DST Eligibility: IRS Revenue Ruling 2004-86 Explained
Before 2004, the IRS hadn't explicitly blessed Delaware Statutory Trusts as 1031 replacement property.
14 guides
DST guides
What a Delaware Statutory Trust is, what it costs, how to judge the sponsor behind it, and how these investments end.
Talk to a 1031 specialistExplore DST guides
11 guides across 5 topic shelfs.
DST foundations
1 guideReviewed by Nikunj Bagmar · 12 min read
Due diligence
2 guidesDST Due Diligence Checklist: What to Read in the PPM
The Private Placement Memorandum is the governing document for your DST investment. Most investors don't read it thoroughly.
The Seven Deadly Sins of DSTs: What They Are and Why Investors Should Care
DSTs must follow strict operational rules to maintain 1031 eligibility.
Costs & financing
2 guidesDST Financing and Debt Replacement in 1031 Exchanges
In a 1031 exchange, you must replace both equity and debt to avoid mortgage boot.
DST Fees Explained: Where Your Returns Go
DST investors often ask why returns seem lower than expected. The answer is fees.
Exits & transitions
3 guidesWhat 'Historical' Means on a DST Profile: Raise Stage, Full-Cycle Exits, and the Map
What 'fully subscribed' and 'full-cycle' actually mean on a Top1031 Trust profile, why historical Trusts lose their map pin, and where these statuses come from.
DST Exit Strategies: What "Full Cycle" Means
Most DST investors hold their interests to "full cycle," meaning the property is sold and proceeds are distributed. But that's just one exit path.
1031 to DST to 721 (UPREIT): How the Path Works
This path enables tax-deferred access to REIT diversification.
More
3 guidesHow Top1031 Sources and Cites Evidence for Every DST Listing
How Top1031 traces every fact — filing data, sponsor disclosures, and documented absences — back to a citable source, and why sponsor-stated performance figures…
Raise Stage Explained: Reading an Active DST Offering's Status
Raise Stage is the short label on every Active Trust showing where its capital raise stands: Raising, Almost gone, Just launched, or Unverified.
What the Top1031 Grade Means (and What It Doesn't)
The Top1031 Grade is a letter, A through F, or NR, that rates how well a Sponsor's own Program history is documented and verified, not a prediction about any current Offering.
Done reading? The directory is where it gets real.
229 active 1031 DST offerings in one table, built from SEC filings and public records.