DST marketplace · Preview

1031 Exchange DST Properties: Sample Offerings and the Current List

Twelve sample structures show what a DST replacement property looks like: asset class, leverage, minimum and hold. Filter them, match them to your sale, then unlock the offerings open to your exchange right now.

  • Twelve sample structures across six asset classes
  • Minimums from $25,000; all-cash to zero coupon
  • Match the samples to your equity and the loan you are paying off
  • Request the current list in under a minute

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How the preview works

The cards below are samples, not offerings: each illustrates a structure type with the terms that type usually carries. The sponsor, the distributions paid to date and the offering size are what the current inventory adds, and they are shared with you after a short suitability conversation. Unlock any sample and an advisor replies with the offerings open to you.

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Match samples to your exchange

Enter your equity and the loan paid off at closing

The ratio of debt to equity decides the leverage a replacement needs. Enter the two figures and the samples that fit are shown; an advisor can combine trusts to hit the exact figure.

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Sample offerings

Filter by what your exchange needs. Every card is an illustration of a structure type; photos are representative of each asset class, not specific properties.

Asset class
Leverage
Minimum
Region
Strategy

Showing 12 of 12 samples

Multifamily property, a representative photo and not a specific offeringSampleMultifamily

Sun Belt Garden Apartments

Texas metro · Southwest

A stabilised garden-style community in a growing Texas metro, with a non-recourse loan already in place.

Minimum
$50,000
Leverage
Moderate leverage40 to 55% loan-to-value
Target hold
5 to 7 years
Strategy
Current income, Debt replacement
  • Suits a seller replacing a mortgage paid off at closing
  • Monthly distributions from in-place rents, not assured
  • Professional on-site management; nothing for the investor to run
Sponsor
Distributions
Offering size

Shown with marketplace access

Sample offering: a hypothetical illustration of this structure type, not an actual or current offering.

Industrial property, a representative photo and not a specific offeringSampleIndustrial

Regional Distribution Center

Interstate logistics corridor · Southeast

A single-tenant logistics building on a long net lease to an investment-grade shipper, held without debt.

Minimum
$100,000
Leverage
All-cash0% loan-to-value
Target hold
7 to 10 years
Strategy
Current income, Diversification
  • All-cash: no loan to refinance at maturity
  • Tenant pays taxes, insurance and maintenance under the lease
  • Lease term longer than the target hold
Sponsor
Distributions
Offering size

Shown with marketplace access

Sample offering: a hypothetical illustration of this structure type, not an actual or current offering.

Net lease retail property, a representative photo and not a specific offeringSampleNet lease retail

Net Lease Pharmacy Portfolio

Six states · Midwest

A portfolio of free-standing stores leased to a national pharmacy chain, spread across several states.

Minimum
$25,000
Leverage
All-cash0% loan-to-value
Target hold
7 to 10 years
Strategy
Current income, Diversification
  • Lowest minimum: a way to spread one exchange across several trusts
  • Corporate-guaranteed leases with fixed rent
  • Concentration in one tenant is the main risk to weigh
Sponsor
Distributions
Offering size

Shown with marketplace access

Sample offering: a hypothetical illustration of this structure type, not an actual or current offering.

Self storage property, a representative photo and not a specific offeringSampleSelf storage

Self Storage Portfolio

Florida and Georgia · Southeast

Climate-controlled storage facilities in high-growth suburbs, with month-to-month leases that reprice quickly.

Minimum
$50,000
Leverage
Moderate leverage40 to 55% loan-to-value
Target hold
5 to 7 years
Strategy
Current income, Growth
  • Short leases let rents move with the market
  • Low capital needs compared with apartments
  • Occupancy is seasonal and competes with new supply
Sponsor
Distributions
Offering size

Shown with marketplace access

Sample offering: a hypothetical illustration of this structure type, not an actual or current offering.

Medical office property, a representative photo and not a specific offeringSampleMedical office

Medical Office Building

Hospital campus, Arizona · West

An outpatient building on a hospital campus, leased to a health system and physician groups.

Minimum
$100,000
Leverage
Moderate leverage40 to 55% loan-to-value
Target hold
7 to 10 years
Strategy
Current income
  • Health-system anchor tenant on a long lease
  • Specialised build-out makes tenants slow to leave
  • Reletting a vacated medical suite is costly
Sponsor
Distributions
Offering size

Shown with marketplace access

Sample offering: a hypothetical illustration of this structure type, not an actual or current offering.

Senior housing property, a representative photo and not a specific offeringSampleSenior housing

Senior Living Community

Suburban Pennsylvania · Northeast

A purpose-built community run by a national operator under a management agreement, not a lease.

Minimum
$100,000
Leverage
Moderate leverage40 to 55% loan-to-value
Target hold
5 to 7 years
Strategy
Current income, Growth
  • Demographic demand from an ageing population
  • Operator performance drives the result more than the building
  • Licensing and staffing are the risks to read in the memorandum
Sponsor
Distributions
Offering size

Shown with marketplace access

Sample offering: a hypothetical illustration of this structure type, not an actual or current offering.

Industrial property, a representative photo and not a specific offeringSampleIndustrial

Zero Coupon Net Lease Industrial

Ohio · Midwest

A long-leased facility financed so that all rent pays down the loan; built for sellers who must replace a large mortgage.

Minimum
$25,000
Leverage
Zero coupon80 to 90% loan-to-value
Target hold
10 years or more
Strategy
Debt replacement
  • Replaces several dollars of debt per dollar of equity
  • Pays no current income by design
  • Equity grows only as the loan amortises
Sponsor
Distributions
Offering size

Shown with marketplace access

Sample offering: a hypothetical illustration of this structure type, not an actual or current offering.

Multifamily property, a representative photo and not a specific offeringSampleMultifamily

Coastal Mid-Rise Apartments

Pacific Northwest · West

A newer mid-rise community in a supply-constrained coastal market, carrying more leverage for sellers with large loans to replace.

Minimum
$50,000
Leverage
Higher leverage55 to 65% loan-to-value
Target hold
5 to 7 years
Strategy
Growth, Debt replacement
  • Higher loan-to-value replaces more debt
  • Rent growth is the thesis; income is thinner
  • More exposure to interest rates at the loan maturity
Sponsor
Distributions
Offering size

Shown with marketplace access

Sample offering: a hypothetical illustration of this structure type, not an actual or current offering.

Net lease retail property, a representative photo and not a specific offeringSampleNet lease retail

Grocery-Anchored Shopping Center

Carolinas · Southeast

A neighbourhood center anchored by a regional grocer, with a mix of national and local in-line tenants.

Minimum
$50,000
Leverage
Moderate leverage40 to 55% loan-to-value
Target hold
7 to 10 years
Strategy
Current income, Diversification
  • Necessity retail with a long anchor lease
  • Many tenants spread the vacancy risk
  • In-line space turns over and needs leasing capital
Sponsor
Distributions
Offering size

Shown with marketplace access

Sample offering: a hypothetical illustration of this structure type, not an actual or current offering.

Multifamily property, a representative photo and not a specific offeringSampleMultifamily

University-Adjacent Student Housing

Flagship state university · Southeast

Purpose-built student housing within walking distance of a large public university, leased by the bed.

Minimum
$50,000
Leverage
Moderate leverage40 to 55% loan-to-value
Target hold
5 to 7 years
Strategy
Current income, Growth
  • Pre-leasing each year gives early visibility
  • Parental guarantees on most leases
  • Enrolment and new supply decide the result
Sponsor
Distributions
Offering size

Shown with marketplace access

Sample offering: a hypothetical illustration of this structure type, not an actual or current offering.

Industrial property, a representative photo and not a specific offeringSampleIndustrial

Last-Mile Industrial Portfolio

Southern California infill · West

Smaller infill warehouses close to population centres, leased to several tenants on shorter terms.

Minimum
$100,000
Leverage
Moderate leverage40 to 55% loan-to-value
Target hold
5 to 7 years
Strategy
Growth, Current income
  • Scarce land keeps new supply low
  • Shorter leases reprice to market more often
  • Several tenants, so no single lease decides the outcome
Sponsor
Distributions
Offering size

Shown with marketplace access

Sample offering: a hypothetical illustration of this structure type, not an actual or current offering.

Self storage property, a representative photo and not a specific offeringSampleSelf storage

All-Cash Self Storage Pair

Phoenix suburbs · Southwest

Two stabilised facilities held without debt, for sellers who want storage exposure with no loan inside the trust.

Minimum
$25,000
Leverage
All-cash0% loan-to-value
Target hold
7 to 10 years
Strategy
Current income, Diversification
  • No debt: distributions depend on occupancy alone
  • Low minimum for a diversifying slice of an exchange
  • No loan to replace, so suits an all-equity sale
Sponsor
Distributions
Offering size

Shown with marketplace access

Sample offering: a hypothetical illustration of this structure type, not an actual or current offering.

Sample offering: a hypothetical illustration of this structure type, not an actual or current offering. Minimums, leverage bands and hold periods are the usual terms of each structure type, not the terms of any program. Photos are representative of each asset class, not specific offerings. Distributions from any DST are not assured and depend on the property's income.

Calendar with pins marking dates

Built for the 45-day window

  • A DST interest can be identified inside the window because the trust already owns the property
  • Debt replaced to the dollar by combining trusts, so the loan paid off at closing is matched
  • Closing in days once the subscription is signed, coordinated with your qualified intermediary
Single-storey retail center with tenant storefronts

Institutional tenants and operators

  • Properties leased to national and investment-grade tenants, or run by national operators under management agreements
  • Professional management in place; nothing for you to run, no tenants to call
  • Every offering read by an advisor, memorandum first, before it is put in front of you
Aerial view of an apartment complex

Diversification across trusts

  • Minimums from $25,000 let one exchange span several trusts and asset classes
  • Six asset classes and five regions in the samples alone; the current list is wider
  • Sponsor-agnostic: offerings from the sponsors we work with, chosen for your plan rather than ours

Who the offerings are open to

Are you an accredited investor?

DST interests are private placements open to accredited investors. One of these is enough, and "not sure" is a fine answer on the form.

  • Income over $200,000 in each of the last two years, or $300,000 with a spouse or partner, with a reasonable expectation of the same this year
  • Net worth over $1 million, individually or with a spouse or partner, excluding your primary residence
  • A Series 7, Series 65 or Series 82 licence in good standing

Sellers who are not accredited are pointed to the exchange paths that remain open to them: a whole property, a direct title security or a tenant-in-common interest.

What marketplace access gives you

  1. Request access

    Send the compact form from any sample, or the full form at the foot of the page. It tells an advisor where you are in your sale, the equity to reinvest and whether you are accredited.

  2. A suitability conversation

    An advisor replies to arrange a call. The call is the step a broker-dealer must take before a private placement can be described to you, and it turns the samples into a short list that fits your deadlines, debt and income need.

  3. The current inventory, by memorandum

    You receive the offerings open now, each described by its own private placement memorandum: sponsor, property, financing, distributions paid to date and the risks. A proposal sets them beside the cost of a taxable sale.

A DST interest is illiquid, with no public market and no assured resale; distributions can be reduced or stopped by a tenant default or a loan maturity; and the property can be sold for less than it cost, so you can lose some or all of your principal. Key DST risks lists them in full, and why DST offerings are not listed online explains the rule behind the gate.

Questions about the marketplace preview

Are these real offerings?

No. Each card is a sample: a hypothetical illustration of a structure type that DST offerings commonly take, with the generic terms of that type. No sponsor, distribution rate, offering size or track record is shown because none exists for a sample. The current inventory is described to you by private placement memorandum after a suitability conversation.

Why are current DST offerings not listed on the page?

Most DST interests are sold under Rule 506(b) of Regulation D, which bars general solicitation and advertising. A public page that named a current offering would be advertising, so the real inventory reaches you after there is a relationship, not before. Our page on why DST offerings are not listed online sets out the rule.

What does marketplace access include?

The offerings open now that fit your exchange, each by its memorandum; a proposal that puts them beside the cost of a taxable sale and the equity and debt you must replace; and an advisor who coordinates with your qualified intermediary from identification to closing. Nothing is sold from this page and nothing is committed by requesting access.

Do I have to be an accredited investor?

DST offerings are open to accredited investors. The test, for an individual, is net worth over $1 million excluding your primary residence, or income over $200,000 individually or $300,000 with a spouse in each of the last two years. 'Not sure' is a fine answer on the form; the advisor walks through it on the call, and sellers who are not accredited are pointed to the exchange paths that remain open to them.

What do the leverage bands mean?

All-cash trusts carry no mortgage. Moderate leverage carries non-recourse debt of roughly 40 to 55 percent of value, which replaces a loan paid off at the sale. Higher leverage replaces more debt per dollar of equity with more sensitivity to rates and vacancy. A zero coupon trust is financed so that all cash flow services the loan: it replaces a large mortgage and pays no current income by design.

Can I split one exchange across several trusts?

Yes. Minimums of $25,000 to $100,000 let one exchange be spread across several trusts and asset classes, and the advisor can combine trusts so that the debt replaced matches the loan paid off at closing. The 45-day identification rules still apply to each interest identified.

Prefer the full form?

Unlock the current list of offerings

The full form takes the closing date, the state and a message as well. An advisor replies to arrange the suitability call and then shares the offerings open to your exchange, each by its memorandum. Based in Irvine, California. Licensed in all 50 states; we work with sellers everywhere by phone and video.

Are you an accredited investor?

Generally, net worth over $1 million excluding your primary residence, or income over $200,000 ($300,000 with a spouse) in each of the last two years.

What do you want from the replacement property?
Best way to reach you

No obligation. A Breakwater Exchange advisor reviews every request personally.

Marketplace access

Request access to the current offerings

The sample is an illustration. The offerings open now are described by private placement memorandum after a short suitability call, which these four steps start.

Step 1 of 4 · under a minute

Where are you in your sale?

Compare samples

Side by side

These are sample structures. With marketplace access the same comparison is built from the current offerings, with the sponsor, distributions paid to date and the loan terms filled in.