Calculators · Allocation
DST Allocation Planner: Splitting One Exchange Across Trusts
Enter your equity, the debt you must replace and up to three trusts with their loan-to-value. The planner shows the equity in each, the debt each allocates to you, and whether the exchange equation balances. No yields, no projections.
What this calculator does
A DST allocates its non-recourse loan to each investor in proportion to their interest, so a trust with 50% loan-to-value gives you one dollar of replacement debt for every dollar of equity, and a zero cash flow trust at 85% gives you about $5.67. Mixing trusts with different leverage is how exchangers match an exact debt figure without personal borrowing.
Enter the equity the intermediary holds, the debt you paid off, and the trusts you are considering with the share of equity you would put in each. The planner shows the allocated debt and the gap. It does not show distributions, returns or risk; those are in each offering's documents and should be reviewed with your advisor.
Equity and allocated debt by trust
How the numbers are calculated
For each trust: equity in = total equity times the share; allocated debt = equity in times LTV / (1 − LTV). Totals are summed. The debt test passes when total allocated debt is at least the debt relieved; the equity test passes when the shares sum to 100%. Any shortfall in debt is mortgage boot unless you add cash.
Trust minimums, which typically apply per offering, are not modelled; check each offering's minimum and the identification rules before relying on an allocation.
Questions about this calculator
Why does the planner show no yields?
Distribution rates are set by each offering's documents and are not promises. This planner only solves the exchange arithmetic: how much equity in each trust, and how much debt each one allocates to you. Yields belong in the offering's private placement memorandum.
How is the allocated debt computed?
Each trust holds property with a fixed loan-to-value. Your share of the loan is your equity divided by the equity fraction, times the debt fraction: at 50% loan-to-value, $100,000 of equity carries $100,000 of allocated debt. Rev. Rul. 2004-86 treats that share as your debt for section 1031.
Can I identify several trusts?
Yes, within the three-property rule or the 200% rule. Each trust is one property for identification. See identifying several DSTs under the 200% rule.
Sources
Figures checked on September 30, 2026. Rates and thresholds change each year; this page is general information, not tax or legal advice.
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