and what did it cost to sell?

"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

Debt

Financing
Zero coupon. Cash flow from the property goes to servicing the debt.

Costs and terms from the Form D

Selling commissions
$1,795,701 · 5.0% of offering
Finders’ fees
$0
Paid to officers, directors and promoters
$9,685,388 · 26.9% of offering
Form 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 and Financing that may accrue to one or more related persons.”
Broker-dealers named in the Form D
30 named in the Form D
Show the firms

Individual representatives named in Item 12 are not listed.

Date of first sale
Nov 22, 2022
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.

What does the SEC record show?

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

Legal Trust name
Zero Coupon Essential Portfolio DST
SEC CIK
1953813
First Form D
Dec 6, 2022
Latest Form D
Apr 21, 2025
Filings on record
4
Offered under
Rule 506(b)
General advertising and solicitation are not permitted under this exemption.
Source filing
Read the filings on SEC EDGAR

SEC Form D filings, newest first

FiledFormOffering amountAmount soldInvestors
Form D/A$35,914,017
$35,914,017+$3,169,057
199+16
EDGAR
Form D/A$35,914,017
$32,744,960+$26,383,700
183+143
EDGAR
Form D/A$35,914,017
$6,361,260+$5,455,227
40+35
EDGAR
Form D$35,914,017
$906,033
5
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 Zero Coupon Essential Portfolio DST?
Zero Coupon Essential Portfolio DST is a Historical offering. The last Form D, filed Apr 21, 2025, reports the offering fully sold.
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. Only the offering documents would identify the assets.
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.

Sources

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These links support the record as a whole; individual details may come from different sources.

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.