June 2025 Landscape Review ~ DSTs Power Ahead: Equity Raise 50% Higher Year Over Year.  

Cap­i­tal Inflows Stay Strong, Con­sis­tent, Steady, and almost Pre­dictable. Six months have passed, and the Equi­ty that has been raised pow­ers ahead mov­ing through 2025 like a large ship. 

July 11, 2025

By Al DiNi­co­la, AIF®
1031 Tax Deferred Exchange Spe­cial­ists & DST Advi­sor
NAMCOA® — Naples Asset Man­age­ment Com­pa­ny®, LLC
Secu­ri­ties offered through MSC-BD, LLC, Mem­ber of FINRA/SIPC

DSTs con­tin­ued to raise over $600M in equi­ty month­ly. The bal­ance of the year may expe­ri­ence a year-end accel­er­a­tion in equi­ty raised as investors are clear on the tax rates sta­bi­lized with the pass­ing of OBBB Act, (One Big Beau­ti­ful Act 2025 and we will pro­vide our insight with future writ­ings).   The total equi­ty raised stands at $3,682,198,922.  Our indus­try col­leagues at Moun­tain Dell Con­sult­ing mon­i­tor activ­i­ty from Spon­sors of Delaware Statu­to­ry Trust (DST) and TIC Mar­ket Equi­ty invest­ment. As a com­par­i­son to end the June 2024 there was a total of $2.46 Bil­lion raised in equi­ty com­pared to $3.68B so far this year.   This pro­vides the met­ric for the 50% increase year-over-year.

The ebb and flow of avail­able equi­ty is very dynam­ic and may seem calm on the sur­face. How­ev­er, under the sur­face there are dynam­ic changes in all asset class­es. With over $600M in equi­ty sub­scribed and new equi­ty (aka new offer­ings) being brought onto the mar­ket there are a lot of mov­ing parts. We will cov­er avail­able equi­ty lat­er.   The notice­able shifts con­tin­ue with and between indus­tri­al and mul­ti­fam­i­ly.  Indus­tri­al offer­ings increased by $350M and mul­ti­fam­i­ly decreased by $167M. Details are below in the chart.  We will address the beau­ti­ful exten­sions to the tax sit­u­a­tion and oppor­tu­ni­ty zones in fol­low up arti­cles this month.     We start­ed track­ing DST equi­ty raised in 2019 and con­tin­ue to pro­vide analy­sis on results, trends and pro­jec­tions. This enables us to align investors’ inter­est in alter­na­tive real estate invest­ments for cash investors as well as §1031 tax deferred exchange investors. There is increased inter­est in Oppor­tu­ni­ty zones, IRA to ROTH Con­ver­sions (using alter­na­tives) and Oil & Gas strate­gies. Top of mind is accred­it­ed investor suit­abil­i­ty.

Yes, it all starts with the end in mind for the investors.  Our com­pli­men­ta­ry con­sul­ta­tion with investors seek­ing ini­tial advice or last-minute advice as in the case of a §1031 exchange dead­line is always avail­able. The con­tin­ued absorp­tion of equi­ty may be attrib­uted to investors and buy­ers adjust­ing to the inter­est rate posi­tions. How­ev­er, it may be the under­ly­ing investor and con­sumer con­fi­dence. There are sev­er­al impor­tant fac­tors when review­ing the land­scape. We ana­lyze the over­all equi­ty that is avail­able, the dis­tri­b­u­tion among asset class­es, the lever­age fac­tor and the investor suit­abil­i­ty.  Most of the equi­ty being absorbed appears to be com­ing from the §1031 exchange investor sales.  The con­sis­tent equi­ty raised ($600M per month) con­tin­ues to sup­port a revised pro­jec­tion of top­ping over $7.5 Bil­lion by year end. If that lev­el is achieved, it would be the sec­ond largest equi­ty raise in one year since the record shat­ter­ing amount of $9.4 Bil­lion in 2022.   

2025 Mid-Year Trends

There has been a trend in the struc­ture of the DST offer­ings.  Indus­tri­al and Mul­ti­fam­i­ly asset class dom­i­nate the offer­ings. Over the past few years, indus­tri­al asset class offer­ings have chipped away at the dom­i­nance mul­ti­fam­i­ly asset class (50% of offer­ings) has expe­ri­enced.   Indus­tri­al and Mul­ti­fam­i­ly com­bined rep­re­sent 55% of all offer­ings that cor­re­sponds to 67% of all dol­lar offer­ings. This dol­lar amount is up 2% month over month. The num­ber of offer­ings is near­ly the same with indus­tri­al at 22 and mul­ti­fam­i­ly at 23. The big take­away for this spe­cif­ic report­ing peri­od is the dol­lar amount of cur­rent offer­ings for indus­tri­al and mul­ti­fam­i­ly. There  is a big sep­a­ra­tion in the dol­lar amount of avail­able equi­ty. This may be tem­po­rary, and we will mon­i­tor. Cur­rent­ly there are $502M more indus­tri­al offer­ings than mul­ti­fam­i­ly at this time (see chart below for details). Nec­es­sary retail still holds third place in all offer­ings at 14%.  There appears to be a trend to have more indus­tri­al offer­ings (includ­ing a vari­ety of indus­tri­al) than in pre­vi­ous years.  We have com­ment­ed on demo­graph­ic and eco­nom­ic dri­vers that may increase demand for cer­tain prod­uct offer­ings.

Mar­ket Met­rics.

We mon­i­tor the remain­ing inven­to­ry in each spe­cif­ic offer­ing week­ly.  There is about the same amount of over­all avail­able equi­ty now as com­pared to this time last year.   

	End June 2025	Com­ments
Avail­able Equi­ty	$2,245,009,370	Increase (indus­tri­al)
Num­ber Pro­grams	82	A net decrease of 4 offer­ings
Days on Mar­ket	306	Con­sis­tent
# Cur­rent Spon­sors	42	decrease of 4 (due to ful­ly sub­scribed pro­grams
Avg Yr 1 Return	5.01%	0.10% increase aver­age
All Cash	43	52% of all offer­ings All Cash

Nota­tion from chart above. Con­sis­tent equi­ty is avail­able, sta­ble num­ber of pro­grams, aver­age pro­ject­ed year 1 dis­tri­b­u­tion ticked down a frac­tion. The num­ber of all cash offer­ings con­tin­ues to increase and cur­rent­ly is over 50% of all offer­ings. This means less lever­age as a response to increased inter­est rates. This may cre­ate chal­lenges for advi­sors attempt­ing to bal­ance the debt replace­ment needs for cer­tain investors.

Cur­rent Asset Class Met­rics

Spon­sors have entered a more con­ser­v­a­tive under­writ­ing, reduced the LTV and increased the equi­ty need­ed for each DST. 

What is strik­ing is the dif­fer­ence in the amount of equi­ty avail­able in the indus­tri­al asset class­es com­pared to mul­ti­fam­i­ly. The $500 mil­lion dif­fer­ence may be tem­po­rary. How­ev­er, indus­tri­al offer­ings have become more in demand. The size of the offer­ing of indus­tri­al is also larg­er on aver­age than mul­ti­fam­i­ly. Indus­tri­al offer­ing on aver­age is $100M offer­ings with an aver­age lever­age of 18.89%. When com­pared to mul­ti­fam­i­ly the aver­age offer­ing size is $75 mil­lion with an aver­age lever­age of 35.68%.  Not­ed in the chart above is the aver­age LTV for each asset class. With the excep­tion of the sin­gle stu­dent hous­ing offer­ings, there are no asset class­es with an aver­age LTV of over 36% (down 2% LTV from the pre­vi­ous report).  For investors need­ing high­er LTV they may be pre­vent­ed from invest­ing in a large per­cent­age of indus­tri­al offer­ings. Under­stand­ing that when dis­play­ing an aver­age there may be (depend­ing on the asset class) an LTV of over 36%. Thus, for investors with a high­er LTV need we have a few alter­na­tives.  When we assist an investor with a larg­er §1031 exchange ($1M and above) espe­cial­ly when debt needs to be replaced, we typ­i­cal­ly blend mul­ti­ple DSTs with lever­age to diver­si­fy the replace­ment port­fo­lio for the investor.  For investors with debt replace­ment require­ments, we urge you to engage as soon as pos­si­ble. Few­er DST with high­er LTV offer­ings has become more in demand.  The alter­na­tive for replac­ing debt is to bring more cash to the exchange. Many investors want to avoid this option. Please con­sult with us about our debt bal­anc­ing strat­e­gy.

There are a few inter­est­ing take­aways from this chart as dis­played. In look­ing at the num­ber of pro­grams offered by a sin­gle asset class mul­ti­fam­i­ly with 23 is no longer out­pac­ing the rest of the offer­ings. The Indus­tri­al Asset class con­tin­ues to be attrac­tive with 22 total offer­ings. Over the peri­od last year there were almost as many indus­tri­al offer­ings as there were mul­ti­fam­i­ly. The top three offer­ings of Mul­ti­fam­i­ly, Indus­tri­al and nec­es­sary Retail rep­re­sent over 70% of all offer­ings.  The lim­it­ed sup­ply of the oth­er asset class­es may increase demand, espe­cial­ly for all cash investors. There has been an increased absorp­tion of indus­tri­al assets over the past few months. A note for retail which needs to be explained is that many of the offer­ings may be con­sid­ered “nec­es­sary retail” such as gro­cery stores and need­ed facil­i­ties as com­pared to your depart­ment store retail offer­ings. Notice­ably absent from this is man­u­fac­tured hous­ing. There are also many asset class­es with sin­gle dig­it offer­ings. In addi­tion, 11 offer­ings (of the 82) have less than $1M remain­ing. An item which we don’t report on too fre­quent­ly is the inclu­sion of a §721 UPREIT at some point in time after the Delaware statu­to­ry trust is acquired. Some of the offer­ings will have option­al §721 UPREITS, oth­ers will have manda­to­ry upgrades. Look for more infor­ma­tion on the advan­tages and dis­ad­van­tages of the §721 UPREIT pro­gram. Recent­ly there have been two large insti­tu­tion­al real estate REITs who have intro­duced DSTs as a path to the extreme­ly large REIT.  Migra­tion to the REIT (via 721) would hap­pen after a two-year safe har­bor hold­ing peri­od. We have noticed more requests from our investors to ful­ly under­stand this option.

Final DST Mar­ket Overview Com­ments

Recent­ly attend­ing sev­er­al indus­try retreats and con­fer­ences there is opti­mism that the over­all real estate mar­kets will con­tin­ue to improve in many areas of the coun­try. We con­tin­ue to research, review, and mon­i­tor all the major DST spon­sors.  We speak week­ly with our spon­sor con­tacts and con­duct due dili­gence on DST offer­ings. Our con­tin­ued research enables us to pro­vide a quick response to investor ques­tions regard­ing their cash invest­ing needs as well as their §1031 tax deferred exchange.  We are espe­cial­ly skilled at bal­anc­ing the exchange debt equi­ty require­ments. We also spe­cial­ize in the §1033 exchange in the case of nat­ur­al dis­as­ter or emi­nent domain cas­es.

One Big Beau­ti­ful Future

Cur­rent­ly, based on feed­back from our involve­ment in the indus­try, it appears that the future of the §1031 exchange is safe to con­tin­ue. This pro­vides com­fort for investors seek­ing to sell appre­ci­at­ed real estate and defer­ring cap­i­tal gains.  We have been plugged into the changes and mod­i­fi­ca­tion of the Oppor­tu­ni­ty Zone leg­is­la­tion. There are investors request­ing how to com­bine OZ with oth­er tax strate­gies.  Many have ref­er­enced the new Oppor­tu­ni­ty Zone leg­is­la­tion as OZ 2.0.  More on that in arti­cles to fol­low.

NAMCOA® is a SEC reg­is­tered invest­ment advi­so­ry firm that pro­vides com­pre­hen­sive port­fo­lio man­age­ment, finan­cial plan­ning, and fidu­cia­ry deci­sion-mak­ing ser­vices on behalf of retire­ment plan spon­sors. Our Dif­fer­ence is sum­ma­rized by our fidu­cia­ry approach which enables us to bet­ter meet port­fo­lio and retire­ment plan objec­tives, result­ing in stronger risk adjust­ed returns for investors and peace of mind for Clients. We also focus on alter­na­tive real estate invest­ment. Many real estate investors are seek­ing tax deferred solu­tions uti­liz­ing §1031 exchanges or Oppor­tu­ni­ty Zones.

DSTs are not for all investors.  The acqui­si­tion of a DST is for accred­it­ed investors only.  Con­tact your invest­ment advis­er for addi­tion­al details on how a DST may be a solu­tion to your 1031 Exchange and suit­ed for your invest­ment future. For more infor­ma­tion on how to prop­er­ly set up an IRC 1031Tax Deferred Exchange or if you are an accred­it­ed investor and would like addi­tion­al infor­ma­tion on a DST con­tact Al DiNi­co­la at 239–691-8098 or email adinicola@namcoa.com.

This is not an offer to pur­chase or solic­i­ta­tion to pur­chase any secu­ri­ty, as such be made only through an offer­ing mem­o­ran­dum or prospec­tus.  Invest­ing in secu­ri­ties, real estate, or any invest­ment, whether pub­lic or pri­vate, involves risk, includ­ing but not lim­it­ed to the poten­tial of los­ing some or all of your invest­ment dol­lars when you invest in secu­ri­ties. You should review any planned finan­cial trans­ac­tions that may have tax or legal impli­ca­tions with your per­son­al tax or legal advi­sor.   NAMCOA, LLC is a Reg­is­tered Invest­ment Advi­sor, reg­u­lat­ed by SEC (Secu­ri­ties and Exchange Com­mis­sion). Our cor­po­rate office is locat­ed at 999 Van­der­bilt Beach Road, Suite 200, Naples Flori­da 34108. Secu­ri­ties Offered through MSC-BD, LLC, Mem­ber of FINRA/SIPC. 5 Cen­ter­pointe Dri­ve, Ste. 400 Lake Oswego, OR, 97035MSC-BD, LLC and NAMCOA are inde­pen­dent­ly owned and are not affil­i­at­ed.

Thank you.