What is a Delaware Statutory Trust?
A DST is a legal entity that owns institutional-grade real estate on behalf of many fractional investors. Each investor owns a beneficial interest in the trust, which the IRS treats as direct ownership of real estate — making DSTs eligible replacement property for 1031 exchanges.
Why experienced investors are switching to DSTs
Three reasons dominate: time, scale, and exit certainty. Time, because DSTs close in days, not months. Scale, because $100K buys you a piece of a $40M asset alongside professional sponsors. And exit certainty, because most DSTs have a defined hold period and disposition plan.
The seven deadly sins of DST ownership
The IRS requires that a DST be treated as a passive vehicle. To preserve 1031 eligibility, the trust cannot: (1) raise new capital after closing, (2) renegotiate the loan, (3) reinvest proceeds from a sale, (4) make non-essential capital improvements, (5) sign new long-term leases, (6) hold cash beyond what's required for operating reserves, or (7) modify existing leases. Investors cannot make operational decisions — that's the whole point.
How DSTs solve the 45-day problem
Direct deals routinely fail inspection, appraisal, or financing inside the 45-day window. DSTs function as both primary replacements and backup identifications. Many investors identify two direct deals and one DST as the safety net — if the direct deals collapse, the DST closes immediately.
DST vs REIT vs direct ownership
| Attribute | DST | REIT | Direct |
|---|---|---|---|
| 1031 eligible | Yes | No | Yes |
| Liquidity | Low | High | Low |
| Control | None | None | Full |
| Minimums | $25–100K | $1 | $$$$ |
| Time required | ~2 hrs/yr | 0 | High |
How to evaluate a DST sponsor
Look at track record across full market cycles, not just the last five years. Ask for the complete history of every offering they've sponsored — including the ones that underperformed. Look at fee structure, alignment of interest, and the depth of the disposition team. Read the PPM and the loan documents, not just the marketing deck.
What returns look like
Most stabilized DSTs target 4.5–6.5% in cash-on-cash distributions paid monthly, with total returns including appreciation in the 8–12% IRR range over a 5–10 year hold. Value-add DSTs target higher returns with correspondingly higher risk. Many sponsors offer a 721 exchange exit — rolling investors into operating partnership units of a public REIT for ongoing tax deferral and liquidity.
Minimum investments and accredited investor requirements
Most DSTs require accredited investor status (single income $200K+, joint $300K+, or net worth $1M+ excluding primary residence). Minimums for 1031 investors are typically $100K; for cash investors, $25–50K. Some sponsors offer Reg A offerings open to non-accredited investors at smaller minimums.
Questions? Our team is here.