JLLX Industrial Portfolio, DST
Industrial in Multi-state (2) — sponsored by JLL Exchange (JLLX)
Sponsor-reported, from SEC filings and cited sources.
What is this, in one paragraph?
JLLX Industrial Portfolio, DST is a Delaware statutory trust — fractional, passive real estate ownership that can serve as replacement property in a 1031 exchange — sponsored by JLL Exchange and now raising from accredited investors under a private-placement notice.1 Sponsor materials summarized by Baker 1031 describe five net-leased industrial buildings in California, Arizona, Georgia and Indiana, master leased to a sponsor affiliate and carrying no permanent debt.2
Mapping inferred: O'Hare portfolio joined JLL IPT DST Program Q1'26; 7th bldg 1301 Mittel Dr; min $500k; $0 sold 5/20/26
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These links support the public record as a whole; 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?
Baker 1031, summarizing sponsor materials, reports a portfolio acquisition purchase price of $219,250,000, allocated $85,300,000 to California, $60,250,000 to Indiana, $51,400,000 to Georgia and $22,300,000 to Arizona.2 The Wood Dale and Elk Grove Village, Illinois addresses attached to this record come from an inferred mapping to a JLL O'Hare-area industrial portfolio, not from the Form D or a sponsor property list.
- Property address
- 1225 Michael Dr, Fremont; Chandler; Jefferson; Whitestown, CA; AZ; GA; IN
- Property size
- 5 industrial buildings; approximately 1,406,034 rentable square feet
Who is the tenant, and what's the lease?
Baker 1031, summarizing sponsor materials, names Quanta Computer subsidiaries in Fremont, Stryker in Chandler, Factory Direct Wholesale in Jefferson and Daimler Trucks North America in Whitestown, each under a long-term net lease.2 The portfolio is master leased on an absolute-net basis to a sponsor affiliate, whose obligations are guaranteed by the JLL Income Property Trust operating partnership.2
How are sales going?
These are the sponsor’s own numbers. They can lag what has actually sold, and they do not confirm that interests are still available.
Raise history appears here once sales are filed — free account required.
How is it financed, and what does it pay?
Baker 1031, summarizing sponsor materials, describes an all-cash Trust: no in-place financing, no lender and no scheduled trust-level debt service.2 An exchanger who must replace mortgage debt would find none here. The same source reports a $14.75 million supplemental trust reserve for landlord costs, capital repairs and potential future leasing commissions.2
Who's behind it?
JLL Exchange is the 1031 exchange platform tied to JLL Income Property Trust, the non-traded REIT whose operating partnership sponsor materials place behind the master lease.2 The Form D identifies JLL Exchange TRS, LLC as promoter and LaSalle Investment Management, Inc. as a promoter and manager-related party.1 AltsWire reported on August 14, 2026 that JLL Income Property Trust bought a separate Whitestown, Indiana warehouse for about $137 million.
- Sponsor
- JLL Exchange (JLLX)
- Legal Trust name
- JLLX Industrial Portfolio, DST
- May convert to a REIT
- No
- Offerings from this sponsor
- 6 active / 20 total offerings from JLL Exchange (JLLX)
Reported by the sponsor. Top1031 does not independently audit sponsor-reported figures.
What does the paperwork say?
Interests are offered privately, without general advertising, to accredited investors — people who meet SEC income or net-worth tests.1 The record holds the issuer's original notice for a Delaware statutory trust rather than any amendment, and no later filing was located in EDGAR as of August 23, 2026.1
- Form D filedFirst and latest filing on record.
- Filings on record
- 1
- 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
Is JLLX Industrial Portfolio, DST still raising money?
Top1031 lists JLLX Industrial Portfolio, DST as active because the sponsor is still filing with the SEC. That does not confirm that interests remain available.
Where does Top1031 get the data for JLLX Industrial 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 is JLLX Industrial Portfolio, DST?
It is a Delaware statutory trust (DST) sponsored by JLL Exchange, the 1031 program affiliated with JLL Income Property Trust, and organized in Delaware.[1] Investors buy beneficial interests rather than deeds, and those interests are treated as real property for 1031 exchange purposes, so an exchanger can identify them as replacement property. A trustee holds title and sponsor affiliates operate the assets; investors have no management role.
Where are the properties, and why does this record show Illinois addresses?
Baker 1031, summarizing sponsor materials, describes a five-building portfolio of approximately 1,406,034 rentable square feet across Fremont, California; Chandler, Arizona; Jefferson, Georgia; and Whitestown, Indiana.[2] The Wood Dale and Elk Grove Village, Illinois addresses attached to this record come from an inferred mapping to a JLL O'Hare-area portfolio and are not confirmed by the Form D or by a sponsor property list. Street-level addresses and building-by-building square footage should be read from the PPM (private placement memorandum) and its property exhibit.
Who are the tenants, and how long are the leases?
Baker 1031, summarizing sponsor materials, reports the Fremont buildings leased to Quanta Computer subsidiaries through January 31, 2032; the Chandler building leased to Stryker through December 31, 2032 with two renewal options; the Jefferson building leased to Factory Direct Wholesale through May 2029, including an approximately 160,000-square-foot sublease to Advance Tuning; and the Whitestown facility leased to Daimler Trucks North America through July 31, 2033 with three five-year renewal options.[2] The same source flags the Georgia asset as the nearest-term re-leasing question, because the sublease rolls in 2027 and the lease ends in 2029.[2] Rents, escalations and renewal mechanics are governed by the leases and the PPM.
What does the master lease mean for an investor?
Sponsor materials summarized by Baker 1031 state that the portfolio is master leased on an absolute-net basis to a sponsor affiliate, with obligations guaranteed by the JLL Income Property Trust operating partnership.[2] In that structure the Trust's paying counterparty is the affiliate, which holds the tenant leases; absolute-net means operating costs, taxes, insurance and maintenance sit with the tenants and that affiliate rather than the Trust. The scope, caps and termination rights of the guarantee are set out in the PPM (private placement memorandum).
Is the Trust leveraged?
Baker 1031, summarizing sponsor materials, states there is no in-place financing, no lender, no loan balance and no scheduled trust-level debt service, and reports no permanent property debt.[2] The Form D names no lender or loan terms.[1] A debt-free DST supplies no mortgage debt for an exchanger to replace, which matters if the relinquished property carried a loan; the sources-and-uses table in the PPM (private placement memorandum) controls.
What is the minimum investment, and how are interests sold?
The Form D filed May 20, 2026 reports a $500,000 minimum investment and an offering of equity interests made under Rule 506(b), the private-placement rule that bars general advertising and limits sales to accredited investors.[1] The same filing reports approximately $19,383,866 of offering and acquisition costs to be paid by the sponsor entity.[1] The subscription agreement and PPM (private placement memorandum) control what any individual exchanger can buy.