STRATEGY · 2026
PPM Due Diligence: What to Read Before You Subscribe to a DST
The Private Placement Memorandum is the legal governing document for every DST offering. Here is what qualified investors must examine before signing.
Read the strategy →Strategy Library · Tax-First
Strategy is what happens after you choose the property.
The 1031 exchange is a tax instrument, not a real estate decision. 721 Hub publishes structural analysis on the tax mechanisms that determine after-tax return: deferral structures, basis management, exchange mechanics, and the tradeoffs between direct ownership and pooled vehicles. Tax-first orientation. Advisory register.
STRATEGY · 2026
PPM Due Diligence: What to Read Before You Sign
A Private Placement Memorandum governs every DST and UPREIT offering. Here is what experienced advisors check before a client commits capital.
Read the strategy →STRATEGY · 2026
Austin, TX: Why This Market Belongs on Every 1031 Replacement-Property Shortlist
Austin's population growth, tax structure, and job market create a compelling backdrop for 1031 replacement-property strategy. Here's what the numbers say.
Read the strategy →STRATEGY · 2026
From Single Asset to Diversified DST: Three Case Studies That Clarify the Trade-Off
A vacant industrial building, a $1.4M apartment sale, and a multi-million-dollar ranch exchange reveal when DSTs outperform direct replacement. See the pattern.
Read the strategy →STRATEGY · 2026
Dallas-Fort Worth as 1031 Replacement Territory: What the Numbers Confirm
DFW ranks among the world's largest metro economies, posts leading U.S. job growth, and levies no state income tax. Here's what that means for replacement property selection.
Read the strategy →STRATEGY · 2026
721 UPREIT: What Investors Give Up and What They Get
A 721 UPREIT defers capital gains by trading real property for OP units, but it permanently closes the 1031 door. Here is what that tradeoff looks like in practice.
Read the strategy →STRATEGY · 2026
PPM Due Diligence: What to Read Before Signing a DST or 721 UPREIT
The PPM discloses what the summary sheet omits. Four sections reveal sponsor conflicts, distribution health, and structural risk before capital is committed.
Read the strategy →STRATEGY · 2026
Four DST Case Studies That Show What Full-Cycle Execution Actually Looks Like
Real dispositions across Fort Collins, Syracuse, Greenville, and Richmond reveal how DST structures perform through a full hold. A focused read on outcomes and lessons.
Read the strategy →STRATEGY · 2026
1031 Mechanics: The Four Moving Parts Every Exchanger Must Control
The 45-day clock, debt matching, property identification rules, and reinvestment structure define every 1031 outcome. Here is what to manage first.
Read the strategy →STRATEGY · 2026
How to Weigh Geography in DST Selection
Asset class gets diversified; geography often does not. How advisors document a defensible geographic allocation before the identification deadline.
Read the strategy →STRATEGY · 2026
The Tampa Case for DST Allocations
Tampa combines Florida's absence of a state income tax with migration-driven demand and port-anchored logistics, a distinct Sun Belt DST profile.
Read the strategy →STRATEGY · 2026
The Chicago Case for DST Allocations
Chicago pairs a metro population above 7 million with Fortune 500 employers across uncorrelated sectors, a layered demand base for DST allocations.
Read the strategy →STRATEGY · 2026
PPM Due Diligence: What to Verify Before Signing a DST Private Placement
A PPM is not a formality, it's the legal perimeter of a DST investment. Here's what sophisticated investors check before committing capital.
Read the strategy →STRATEGY · 2026
Geographic Market Selection for DST Portfolios: Why Chicago and Tampa Belong on the Short List
Concentration in a single metro is a structural vulnerability, not a strategy. Chicago and Tampa offer distinct, complementary economic foundations that support a defensible geographic diversification thesis for Delaware Statutory Trust allocations.
Read the strategy →STRATEGY · TAX · 2026
1031 vs 721 UPREIT: when the conversion makes sense
The 721 exchange converts your deferred gain into REIT operating-partnership units, offering liquidity and diversification that a direct 1031 cannot. The conversion is not always the right call.
Read the strategy →STRATEGY · MATH · 2026
Boot avoidance: the math on equity, debt, and the 200% rule
Boot is the portion of exchange proceeds that triggers gain recognition. Managing equity and mortgage debt carefully, and applying the 200% identification rule correctly, is how investors stay fully deferred.
Read the strategy →STRATEGY · STRUCTURE · 2026
Multi-asset 1031s: spreading proceeds across direct, DST, and TIC
A single exchange can close into multiple replacement vehicles simultaneously. The interplay of direct property, DST beneficial interests, and TIC co-ownership requires careful coordination of equity, debt, and deadlines.
Read the strategy →STRATEGY · TIMING · 2026
Reverse 1031 exchanges: when the timing is wrong but you still want the deferral
A reverse exchange lets you acquire replacement property before your relinquished property closes. Exchange accommodation titleholders, safe-harbor rules, and strict deadlines govern the mechanics.
Read the strategy →STRATEGY · ESTATE · 2026
Swap-til-you-drop: how the basis step-up works at death
Heirs inherit appreciated property at fair market value on the date of death, eliminating deferred gain entirely. Coordinating a lifetime exchange program with an estate plan is the structural play.
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