What Happens If You Miss the 1031 Exchange Deadline?
A 1031 exchange is one of the most effective tax deferral strategies available to real estate investors. However, it comes with strict IRS deadlines that leave very little room for error.
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Expert DST solutions and 1031 exchanges tailored to your financial goals and tax strategy.
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Heron DST
- Chicago, IL
Newly built 78-unit Class A urban multifamily DST with ~52% leverage and a master lease structure, designed to provide stable passive income and capital preservation in a supply-constrained, high-demand urban submarket.
LTV
~52%
Passco Toscana DST
- Salem, NH
Newly constructed 230-unit Class A multifamily asset within the Tuscan Village master-planned development, offering stabilized occupancy, 47% leverage with long-term agency debt, and tax-efficient monthly cash flow.
Asset Class
Multifamily
LTV
~47%
NLC Huntington Beach
- Huntington Beach, CA
Fractional ownership in a long-term, single-tenant Huntington Bank headquarters. Rental income is directed to cover debt obligations, prioritizing capital preservation, 1031 tax deferral, and long-term appreciation over current income.
Asset Class
Net lease office
LTV
~82.75%
Passco Preston Ridge DST
- Hickory, NC
A recently built 340-unit multifamily community in a growing North Carolina market, designed to drive occupancy and rental growth over a projected 10-year hold. The deal offers monthly cash flow with institutional financing and a value-add operational strategy.
Asset Class
Multifamily Community
LTV
~46.93%
PG Savannah Industrial DST
- Savannah, GA metro
A Class A industrial distribution facility serving as a mission-critical logistics hub for Hasbro, positioned near the Port of Savannah with strong transportation access. The offering is structured as an all-cash deal with no leverage, providing investors with a stabilized industrial asset.
Asset Class
industrial distribution facility
LTV
45.49%
Sealy Industrial I DST
- Indianapolis, IN
A newly constructed single-tenant industrial warehouse leased long-term to a Corteva subsidiary, offering stable income backed by a strong corporate guarantor. The property benefits from a strategic Midwest logistics location and long-duration lease structure.
Asset Class
single-tenant industrial warehouse
LTV
53.1%
Griffin Union Berkely DST
- Kansas City, MO
Union Berkley Riverfront is a premier mid-rise apartment community featuring 407 units in the Berkley Riverfront submarket of Kansas City, Missouri, offering top-of-the-line finishes such as GE Energy Star Slate appliances, quartz countertops, tile backsplashes, patios or balconies, and stunning views of the Kansas City skyline.
Asset Class
Multifamily
LTV
54.1%
Passco Riverside DST
- Dayton, KY within the Cincinnati MSA
2024 Class A multifamily with 265 units, featuring the largest floor plans in the submarket and a strong high-income tenant base. Favorable tax structure with a PILOT through 2052 supports higher returns. Targets a 5.5-year hold with stable cash flow, low leverage, and strong downside protection.
Asset Class
multifamily
LTV
45.49%
NexPoint Oasis Multifamily DST
- Kissimmee, FL within the Orlando MSA
2018-built Class A multifamily with 356 units, resort-style amenities, lake views, and strong population and job growth, located in the fast-growing Orlando MSA. Below-market rents provide upside potential, supported by fixed-rate interest-only debt for stable cash flow and strong downside protection.
Asset Class
Garden-Style Multifamily
LTV
53.1%
NexPoint Marina I DST
- Eufaula, OK | Grafton, IL
Two established full-service destination marinas — Eufaula Cove Marina on Oklahoma's largest lake and Grafton Harbor at the confluence of the Mississippi and Illinois Rivers. The offering provides access to diversified marina revenue including slip rentals, fuel, food & beverage, lodging, and retail, with high historical occupancy and limited new supply in both markets. Structured as a Delaware Statutory Trust (DST) eligible for 1031 exchange.
Asset Class
Marina / Waterfront Real Estate
LTV
0%
S2K | Miller CLT DST Fund
- Charlotte, NC (NoDa District)
A passive DST investment on a prime 4.8-acre site in Charlotte’s fast-growing NoDa district, just minutes from the LYNX Blue Line and Uptown. Offers a 7% preferred return through a long-term master lease with pre-funded reserves and no DST-level debt. Includes a sponsor call option for potential future upside. Located within the evolving Sugar Creek Station master plan and eligible for a 1031 exchange.
Asset Class
Land / Multifamily Development Site (DST)
LTV
0%
Peachtree Credit Fund IV
- United States
Peachtree Credit Fund IV, LP offers investors exposure to a diversified commercial real estate private credit platform focused on transitional lending, construction lending, and discounted note purchases. As of December 2025, the fund manages approximately $1.81 billion in total commitments across 57 senior-secured first-lien investments, targeting consistent quarterly income through floating- and fixed-rate credit strategies.
Asset Class
Real Estate Private Credit
LTV
0%
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Our Commitment
To Excellence
At DST Investment Advisors, we understand that success in passive real estate investments requires expertise, transparency, and personalized service. We bridge the gap between property ownership and sophisticated wealth management, offering tailored solutions that align with your financial goals and tax strategies.
Testimonials
Why Choose Us?
Largest DST Replacement Property Inventory
Access to a diverse portfolio of institutional-quality DST properties across various sectors and locations nationwide.
End-to-End Investment Experience
Comprehensive services from property evaluation to acquisition, simplifying your 1031 exchange process.
DST & Succession Transaction Expertise
Specialized knowledge in DST investments and succession planning for seamless wealth transfer.
Access to Top Sponsors
We partner with top DST sponsors to offer institutional-grade properties backed by strong performance track records.
30+ Year Track Record
Decades of experience in real estate investments and wealth management strategies.
5-Star Google-Rated Service
Commitment to exceptional client service and personalized attention throughout your investment journey.
How It Works?
Investing in passive real estate opportunities through DST Investment Advisors follows a streamlined three-step process designed to simplify your journey from property owner to passive investor.
1
Create an Account
2
Register on our platform
3
Invest & Close
Frequently Asked Questions
A Delaware Statutory Trust is a legally recognized trust that holds title to income-producing real estate. For investors, DSTs offer the opportunity to own fractional interests in institutional-grade properties. They qualify as “like-kind” replacement properties for 1031 exchanges and provide passive ownership without management responsibilities.
When selling investment property, the IRS allows you to defer capital gains taxes by reinvesting proceeds into “like-kind” replacement property through a 1031 exchange. DSTs qualify as replacement properties, allowing you to defer taxes while transitioning from active to passive ownership. Our advisors help you navigate timing requirements and identify suitable DST investments.
Qualified investors may access select offerings with lower minimums. Contact us to learn more.
Our platform offers access to diverse property types including multifamily apartments, retail centers, medical facilities, industrial properties, self-storage facilities, and net-leased properties with creditworthy tenants like CVS and Walgreens.
DST investments can provide monthly income potential, professional property management, elimination of landlord duties, access to institutional-quality assets, geographic diversification, and significant tax advantages including depreciation benefits and 1031 exchange eligibility.
Like all investments, DSTs carry risks including illiquidity (typically 5-10 year holding periods), dependence on sponsor/property manager performance, market and economic risks, and potential tax law changes. Our advisors help you understand these risks and determine if DSTs align with your investment objectives.
Featured Posts
Cash Flow DSTs vs. Growth-Oriented DSTs: Which Is Right for Your 1031 Exchange Goals in 2026?
For real estate investors completing a 1031 exchange in 2026, Delaware Statutory Trust investments remain one of the most widely used replacement property options.
How Heirs Inherit DST Interests: Estate Planning, Step-Up in Basis, and Family Wealth Transfer
Learn how heirs inherit DST interests, step-up in basis benefits, estate tax updates, and wealth transfer strategies for accredited investors.