InCommercial
7 Programs on record · filing history back to 2020 · 1 classified as raising now
Website not on recordPrograms on record7
First filed2020
Raising now1
Finished with published result0%
Capital-loss alertNone published
Sponsor-reported, from SEC filings and cited sources.
What the record shows
InCommercial Property Group is a real estate investment firm that describes itself as specializing in net-leased, necessity-based motor fuel and convenience retail assets. Top1031 tracks seven InCommercial Delaware statutory trusts: InCommercial Net Lease DST 1 through 6 and InCommercial RMF DST, first filed between 2020 and 2025. Sponsor materials dated July 16, 2025 describe the RMF DST portfolio as four Texas motor-fuel and convenience properties in Houston, Magnolia and Santa Fe, totaling 12,820 square feet and $15,110,000 of allocated purchase price. AltsWire reported on May 19, 2026 that InCommercial Capital Corporation had fully subscribed that debut motor-fuel trust at nearly $18.2 million.
Sponsor-stated figures are as reported by the sponsor.Evidence 123456
Published Grade summary
Public records track 7 Programs from this Sponsor over 5 yrs, with 0 lifecycle-eligible and 0 distress — none has yet reached a stage where a completed-cycle result would be documented. The outcome-disclosure ledger is correspondingly empty: 0 figures published, 0 acknowledged without a figure, and 0 silent. No material adverse events and no recorded floor appear in the file, which is not evidence of safety, and the documentation is thin, resting on 8 citations.
0Programs with an ending or 7+ years of history
0 of 0Programs with a documented problem
0%Finished Programs with a published result
Not foundPublishes its own track record
Raising money now
Classified active by Top1031 from the SEC filings. That does not confirm an offering is still available to buy.
SponsorPropertyOffering sizeAmount soldStatus☆
InCommercial RMF DSTSEC filing, Jul 2, 2025
Amount sold: not confirmed yet. Top1031 has not been able to confirm how much of this offering has sold.
Sold outHow this Grade was computed
The four channels describe the documented public record. The published letter also applies evidence gates, ceilings, and adverse floors.
Four evidence channelsEach channel is scored from 0 to 100, then weighted under the published method.
Read the full methodHarm recordDocumented problems, weighed against everything at stake35% weight
Lifecycle outcomesHow programs old enough to finish actually ended25% weight
Market acceptanceHow each raise went against comparable offerings25% weight
Disclosure candorWhether completed programs come with published results15% weight
Weighted blend35% H + 25% L + 25% R + 15% TThe published result applies the anti-washout ceilings, evidence gates, and adverse floors below after this blend. Top1031 does not publish an intermediate score.
AProven71 and above
BEstablished61–70
CUnproven50–60
DWarning36–49
FAdverseBelow 36
NRNot ratedRecord too small or identity under review
- Ceilings
- The result cannot exceed H + 10 or L + 15, so stronger sales evidence cannot wash out a weaker harm or lifecycle record.
- Evidence gates
- A and B require minimum proof depth, lifecycle history, and channel evidence. A also requires qualifying disclosure coverage.
- Adverse floors
- An Integrity alert sets an F floor. A dominant documented capital loss or multiple independent severe events sets D or lower.
Proof depth17.5Published-outcome coverage0%
- C2026-Q3 · Moved from C. Binding constraints: proof depth below 4; fewer than 10 lifecycle-eligible Programs; H below 85.
Programs on the record
A Program is the filing-level offering record associated with this sponsor. Published-result figures are shown only with sponsor attribution and adjacent sources.
ProgramFirst filedStatusPublished outcome
InCommercial Net Lease DST 12021Filing record
—Not in the finished-Program ledger
Incommercial Net Lease DST 32021Filing record
—Not in the finished-Program ledger
InCommercial Net Lease DST 42021Filing record
—Not in the finished-Program ledger
Show all 7 Programs
InCommercial Net Lease DST 22020Filing record
—Not in the finished-Program ledger
Who they are
Written from SEC filings and cited sources
Platform
InCommercial Property Group describes itself as a real estate investment firm specializing in net-leased, necessity-based assets in the motor fuel and convenience retail sectors 1.
DST programs tracked
Top1031 tracks seven InCommercial Delaware statutory trusts and the year each first filed: InCommercial Net Lease DST 2 (2020); InCommercial Net Lease DST 1, Incommercial Net Lease DST 3 and InCommercial Net Lease DST 4 (2021); InCommercial Net Lease DST 5 and InCommercial Net Lease DST 6 (2022); and InCommercial RMF DST (2025) 2.
InCommercial RMF DST
An InCommercial Property Group offering summary dated July 16, 2025 describes the RMF DST portfolio as four Texas motor-fuel and convenience properties: a Shell in Houston, a Valero in Magnolia, a Sunoco in Santa Fe and a 76 in Houston, together comprising 12,820 square feet with $15,110,000 of allocated purchase price. The same materials identify Panthers Petroleum III LLC as tenant under 20-year leases expiring June 30, 2045, and state that the master lease is not a triple-net lease even though the underlying property leases are described as NNN 3.
AltsWire reported on May 19, 2026 that InCommercial Capital Corporation had fully subscribed its first retail motor-fuel Delaware statutory trust, raising nearly $18.2 million from accredited investors for four Houston-area gas-station and convenience-store properties 4.
Reported financing and fund activity
A Fairview Partners release distributed January 9, 2024 reported a $20 million loan to InCommercial, facilitated by Gneiting Capital; the release said the financing enabled the acquisition of one Kansas travel center and three Texas gas stations 5.
AltsWire reported that on January 14, 2026 InCommercial Capital Corporation announced InCommercial Motor Fuel Fund V LLC, a fund rather than a Delaware statutory trust, focused on sale-leaseback acquisitions of qualifying retail motor-fuel outlets leased under long-term triple-net leases 6.
Show sources (6)Hide sources (6)
- InCommercial Property Group ↗Sponsor disclosure
- Top1031 sponsor record ↗Top1031-derived
- InCommercial Property Group offering summary ↗Sponsor disclosure
- AltsWire ↗Sponsor disclosure
- PR Newswire ↗Sponsor disclosure
- AltsWire ↗Sponsor disclosure