DST Investments

What Are DST Investments?

A Delaware Statutory Trust (DST) is a legal trust structure that allows multiple investors to co-own institutional-grade real estate. The trust holds title to the property (or portfolio of properties), while investors own beneficial interests in the DST.

For federal tax purposes, certain DSTs are treated as owning real estate directly. Under IRS Revenue Ruling 2004-86, a properly structured DST can qualify as “like-kind” real property for purposes of a Section 1031 exchange, allowing investors to exchange investment real estate into DST interests without immediate recognition of capital gain, as long as all 1031 requirements are met.

DSTs and the 1031 Exchange

A 1031 exchange (also called a like-kind exchange) lets you defer capital gains taxes when you sell investment or business real estate and reinvest the proceeds into other qualifying real estate of equal or greater value, following strict IRS rules and timelines (45 days to identify, 180 days to close).

Because DSTs are recognized as qualifying replacement property when structured correctly, they have become a popular way for investors to:

• Defer capital gains tax and depreciation recapture
• Move from actively managed properties into professionally managed, passive real estate
• Diversify across property types and geographic regions

Key Benefits of DST Investments

While DSTs are not right for everyone, they offer a combination of features that many investors—especially long-time landlords exiting active management—find compelling.

1. Tax Deferral Through 1031 Exchanges

When you exchange a relinquished property into a qualifying DST through a 1031 exchange:

• Capital gains tax and depreciation recapture are deferred, allowing you to keep more equity working for you.
• You may be able to “swap ’til you drop”—rolling from one 1031 exchange into another (including from one DST into another) during your lifetime, while your heirs may receive a stepped-up basis at death under current tax law (talk with your tax advisor about your specific situation).

2. Access to Institutional-Quality Real Estate

DSTs typically hold institutional-grade commercial properties—such as multifamily communities, medical offices, industrial logistics facilities, or essential retail centers—that would be difficult for most individual investors to purchase outright.

• Minimum investment thresholds are often in the $100,000 range rather than the millions required to buy the entire property.
• This structure lets you participate in larger, professionally managed properties while committing only a portion of your exchange proceeds to each DST.

3. Passive Ownership and Professional Management

DST investments are designed to be truly passive:

• A professional sponsor and property manager handles leasing, maintenance, asset management, and eventual sale.
• Investors typically receive regular cash-flow distributions (not guaranteed) and periodic reports without having to manage tenants, repairs, or day-to-day operations themselves.

This appeals to investors who:

• Are nearing or in retirement
• Are you tired of hands-on property management?
• Want to simplify their real estate holdings while maintaining income potential.

4. Diversification by Property Type and Location

DSTs make it possible to spread your exchange equity across multiple offerings, which may help reduce concentration risk:

• You can allocate into several DSTs that invest in different sectors (multifamily, self-storage, industrial, medical, etc.).
• You can diversify across regions—potentially balancing exposure to different economic drivers, rent growth patterns, and regulatory environments.

5. Non-Recourse Debt and Estate Planning Advantages

Many DSTs use non-recourse financing, where the loan is made to the DST, not to individual investors personally:

• This can help investors satisfy the 1031 debt-replacement rules without taking on recourse debt.
• The DST structure can simplify estate planning, because fractional interests can be more easily divided among heirs than a single, direct-owned property.

Important Risks and Considerations With DST Investments

Any honest discussion of DST investments must also highlight the risks and limitations. These offerings are typically suitable only for accredited investors and involve material risks, including possible loss of principal.

Key considerations include:

1. Illiquidity

• DST interests are highly illiquid. There is usually no public secondary market.
• You should be prepared to hold for the full term, commonly 5–10 years or more, depending on the business plan and market conditions.

2. Lack of Control

• Investors are passive. They do not vote on day-to-day management decisions or when to sell the property.
• Major decisions (sale, lease changes) are handled by the sponsor within the limited powers allowed under IRS guidance (to preserve DST status under Revenue Ruling 2004-86).

3. Market, Interest Rate, and Sponsor Risk

• DST performance depends on property cash flows, occupancy, market rents, interest rates, and the sponsor’s execution.
• Rising interest rates, regional economic slowdowns, or tenant issues can impact distributions and property value.

4. Fees and Expenses

• DSTs typically include up-front and ongoing fees—such as acquisition fees, management fees, disposition fees, and selling commissions—which can affect net returns.

Because of these factors, it’s critical to work with a knowledgeable DST/1031 consultant who can help you understand the structure, evaluate risk, and decide whether specific DST offerings align with your goals and risk tolerance.

Why Work With a DST Investment Consultant?

DSTs and 1031 exchanges sit at the intersection of tax law, real estate, and securities regulation. A specialist DST consultant can:

• Help you decide whether a DST fits your objectives vs. other 1031 replacement options
• Coordinate with your qualified intermediary, CPA, and attorney
• Present and explain multiple DST offerings with different property types, leverage levels, and risk/return profiles
• Assist with timing, paperwork, and due diligence to keep you within IRS deadlines

Thoughtful industry guidance suggests choosing a DST advisor who:

• Has a broad platform of offerings (leveraged, and all-cash)
• Completes a large number of DST transactions each year
• Provides education and transparent risk disclosure, not just product sales

GCA 1031: Your Partner in DST Investments

In this complex environment, GCA 1031 positions itself as a dedicated DST investments and 1031 exchange consulting firm serving investors across the United States.

Rather than leaving you to navigate a maze of property offerings, deadlines, and legal nuances, GCA 1031 focuses on building a clear, step-by-step path from your current real estate to an appropriate portfolio of DST replacement properties.

1. Exclusive Focus on DST and 1031 Strategies

GCA 1031’s core mission is to help investors:

• Defer capital gains and depreciation recapture through IRS-compliant 1031 exchanges
• Transition from actively managed, hands-on properties into passive DST investments
• Align their replacement properties with long-term income, diversification, and estate planning goals

By concentrating on DST and 1031 strategies instead of spreading attention across many unrelated products, GCA 1031 can stay deeply current on DST market trends, sponsor quality, and evolving tax/IRS guidance.

2. Personalized DST Investment Planning

Every 1031 exchange is unique. GCA 1031 emphasizes custom planning rather than a one-size-fits-all approach. A typical engagement may include:

1. Discovery & Objectives
   • Understanding your goals: income needs, risk tolerance, time horizon, and estate planning priorities
   • Reviewing the specifics of your relinquished property, debt structure, and tax position (in coordination with your CPA)
2. Education & Option Review
   • Explaining how DSTs compare with other 1031 options (direct property, TICs, NNN, etc.)
   • Walking through sample DST offerings, including property type, geography, tenant mix, leverage, hold period, and distribution history
3. Portfolio Design
   • Building a custom DST allocation strategy that may diversify by property type and region
   • Ensuring the plan meets IRS 1031 rules for value and debt replacement
4. Execution & Ongoing Support
   • Coordinating timing with your qualified intermediary for identification and closing
   • Helping you track distributions and sponsor reporting over the life of each DST investment

3. Due Diligence on DST Sponsors and Offerings

One of the most challenging aspects of DST investing is sorting through offerings and sponsors. GCA 1031 emphasizes:

• Reviewing sponsor track records, property management experience, and capital structures
• Evaluating assumptions behind projected cash flows, exit cap rates, and debt terms
• Considering risk factors such as tenant concentration, lease rollover schedules, and market fundamentals

This due diligence helps investors avoid focusing solely on headline distribution rates and instead understand the real risk/return profile of each DST.

4. Nationwide Reach and Coordination With Your Advisors

DST offerings are typically national in scope, and 1031 rules are federal. GCA 1031 works with:

• Investors in multiple states, helping them exchange out of properties in one region into diversified DSTs across the country
• Your CPA, tax attorney, and estate planning attorney, so that your 1031/DST strategy fits into your broader financial plan
• Qualified intermediaries (QIs) and custodians to keep your transaction organized and compliant with IRS timelines

5. Education-First Approach

GCA 1031 aims to act as a teacher and guide, not just a product provider. That includes:

• Plain-English explanations of complex topics like Revenue Ruling 2004-86, grantor trust status, and DST structural limits
• Honest discussions about illiquidity, lack of control, and potential downside scenarios
• Clear documentation and ongoing communication, so you understand what you own and how it’s expected to perform

6. Transparency and Alignment

DST investments involve fees and incentives. GCA 1031 strives to:

• Explain how sponsors and selling firms are compensated
• Show how fees affect net distributions and total return potential
• Focus on long-term client relationships, understanding that successful outcomes and referrals are built on transparency and trust

Who Might Consider DST Investments Through GCA 1031?

While each situation is unique, DST investments through GCA 1031 may be worth exploring if you are:

• An investor with a highly appreciated investment or commercial property facing a large tax bill upon sale
• A landlord seeking to step back from active management without giving up real estate-based income potential
• Nearing retirement and wanting more predictable, professionally managed investments
• Interested in diversifying out of a single property or location into multiple DSTs with different sectors and markets
• Looking for a structured succession or estate plan that simplifies passing real estate wealth to heirs

If you are not an accredited investor, have a very short time horizon, or require liquidity, DSTs may not be a good fit. GCA 1031 will help you explore these questions candidly before you proceed.

The GCA 1031 Process: From Initial Call to DST Portfolio

Here’s a high-level overview of how working with GCA 1031 typically unfolds:

1. Initial Conversation
   • Discuss your current property, estimated gain, timing, and goals.
   • Determine whether a 1031 exchange and DST strategy is worth pursuing.
2. Coordination With Your Advisors
   • Loop in your CPA and qualified intermediary.
   • Confirm your accredited investor status and review any constraints or requirements.
3. DST Education & Shortlist
   • Review a curated list of DST offerings that match your profile (property type, leverage level, risk tolerance).
   • Receive clear, written disclosures and offering materials.
4. Portfolio Construction & Identification
   • Select a diversified set of DST investments (when appropriate) for your 45-day identification period.
   • Align allocation and debt levels with IRS rules.
5. Closing & Funding
   • Work with your QI and GCA 1031 to complete the required paperwork and fund the DSTs within the 180-day window.
6. Post-Closing Monitoring
   • Track distributions, sponsor communications, and property updates.
   • Consider future 1031 exchanges or exit strategies as each DST moves through its life cycle.

Important Disclosures

• DST interests are securities and involve risks, including possible loss of principal and lack of liquidity.
• DST and 1031 strategies are typically available only to accredited investors and may not be suitable for all investors.
• GCA 1031 does not provide tax or legal advice. You should consult with your own CPA, attorney, and financial advisor regarding your specific situation.
• Past performance of real estate or DST offerings is not a guarantee of future results.

Ready to Explore DST Investments With GCA 1031?

If you’re considering selling investment property and want to:

• Defer capital gains taxes.
• Transition out of active management.
• Build a diversified, professionally managed real estate portfolio.

Then DST investments may be worth a closer look.

GCA 1031 can walk you through the details, present DST options in line with your goals, and help coordinate your 1031 exchange from start to finish.