JLLX Diversified VIII, DST
Multifamily property in Wilsonville, OR · sponsored by JLL Exchange (JLLX)
JLLX Diversified VIII, DST was a DST sponsored by JLL Exchange (JLLX) that owned a multifamily property in Wilsonville, OR. Its last Form D was filed Mar 25, 2025.
How it ended
No outcome recorded · under 7 years
The record lists the offering as fully subscribed; the last Form D was filed Mar 25, 2025.
Key facts
- Minimum investment
- $75,000From the Form D
- Offering size
- $157,815,035Equity offered, per the Form D
- Sold
- 87.2%Form D, Mar 25, 2025; the % is our arithmetic
- Investors reported
- Form D, Mar 25, 2025121
- Selling commissions
- Form D Item 15; the % is our arithmetic$11,047,052 · 6.9% 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 →
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: JLLX Diversified VIII, DST. Top1031 is not a broker-dealer.What did JLLX Diversified VIII, DST own?
Top1031's listing data identifies the two assets as Jory Trail at the Grove, a five-story Greystar-operated apartment community in the master-planned Grove in Wilsonville, Oregon, and Whitestone Market, an H-E-B-anchored neighborhood center developed by Barshop & Oles at Parmer Lane and FM 1431 in Cedar Park, Texas. The sponsor's own subscription announcement described the two assets only by size, type and location, without naming either property. 1
- Reported location
- Wilsonville, OR
- Property size
- 323-unit multifamily community + ~146,633 sq ft grocery-anchored retail center
How was it financed, and what did it cost to sell?
The Form D filings record the size of the offering and the sales commissions but say nothing about mortgage debt, and the sponsor's full-subscription announcement names no lender or loan structure. Whether the Trust is leveraged or all-cash 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
- $11,047,052 · 6.9% of offering
- Finders’ fees
- $0
- Paid to officers, directors and promoters
- $0 · 0.0% of offeringForm D Item 16
- Broker-dealers named in the Form D
- 12 named in the Form D
Show the firms
- Concorde Investment Services, LLC · CRD 151604
- DAI Securities, LLC · CRD 36673
- Independent Financial Group, LLC · CRD 7717
- Janney Montgomery Scott LLC · CRD 463
- LPL Financial LLC · CRD 6413
- LaSalle Investment Management Distributors, LLC · CRD 157625
- Merrill Lynch, Pierce, Fenner & Smith Incorporated · CRD 7691
- Morgan Stanley · CRD 149777
- Oppenheimer & Co. Inc. · CRD 249
- RBC Capital Markets, LLC · CRD 31194
- Robert W. Baird & Co. Incorporated · CRD 8158
- Rockefeller Financial LLC · CRD 291361
Individual representatives named in Item 12 are not listed.
- Date of first sale
- Dec 4, 2024
- Minimum investment
- $75,000
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 JLLX Diversified VIII, DST?
JLL Exchange is the 1031 exchange platform tied to JLL Income Property Trust, an institutionally managed daily-NAV REIT. The Form D names JLL Exchange TRS, LLC as sponsor of the issuer and LaSalle Investment Management, Inc. as manager and signatory trustee, with Gregory A. Falk signing as an executive vice president of the signatory trustee. 2 JLL Income Property Trust announced this program's full subscription on May 28, 2025, and AltsWire reported on July 23, 2025 that another JLL Exchange diversified offering had also completed its raise. 1
- Sponsor
- Offerings on record
What does the SEC record show?
The Trust was organized in Delaware in 2024 and filed its initial Form D — the short notice an issuer gives the SEC for a private placement — before reporting any sales, then amended it repeatedly as subscriptions accumulated. 3 Interests were sold privately to accredited investors rather than advertised publicly.
- Legal Trust name
- JLLX Diversified VIII, DST
- SEC CIK
- 2045423
- First Form D
- Nov 19, 2024
- Latest Form D
- Mar 25, 2025
- Filings on record
- 7
- 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 | $157,815,035 | $137,642,077+$34,297,099 | 121+31 | EDGAR | |
| Form D/A | $157,815,035 | $103,344,978+$39,063,853 | 90+32 | EDGAR | |
| Form D/A | $157,815,035 | $64,281,125+$28,091,022 | 58+25 | EDGAR | |
| Form D/A | $157,815,035 | $36,190,103+$14,213,287 | 33+12 | EDGAR | |
| Form D/A | $157,815,035 | $21,976,816+$7,609,136 | 21+7 | EDGAR | |
| Form D (new notice) | $157,815,035 | $14,367,680 | 14 | EDGAR | |
| Form D | $157,815,035 | $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 JLLX Diversified VIII, DST?
- JLLX Diversified VIII, DST is a Historical offering. The record lists the offering as fully subscribed; the last Form D was filed Mar 25, 2025.
- What does the Trust actually own?
- Two properties. The sponsor described them as a 323-unit multifamily residential community in Wilsonville, Oregon, and an approximately 147,000-square-foot grocery-anchored shopping center in Cedar Park, Texas. Top1031 listing data identifies these as Jory Trail at the Grove and Whitestone Market; the sponsor's release itself did not name them.
- What was the minimum investment?
- The Form D filings state a minimum outside investment of $75,000. The total offering amount recorded with the SEC was $157,815,035, and the offering was made under Rule 506(b), the private-placement exemption that bars general advertising and is used with accredited investors.
- Does this Trust have a 721/UPREIT exit?
- Top1031's data records no 721 exit — a structure in which DST interests are later exchanged for operating-partnership units in a REIT. Investors evaluating the exit path should read the Trust's offering documents for the actual terms.
- What is not disclosed in the public filings?
- Quite a lot. The Form D filings and the sponsor's announcement do not establish Trust-level debt or lender identity, loan-to-value, occupancy, lease terms, or the price at which each property was contributed to the Trust. Those facts live in the offering documents, not in SEC Form D.
- Who is the sponsor behind the offering?
- JLL Exchange (JLLX), the 1031 exchange platform associated with JLL Income Property Trust. The Form D identifies JLL Exchange TRS, LLC as sponsor of the issuer and LaSalle Investment Management, Inc. as manager and signatory trustee.
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.