Unveiling the Best 1031 and 1033 Exchange Options: Single Tenant Net Lease vs. DST

Navigating the retail real estate environment necessitates intelligent decision-making, especially when considering a 1031 or 1033 exchange. Single Tenant Net Lease ("STNL") properties and Delaware Statutory Trust ("DST") investments are frequently mentioned.

STNL characteristics are popular due to their ease of use and stability. They provide a constant source of revenue, with renters potentially covering all property expenses. This model reduces the owner's management obligations and guarantees a predictable return on investment.

DST investments, on the other hand, provide the benefit of diversity. They allow for partial ownership in numerous properties, dispersing risk and perhaps providing a more stable revenue stream. DST investments may also provide tax advantages and a passive investing experience, as all property management is overseen by a trustee.

However, DST investments are not without difficulties. Because decisions are made by the trustee rather than individual investors, they may lack the flexibility of STNL properties. Furthermore, DST investments sometimes have higher minimum investment requirements, which may be a deterrent to some investors.

STNL properties, on the other hand, offer greater control and can be simpler to manage. They may also yield higher potential returns, as returns are not diluted by multiple ownership.

DST properties, on the other hand, provide a distinct depreciation benefit. Because DST investments sometimes include numerous properties, depreciation can be expedited by cost segregation. This procedure finds and separates personal property that may be depreciated over a shorter period of time, often 5, 7, or 15 years, offering significant tax savings during the initial years of investment. There is also depreciation to consider based on your fractional ownership, which may be less than the depreciation available through 100% ownership of a STNL property.

While accelerated depreciation provides large upfront tax savings, it may result in increased tax obligations when the property is sold or transferred owing to depreciation recapture requirements.

Another important part of any real estate investment is exit strategy. The exit plan for STNL properties is simple: if an investor has to liquidate, they may sell the property on the open market. The investor retains complete control of the selling process.

However, because of the fractional ownership structure, exiting a DST investment might be more complicated. An investor cannot immediately sell their fractional ownership on the open market. They must instead locate a buyer for their portion or wait until the trustee sells the entire property, which limits their freedom and control.

Despite this, DST investments provide a one-of-a-kind exit strategy: the 1031 exchange. If the trustee sells the property, investors can reinvest the earnings in another DST or other eligible real estate transaction, delaying capital gains taxes. This may be an effective instrument for asset preservation as well as a gateway to new investment opportunities.

Finally, both STNL properties and DST investments have their own set of advantages and disadvantages. The best option is determined by your own investment objectives, risk tolerance, and management preferences.

As a retail real estate owner, understanding these investment options is crucial. If you're contemplating a 1031 or 1033 exchange, our team is here to provide personalized advice. With a proven track record in guiding clients through these complex decisions, we're committed to helping you achieve your commercial real estate investment goals.