For investors utilizing a 1031 exchange or seeking long-term income stability, risk management is a fundamental element of their investment strategy. With substantial capital gains on the line, clients need to know their replacement property decisions will offer the right balance of income potential and downside protection.
Delaware Statutory Trusts (DSTs) provide a compelling alternative to direct ownership, particularly when assessing risk. Unlike individual real estate ownership, where investors carry the burden of active management and exposure to operational surprises, DSTs offer a structured and passive approach. While investors relinquish day-to-day control, they gain access to institutional-quality property management, fixed lease structures, and professionally underwritten assets, all elements that can help mitigate exposure to unpredictable events.
The key to achieving better results in DST investing often lies in selecting the right sponsor and assessing the underlying risk factors upfront. Those factors include tenant quality, lease terms, financing structure, market location, and asset use case. When these are aligned, DSTs can be a powerful tool for helping preserve capital, generating predictable income, and reducing exposure to common property-level pitfalls.
A properly structured DST is designed to provide multiple layers of risk management. Here are a few structural features that can support stability and income consistency:
Passive Ownership: Investors avoid landlord responsibilities entirely. The burden of property management, tenant coordination, repairs, and compliance fall to the sponsor, not the investor, mitigating risks related to time, experience, and error.
Pre-Packaged Offerings: Each DST is a pre-defined, closed offering. That means investors know exactly what they’re buying: the property, the tenant(s), the lease terms, the financing, and the projected cash flow. These factors do not become surprises after the acquisition.
Risk-Managed Concentration in Single-Tenant DSTs: While single-tenant offerings inherently concentrate risk, they also offer clear, focused underwriting. Creditworthy tenants with long-term, net leases reduce complexity and provide clarity. A single-tenant deal can help eliminate ambiguity around multiple tenant vacancies, staggered leases, or coordination challenges.
The static, no-capital-call nature of DSTs also reduces exposure to unplanned financial obligations, a common risk for direct real estate owners.
The risk profile of a DST offering is largely defined by how the sponsor constructs the deal. Several elements can significantly reduce risk exposure when thoughtfully implemented in single-tenant DSTs:
Tenant Strength: Properties leased to high-credit tenants in stable, mission-critical sectors, like healthcare, logistics, government services, or essential retail, can offer more predictable income. When a tenant's business model is durable, their lease payments often are too.
Lease Structure and Duration: Triple-net leases (NNN) that span 10–20 years and include rent escalators that can help create a reliable income stream. These lease types shift responsibility for taxes, insurance, and maintenance to the tenant, reducing landlord (and investor) liability.
Asset Selection and Market Fundamentals: The best sponsors conduct deep due diligence on property location, tenant use case, and local economic indicators. A well-located property leased to a tenant with operational dependency on the facility (e.g., a distribution center or medical clinic) typically has higher tenant retention and resale value.
Sponsor Oversight and Experience: Sponsors like CAI Investments with a disciplined acquisition philosophy, robust tenant underwriting, and long-term asset management capabilities can provide an added layer of security. Their ability to identify creditworthy tenants and structure deals with non-recourse financing helps mitigate downside risk while positioning investors for steady cash flow.
No investment is without risk, and DSTs are no exception. Advisors should prepare clients for the following:
Tenant Dependency: In single-tenant DSTs, vacancy risk is concentrated. If the tenant defaults or vacates at lease-end, there are no other revenue streams to offset the disruption.
Illiquidity: DSTs are designed as long-term investments, typically 5–10 years. Investors should be prepared to hold the asset until the sponsor executes a sale or other exit strategy. There is limited secondary market liquidity.
Lack of Control: Investors cannot influence property decisions or operations. All decisions are made by the trustee or sponsor, which some clients may find limiting.
Market Exposure: Broader economic shifts, regulatory changes, or tenant-specific challenges can still affect asset performance, even with a well-structured DST.
While these risks are real, they can be mitigated through careful sponsor selection, thoughtful due diligence, and alignment with client goals and timelines.
For investors looking to defer capital gains via a 1031 exchange or seeking stable income in retirement without the headaches of active property management, single-tenant DSTs may be a strong fit. The structure offers a blend of predictability, professional oversight, and operational simplicity.
DSTs can also complement a broader portfolio by offering targeted exposure to commercial real estate without the need for direct ownership. When allocated thoughtfully, DSTs can bring diversification, downside risk management, and tax efficiency, all within an SEC-regulated structure.
At CAI Investments, our approach is built on meticulous asset selection, rigorous tenant vetting, and a commitment to long-term investment performance. Our offerings are designed to help you meet the needs of clients who prioritize income stability, tax deferral, and reduced operational exposure.
Schedule a call with our team today to explore DST investment opportunities that may align with your clients’ long-term financial goals.