DST Eligibility: IRS Revenue Ruling 2004-86 Explained
Before 2004, the IRS hadn't explicitly blessed Delaware Statutory Trusts as 1031 replacement property.
12 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
9 guides across 5 topic shelfs.
DST foundations
1 guideOriginal edition reviewed by Nikunj Bagmar · 12 min read
Due diligence
2 guidesDST Due Diligence Checklist: What to Read in the Offering Documents
The offering documents set the terms of a DST investment. This checklist covers what to read and what to ask before you commit.
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
In their SEC Form D filings, DST offerings state a median sales commission of 7% of the offering amount, before any acquisition, management or disposition fee.
Exits & transitions
3 guidesWhat 'Historical' Means on a DST Record
What 'fully subscribed' and 'full-cycle' actually mean on a Top1031 Trust profile, why Historical Trusts show no map, 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.
721 Exchange (UPREIT): How a 1031 DST Converts to REIT Units
A 721 exchange (UPREIT) contributes a DST's real estate to a REIT's operating partnership for OP units. Tax stays deferred, but the 1031 chain ends.
More
1 guideHow 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…
Done reading? The directory is where it gets real.
179 active 1031 DST offerings in one table, built from SEC filings and public records.