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LibraryInland Self Storage Portfolio XXII DST

Executive Summary

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Inland Self Storage Portfolio XXII DST

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Offering summary

Inland Self Storage Portfolio XXII DST is a $115,869,677 all-equity offering sponsored by Inland Private Capital Corporation. The trust holds a portfolio of seven self-storage properties located across Florida, North Carolina, and Tennessee, comprising 4,880 storage units and 414 rentable parking spaces. The properties were acquired on December 15, 2025, for an aggregate acquisition price of $96,750,000. The offering is structured with 0% leverage, utilizing no permanent debt financing and eliminating lender foreclosure and refinancing risk. Projected investor distributions begin at 4.25% in Year 1, averaging 5.09% over the full term. Front-end fees and offering expenses total $9,733,053, and the sponsor has capitalized $5,686,280 in reserves.

Capital raise

0.0% of the offering is closed

$115,869,677 still available

Closed$0 Reservations$0 Available$115,869,677
$0 of $115,869,677 placed
Total offering equity

$115,869,677

Closed equity

$0

0.0% of offering
Current reservations

$0

Pending subscription
Available equity

$115,869,677

Open for subscription

The sponsor is raising $115,869,677 in offering equity across 4,880 storage units without any institutional debt. The equity structure covers the $97,553,602 total acquisition cost, offering load, and reserves. First-year investor distributions are projected at 4.25%.

Offering terms

Sector

Self-storage facility

Investment Category

DST

Projected First Year Cashflow

4.25%

Avg. 5.09% over term

Min. Cash Investment

—

Min. 1031 Investment

—

Total Offering Price

$115,869,677

$23,744 per unit

Offering Debt

$0

All-equity offering

LTV

0%

On acquisition price

Units / Tenants

4,880

Fernandina Beach, Florida; Greensboro, North Carolina; Kissimmee, Florida; Lady Lake, Florida; Miami, Florida; Pompano Beach, Florida; Springfield, Tennessee

Property Age

—

The offering encompasses seven self-storage assets totaling 4,880 units and 414 parking spaces across three states. Total equity raised is $115,869,677 with zero debt encumbering the properties. Projected returns begin at 4.25% in Year 1 with an average full-term distribution rate of 5.09%.

Strengths & considerations

Key strengths

  • Debt-Free Structure

    0% LTV

    The portfolio is offered free of permanent debt financing, eliminating interest rate, refinancing, and lender foreclosure risks.

  • Portfolio Scale & Diversification

    7 Properties / 4,880 Units

    Assets are distributed across seven markets in Florida, North Carolina, and Tennessee, reducing single-asset concentration risk.

  • Sponsor Track Record

    55+ Years / $1.8B AUM

    Inland Private Capital Corporation brings over five decades of real estate experience and an institutional platform managing $1,800,000,000.

Key considerations

  • Upfront Load & Syndication Fees

    $9,733,053

    Front-end fees and offering expenses represent 13.88% of the acquisition cost, resulting in an appraisal-to-offering ratio of 88.41%.

  • Entry Distribution Yield

    4.25%

    Year 1 projected cash-on-cash return is 4.25%, stepping up to an average of 5.09% over the full holding period.

  • Undisclosed Asset Vintages

    Not Disclosed

    The exact age and construction years of the individual self-storage properties are not disclosed in the provided materials.

The portfolio features an all-cash capital structure with 0% LTV, eliminating interest rate volatility, balloon payments, and maturity risks. Geographic diversification across seven distinct markets in Florida, North Carolina, and Tennessee mitigates localized economic exposure. Additionally, the offering is supported by Inland Private Capital Corporation's track record of over 55 years in commercial real estate.

Sources, uses & fee assessment

Capital Sources

$115.87MTotal offering

  • Offering Equity

    100.0% of offering

    $115.87M

Where the Capital Goes

$115.87MDeployed

  • Acquisition Cost

    84.2% of offering

    $97.55M

  • Offering Expenses

    8.4% of offering

    $9.73M

  • Reserves

    4.9% of offering

    $5.69M

  • Unallocated / other uses

    2.5% of offering

    $2.90M

Total Offering

$115.87M

All equity — no mortgage debt

Acquisition Cost

$97.55M

84.2% of offering to the property

Total Fees & Expenses

$9.73M

0.00% of offering

Reserves

$5.69M

4.9% of offering

Total offering proceeds of $115,869,677 are allocated toward the $96,750,000 property acquisition price, $5,686,280 in reserve capitalization, and $9,733,053 in total front-end fees and offering expenses. Closing costs include $29,660 in title and recording fees and $1,031 in financing expenses.

Risk read

Tone reflects relative strength, not a rating

Leverage Profile

Favorable

The trust carries $0 in debt (0% LTV), entirely eliminating loan default and interest rate volatility.

Fee Load

Caution

Total upfront fees and offering expenses stand at $9,733,053 (13.88% of acquisition cost).

Asset Transparency

Notice

Specific property ages and vintage data across the seven facilities are not disclosed in the offering materials.

Reserve Capitalization

Favorable

The offering funds $5,686,280 into reserves at closing to support ongoing capital and master tenant needs.

Key underwriting considerations include front-end fees and expenses of $9,733,053 (13.88% of acquisition cost), creating an initial equity load reflected in the 88.41% appraisal-to-offering ratio. Additionally, property-specific vintages and individual historical occupancy levels are not disclosed in the offering materials. Performance remains reliant on the master lease structure and self-storage market fundamentals across the seven multi-state locations.

Calculated underwriting metrics

Syndicated Cap Rate

4.56%

NOI ÷ offering price

Upfront Load

0.00%

Total fees ÷ offering price (all-equity offering)

Premium / Discount

—

Offering price vs. appraised value

Offering vs. Acquisition

119.8%

Offering price ÷ acquisition price

Price per Unit

$23,744

Offering price ÷ 4,880 units

The portfolio's syndicated cap rate stands at 4.56% based on the total capital stack, with an appraisal-to-offering ratio of 88.41%. Front-end syndication fees and offering expenses total $9,733,053, which equates to 13.88% of the acquisition cost. The master tenant income is projected at $1,997,322, supporting initial cash flows alongside a $5,686,280 reserve capitalization.

Sponsor

Sponsor

Inland Private Capital Corporation

Inland Private Capital Corporation has operated in real estate for over 55 years, overseeing $1,800,000,000 in AUM with institutional specialization in syndicated real estate and self-storage assets.

55+ Years Track Record$1.8B AUMSelf-Storage SectorNational Sponsor
Portfolio

• The Trust’s portfolio consists of seven self-storage properties located in Fernandina Beach (FL), Greensboro (NC), Kissimmee (FL), Lady Lake (FL), Miami (FL), Pompano Beach (FL), and Springfield (TN), containing in aggregate approximately 4,880 storage units and 414 rentable parking spaces.

Properties owned or managed

AUM

$1,800,000,000

Across all programs

DST programs

—

Prior DST offerings

AUM in DSTs

—

DST-held assets

Team

—

Disclosed headcount

Sector focus

self-storage facility

Stated strategy

View Sponsor Dossier

Inland Private Capital Corporation serves as the sponsor, backed by over 55 years of organizational experience in real estate syndication and management. The sponsor currently manages $1,800,000,000 in assets under management across multiple asset classes including self-storage. Inland manages acquisition, master leasing, and disposition execution for the trust.