Tool & guide

Top DST Sponsors for 1031 Exchanges (2026): Current Offering Capacity Board

By Sequoia ResearchPublished Read as Markdown

Current Offering Capacity Board

Users enter dated confirmations of offering availability, minimums, reservation conditions, and contacts. The board distinguishes confirmed capacity from marketing inventory and highlights information that needs reconfirmation.

For an export, select Download in the tool, then Save file when it appears below. Your entries stay in your browser.

What Is This Article About?

This guide explains how to keep a dated record of a DST offering's stated capacity. The board separates a marketing listing from an indicated amount, a conditional hold, and a completed purchase. It helps you spot old source dates, missing terms, and gaps between the amount you want and the amount recorded. The guide also shows how to save changes without losing the earlier version of a claim.

Table of Contents

What the DST Capacity Board Tracks

The board records what a source says about access to an offering. You supply the names, amounts, dates, contacts, and conditions. The tool organizes those entries and highlights specific gaps. It does not contact a sponsor or look up live inventory.

Use it when a list of possible investments starts turning into calls, messages, and proposed holds. A row gives those records a common home. You can see which amount was reported, when it was reported, and what still needs to happen. You should keep the actual messages and documents separately.

The board does not rank sponsors. An entry with no automatic flags is not approved, verified, or recommended. It only lacks the narrow gaps that the tool checks. The source may be wrong, a term may be missing, or a condition may have changed after the last reply.

Public pages can help you find a research route while showing historical examples. For instance, the ExchangeRight solutions page reviewed October 16, 2026 displays closed example offerings and a separate inquiry route for current DSTs. We did not obtain a current allocation from that page. The board helps preserve this distinction when you build your own file.

Start With a Named Offering and Selling Route

Enter the offering's full legal name when you have it. If you only have a lead, clearly label it as a placeholder. Add the sponsor and the selling firm or platform. These fields identify the subject of the record; they do not prove the legal role or authority of a firm.

Keep different offerings in separate rows, even if they share a sponsor. Also use separate rows when the selling route changes. An amount reported through one firm should not silently become an amount available through another. Ask the source what the figure covers.

The offering, sponsor, and selling-route fields become fixed after a row is saved. This prevents a changed name from inheriting old confirmations. To correct an identity, archive the old row and create a new one with checked facts. Keep a note connecting the two records if needed.

This rule also applies to a placeholder that later receives a confirmed name. The extra row preserves the research trail. It is more useful than making the old placeholder appear to have been the confirmed offering all along. Archive labels keep the active review focused without erasing earlier records.

Set a Review Date and Refresh Interval

The review date is the date you want the board to use for its checks. It is not filled automatically. This lets you review a saved set of facts as of a chosen day rather than mixing the current day with an older analysis.

Choose a refresh interval from one to 365 whole calendar days. The default is seven days, simply as a starting setting. It is not a market standard, a sponsor promise, or advice that capacity stays valid for a week. Use an interval that fits the process you have confirmed with the source.

If a source date is at least that many calendar days before the review date, the board flags the record for a refresh. A source date after the review date receives a different flag so you can check for a typo or a date mismatch. The tool uses calendar dates, not elapsed business hours.

Leave the review date blank if you want to turn off age and expiry comparisons. Other checks still run. The board states that date checks are off, so an empty date does not look like a recent confirmation. Save the settings before relying on the displayed counts.

Choose the Right Availability Status

The six status choices are labels for your research. They do not replace the terms used by a sponsor or the legal effect of a contract. Record the source's actual words in the evidence and conditions fields when the meaning could be unclear.

Board status What you are recording
Marketing listing A lead or listing without a recorded current capacity confirmation
Capacity indicated A source has reported an amount, subject to its stated scope and limits
Conditional hold A source describes a hold with conditions that need to be preserved
Accepted purchase You have recorded evidence of purchase acceptance
Completed purchase You have recorded evidence that the purchase was completed
Closed / unavailable A source says the offering or intended access is closed or unavailable

Every status beyond Marketing listing requires a source note before it can be saved. A date can remain blank, but the missing date will be flagged. Requiring a note helps make the entry traceable. The tool does not inspect the note or judge whether it supports the selected status.

Do not advance a row because a form was sent. Ask what evidence marks acceptance or completion under the actual process. Likewise, a hold can remain conditional even when every field is filled in. Enter its limits instead of treating a complete worksheet as an unconditional commitment.

Enter Capacity, Minimums, and Purchase Increments

Use dollars without commas and no more than two decimal places. Blank means unknown; zero means a stated zero. The tool preserves that difference. A blank capacity field should not be used to imply either an open allocation or a sold-out offering.

The requested amount is the amount you want to research through the named route. The recorded amount is the amount stated for that request or route. Use the conditions field to explain its scope. Do not mix total original offering equity with remaining capacity or a personal hold.

For an indicated amount, hold, accepted purchase, or completed purchase, the tool compares the requested and recorded amounts. If the request is larger, it shows the dollar difference. That is a record gap. It is not a measure of taxable gain, an exchange shortfall under the tax rules, or a prediction that extra capacity will appear.

You may also record a minimum and a purchase increment. A request below the entered minimum is flagged. The increment is stored for discussion, but the tool does not test whether an amount follows it. The starting base and permitted exceptions could matter. A zero increment receives a prompt to clarify the term rather than being treated as a valid purchase step.

Record Hold Terms and Source Evidence

For a conditional hold, enter the expiry date if known. Record the exact time and time zone in the separate text field. The board compares dates only. It cannot decide whether a 3 p.m. deadline has passed or interpret a condition that ends a hold sooner.

If the hold date is before the review date, the board asks you to check the terms. If the dates match, it asks you to check the exact time and zone. A missing expiry date is also flagged for a conditional hold. None of these messages determines the legal effect of the agreement.

Use the source field for a document title, version, page, or message reference. “Email dated October 15 from the allocation contact, second paragraph” is more useful than “confirmed.” Keep the actual source outside the tool so the next reader can inspect it.

The optional source link must start with HTTP or HTTPS. It is shown as text that you can copy. The tool does not use it to retrieve data. The source can still be outdated or unrelated. The tool neither checks the link's content nor sends your entries to it.

Name the confirming contact and their role. Avoid account numbers, identity documents, or payment credentials. In the conditions field, record what the source has said about paperwork, approval, funding, partial acceptance, cancellation, or a needed update. Missing terms should remain questions rather than being replaced with assumed industry practice.

Read the Follow-Up Flags

The summary counts active records, archived records, active records with flags, and saved prior versions. It also counts the active records in each status group. A record can have several flags while counting only once in the “with follow-up flags” total.

The flags address narrow issues. They identify marketing-only records, closed status, missing contacts or dates, old confirmations, date mismatches, missing hold expiry, and certain amount gaps. They do not read the conditions text for unresolved issues. A detailed source note may still require more work even when no automatic flag appears.

The amount comparison uses exact cents. A requested $250,000 and a recorded $150,000 produce a $100,000 gap. The board does not add all rows into one available-capacity total. Such a total could double count overlapping routes or mix tentative indications with completed purchases.

Prioritize flags by what your next decision needs. A missing source date may require a fresh reply. A same-day expiry may require checking the exact time. A closed record may belong in the archive. The tool provides a work list; you and the responsible advisers decide how to resolve it.

Work Through the Fictional Capacity Example

The example is invented. It uses a review date of October 16, 2026 and a seven-day refresh interval. Its names, sources, amounts, and conditions do not describe real offers. Loading it replaces the current board only after you choose Continue. Cancel or Escape preserves the board and any unsaved edits.

Fictional Cedar DST has a requested amount of $250,000 and a conditional hold of $150,000. Its recorded expiry is the review date, with a fictional 3 p.m. Pacific time note. The board shows the $100,000 amount gap and asks the user to check the exact expiry time and zone.

Fictional Harbor DST has $250,000 requested and $250,000 recorded. Its confirmation is dated October 8, eight calendar days before the review date. The amount comparison has no gap, but the source is old enough to trigger the chosen seven-day refresh check.

Fictional Meadow DST is only a marketing listing. The recorded capacity and confirmation date are blank. Its unknown amount is shown as Unknown, not zero. The board flags the marketing-only status so the row cannot be mistaken for a dated capacity indication.

The result is three active rows, each with at least one follow-up flag. Cedar's two flags do not create two separate offerings. Nor does Harbor's full stated amount mean the investment is reserved. These are three different research tasks, with no ranking or probability assigned to them.

Save Revisions and Archive Old Records

Use Edit on a saved row to change its status, amounts, dates, contacts, or notes. Saving stores the earlier row in the history and raises the current version number. Cancel discards only the open edits. It does not remove the saved row.

For example, a corrected amount can be saved as version two while version one remains in the JSON history. The old row retains its original source fields. Add the reason for the change to the new conditions note so a later reader can understand why the number moved.

The board does not assign a verified time to a revision. Your entered source date belongs to the source, and the export time belongs to the file. Neither is proof of when a sponsor changed capacity. Keep dated underlying messages to support the sequence.

Archive a row when it no longer belongs in the active review. Its latest state remains visible, and its history remains in the JSON export. Archived rows are excluded from active status and follow-up counts. To bring one back, edit it and clear the archive box.

The tool supports up to 100 current records and 500 saved prior versions. A four MiB file-size check also limits saved and exported data. A rejected save leaves the earlier board unchanged. If you reach a limit, export the record and begin a separate board rather than trying to hide old facts.

Export the Board and Preserve Its Limits

Save or cancel open form and settings edits before export. The tool blocks a download while either area has unsaved changes. It also requires at least one saved row. This keeps the exported file tied to the saved record shown on the page.

Choose JSON to retain the full current board and all prior saved versions. Choose text for a readable report of the current rows, including archived labels, source notes, amounts, and flags. The text report states how many prior versions exist, but it does not include their full contents.

On Writing, select the tool's Download control, then select the Save file button that appears below the frame. An input change clears a prepared file so you can create a fresh export. Check the saved file before closing a board you intend to keep.

This version does not import a saved file back into the form. Data stays in page memory, with no automatic account storage. Refreshing or closing the page clears it. Keep exports and source documents in an appropriate location outside the tool.

Keep Availability Separate From Exchange Eligibility

A capacity board cannot establish a valid exchange or decide whether an investment fits. The IRS Form 8824 instructions describe the 45-day identification period and receipt by the earlier of 180 days or the tax return due date, including extensions. This tool calculates none of those dates.

IRS Publication 544 also explains written identification and limits on identifying multiple properties. A row in this board is not a tax identification document. It does not determine how a particular DST or its assets must be described or counted.

The FINRA private-placement notice stresses current, offering-specific investigation. Its discussion of selling schedules also supports allowing enough time for that work. Use the board to organize availability facts while the investment review proceeds separately.

The SEC private-placement bulletin, updated September 21, 2026, explains disclosure limits, illiquidity, and possible loss. A confirmed amount does not remove those risks. Clear records help the discussion; they do not supply an investment verdict.

FAQ

Does the Board Verify Current DST Capacity?

No. You enter each statement and its source. The tool checks narrow gaps in the saved record and compares entered dates and amounts. Confirm current access directly through the responsible parties before relying on it. A row with no flags is not proof of availability or a recommendation.

Why Is Blank Capacity Different From Zero?

Blank means the amount is unknown in this record. Zero means a stated zero. Those facts can lead to different questions, so the tool keeps them separate. Ask the source to clarify an unknown amount instead of using zero as a placeholder for missing information.

Does the Seven-Day Setting Mean a Quote Is Good for a Week?

No. Seven days is only the initial reminder setting. Capacity can change sooner, and a hold may have its own terms. Choose an interval for your review process and check the actual agreement. The board does not extend or guarantee any quote.

Can I Change the Offering Name After Saving?

The offering, sponsor, and selling route stay fixed. Archive the record and add a new one for a corrected identity. This preserves the earlier claim and prevents an old source from appearing to confirm a different entity. Keep a note that explains the connection between the records.

Does the Board Enforce Minimums and Purchase Increments?

It flags a requested amount below the entered minimum. It stores the purchase increment but does not determine whether your request follows the contract's step rules. Confirm the starting base, exceptions, and allowed amount with the source. Neither field establishes that an investment will be accepted.

Can I Restore an Export Later?

This version does not restore files into the form. JSON preserves the current records and history for inspection elsewhere; text provides the current-row report. Export before leaving the page, because closing or refreshing it clears the working board. Keep the original source documents separately as well.

About Sequoia Research

Sequoia Research, LLC provides independent research on DSTs and other real estate investment offerings. This educational library helps readers organize evidence and ask clearer questions about investment structure and risk.

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