Kay Properties and Investments

What Kay Properties and Investments does

Kay Properties and Investments LLC is a Torrance, California-based private financial services firm founded in 2010 by Dwight Kay that operates a proprietary online marketplace, kpi1031.com, aggregating Delaware Statutory Trust (DST) investment offerings from more than 25 sponsor companies for accredited investors nationwide. The firm's core product is the Kay 1031 Marketplace Platform, which provides free registration access to 20–40 actively available DST investments at any given time, plus custom DSTs exclusively available to Kay clients and an in-house DST secondary market. Coverage spans multifamily, build-for-rent, industrial, single-tenant and multi-tenant net lease, retail, office, medical, self-storage, manufactured housing community, and dialysis assets across 20+ states, under both debt-free and leveraged Regulation D Rule 506(c) structures, with minimums typically $25,000–$100,000 per offering. The firm also offers income funds (e.g., Net Lease Income Fund 18/28) and opportunistic funds (e.g., Opportunistic Income Fund 75), plus extensive investor education assets including two founder-authored books (the first on DSTs and the first on 721 Exchange UPREITs), a podcast, a YouTube channel, weekly webinars, and an annual Kay Investor Day conference.

The firm earns transaction-based placement fees for facilitating capital placement into DST investments for accredited investors participating in 1031 exchanges, 721 UPREIT transactions, Qualified Opportunity Zone Funds, and direct cash private placements, with securities distributed through FNEX Capital, a FINRA/SIPC registered broker-dealer. Its go-to-market combines a self-serve online marketplace with a bench of licensed investment representatives licensed in all 50 states, supplemented by client dinner symposiums and an annual investor conference. Reported scale includes 12,000+ lifetime transactions, 4,015+ investors served, $50 billion in cumulative DST/1031 offerings participated, $610 million in equity placed in 2021 (a 49.5% YoY increase), and $357.8 million placed in H1 2022 (a 39.89% YoY increase). The company is founder-owned, operates without disclosed institutional capital, and has no AI/ML capability disclosure; its competitive moat is built on marketplace aggregation, founder-driven content authority, and a 340+ year combined-experience team.

The customer base is comprised exclusively of high-net-worth accredited investors seeking passive real estate ownership and capital gains tax deferral through 1031 exchanges; the firm does not serve institutional clients, family offices, or RIAs as a disclosed customer segment.

Name

Kay Properties and Investments

Legal name

Kay Properties & Investments LLC

Website

https://kpi1031.com

Company type

Private

Founded year

2010

Operating status

Operating

Headcount range

11–50 employees

Short description

Kay Properties and Investments operates the kpi1031.com online marketplace, aggregating DST real estate offerings from 25+ sponsor companies for accredited investors executing 1031 exchanges, 721 UPREITs, and direct cash private placements, licensed in all 50 states.

Ownership category

akta.pro rank

Product category

Real Estate Investment Advisory

NAICS

Portfolio Management and Investment Advice (52394)

SIC

Investment Advice (6282)

akta.pro primary industry

Real Estate Investment Advisory (Acquisitions/Dispositions, Capital Allocation) (BPAJANAA)

akta.pro secondary industries

Real Estate Transaction Advisory & Due Diligence (FSAEAJAJ), Commercial Real Estate Brokerage (Leasing & Sales) (FSAEAJAB)

Keywords

• Real estate investments
• 1031 exchange services
• Delaware statutory trust
• Investment advisory services
• Accredited investor platform

Headquarters

HQ city

Torrance

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

Personnel, Marketing or Sales, Technology or R&D, Operations, Others

Revenue model

1. Placement Fees / Transaction-Based Revenue: Kay Properties earns fees for placing investor capital into DST investments. The firm facilitates transactions for accredited investors participating in 1031 exchange DST investments, Qualified Opportunity Zone Funds, and direct cash investments into private real estate offerings. Securities are offered through FNEX Capital, member FINRA/SIPC.

Pricing tiers

Go-to-market motion3 records

Distribution channels3 records

Marketing channels9 records

Core offering

Kay Properties operates a proprietary online marketplace (kpi1031.com) that aggregates 20-40 DST (Delaware Statutory Trust) offerings from 25+ sponsor companies and connects them with accredited investors for 1031 exchanges and direct cash real estate investments. The firm earns placement fees for placing investor capital into DST investments spanning multifamily, industrial, net lease, self-storage, medical, manufactured housing, retail, office, and build-for-rent asset classes. Licensed investment representatives in all 50 states provide personalized advisory support.

Product overview

Kay Properties and Investments operates a platform-plus-investment-offerings model centered on the Kay Properties DST 1031 Exchange Online Marketplace at www.kpi1031.com. The platform provides accredited investors access to a curated marketplace of 20-40 DST (Delaware Statutory Trust) offerings from over 25 different DST sponsor companies, custom DSTs exclusively available to Kay clients, and a DST secondary market. The core platform is complemented by educational products including the DST 1031 Essentials Podcast, Kay DST 1031 TV, On Demand Webinars, and two books authored by Founder & CEO Dwight Kay: "Delaware Statutory Trust Properties – An Introduction to DST Properties for 1031 Exchange Investors" and "721 Exchange UPREITs: What Investors Need to Know Before Investing." The platform's DST offerings span multiple asset classes including multifamily, build-for-rent (BFR), industrial, net lease (single-tenant and multi-tenant), retail, office, medical office, self-storage, manufactured housing communities (MHC), and dialysis. Offerings include both debt-free/all-cash and leveraged structures, with 506c Regulation D offerings, across geographies spanning more than 20 states. The firm also offers income funds (Net Lease Income Fund 18, Net Lease Income Fund 28) and opportunistic funds (Opportunistic Income Fund 75, LLC).

Differentiator

Problem solved

Functional benefit

Products and services

• Kay Properties DST 1031 Exchange Online Marketplace Best-in-class online platform at kpi1031.com that provides accredited investors access to DST offerings from multiple sponsor companies in a single marketplace, with full due diligence materials, Private Placement Memorandums, business plans, property condition reports, and sponsor track records. Includes a DST secondary market and custom DSTs only available to Kay clients.
• Delaware Statutory Trust Properties – An Introduction to DST Properties for 1031 Exchange Investors First book ever written on Delaware Statutory Trusts, authored by Founder & CEO Dwight Kay. Serves as the introductory guide to DST investments for 1031 exchange investors; read by over 100,000 investors nationwide.
• 721 Exchange UPREITs: What Investors Need to Know Before Investing First comprehensive book dedicated to the 721 Exchange UPREIT strategy, authored by Founder & CEO Dwight Kay. Provides investors an essential roadmap for understanding advantages, complexities, and potential dangers of the 721 Exchange UPREIT, with real-world case studies and due diligence frameworks.
• DST Investment Offerings (Multifamily / Build-for-Rent) 1031-exchange-eligible DST investments in multifamily and build-for-rent residential properties (e.g., Sidbury Station BFR Housing DST in Castle Hayne, NC; San Antonio Multifamily 33/42/74 DST; Texas Build-to-Rent 97 DST). Minimum investments range from $25,000 to $100,000+; loan-to-value varies from 0% (debt-free) to ~52%.
• DST Investment Offerings (Industrial / Net Lease / Distribution) Single-tenant and multi-tenant industrial and net-lease DSTs (e.g., Winston Salem FedEx DST, General Time Industrial Park Opportunity 84 DST, Net Lease Distribution 50/55/56/57/58/63/64/69 DST, Essential Net Lease 24/25/30/32/41/81 DST, Dulles Distribution DST, Texas Industrial DST, Tractor Net Lease 45/51/60/79 DST, Madison 7 Brew DST). Single-tenant net lease, multi-tenant industrial, and e-commerce distribution properties.
• DST Investment Offerings (Medical / Pharmacy / Dialysis) Medical office, pharmacy net lease, and dialysis DSTs (e.g., Pharmacy Net Lease 65 DST, Medical Net Lease 43 DST, Net Lease Medical 52 DST, DC MSA Medical DST, Airport Medical DST, Florida Dialysis 22 DST, LaPlace Dialysis 26 DST, Cocoa Dialysis 31 DST, MOB AZ 1 DST, Debt Free Charlotte/Washington/Phoenix Pharmacy DSTs, Shreveport Pharmacy DST). Includes debt-free pharmacy offerings.
• DST Investment Offerings (Self-Storage / Manufactured Housing / Office / Retail) Self-storage portfolio DSTs (Texas, North Carolina, Greenville SC, Bluffton SC, Wilmington NC, Louisville KY); manufactured housing community DSTs (Fairlane Harbor, Whispering Pines, The Falls at Ormond Beach, Foxwood Village, Midway Estates, Coach House, Twin Palms, Palm Lake Club); office DSTs (Tampa International, Houston Corporate 49, Interchange); retail DSTs (Parkdale Commons Opportunity 62, NorthPark Shopping Center Opportunity 78).
• Net Lease Income Fund 18, LLC Cash investment opportunity through Kay Properties providing net lease real estate exposure for direct cash investors, with regular income potential through diversified net lease real estate portfolio.
• Net Lease Income Fund 28, LLC Net lease income fund offered through Kay Properties providing investors regular income potential through diversified net lease real estate portfolio.
• Opportunistic Income Fund 75, LLC Opportunistic income fund offering through Kay Properties providing investors access to opportunistic real estate strategies with potential for higher returns.

Quantifiable outcome

• Over 9,100 completed DST, 1031, and 721 exchange investments
• +3 more outcomes

Named customers8 records

Segments2 records

Ideal customer profiles2 records

Technology focussed Yes

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature1 record

Partnerships

One partnership is on record.

• FNEX CapitalcoreChannel Partner/ Reseller/ DistributorSecurities for Kay Properties DST offerings are distributed through FNEX Capital, a registered broker-dealer and member of FINRA and SIPC. This partnership ensures regulatory compliance for the private placement offerings available on the Kay Properties platform.

Scale indicators11 records

Recent moves6 records

Expansion highlights6 records

Direct peers

• IPX 1031: IPX 1031 is a national qualified intermediary facilitating 1031 exchanges and offering DST investment options to investors. Comparable to Kay in providing 1031 exchange infrastructure and DST placement services.
• 1031 Crowd: 1031 Crowd is an online marketplace that connects accredited investors with DST and 1031 exchange property offerings from multiple sponsors. Directly competes with Kay on multi-sponsor aggregation and online marketplace distribution.
• Passco Companies: Passco is a national DST sponsor and investment manager active in multifamily and commercial real estate, frequently listed on Kay's marketplace. Comparable to Kay on DST product offering and target investor, though Passco originates its own deals rather than aggregating third-party sponsors.
• 1031 Exchange Place: 1031 Exchange Place is a 1031 exchange services and DST investment provider serving accredited investors with replacement property identification and transaction support. Comparable to Kay on customer segment and 1031 exchange focus.
• ExchangeRight: ExchangeRight is a sponsor and placement agent focused on diversified 1031 exchange and DST offerings for passive investors. Comparable to Kay on product structure (DST and net-lease focus) and target customer (passive accredited investors seeking yield).
• Capital Square: Capital Square is a vertically integrated real estate investment firm sponsoring and distributing DST, 1031 exchange, and Opportunity Zone offerings to accredited investors. Comparable to Kay on customer segment and product structure, though Capital Square also acts as sponsor.
• Realized: Realized operates a 1031 exchange and DST investment platform serving accredited investors, providing access to multiple DST sponsors and 721 UPREIT opportunities. Closest direct competitor to Kay's kpi1031.com marketplace in business model, customer base, and product scope.

Broad incumbents

• Inland Private Capital: Inland Private Capital is a long-established DST sponsor and placement platform offering a broad menu of 1031 exchange-eligible investments. Comparable to Kay on DST distribution and investor advisory, but operates more as a sponsor with proprietary deals rather than a pure intermediary marketplace.
• WFG National Title (1031 Services Division): WFG operates a 1031 exchange services business alongside its core title insurance operations, providing qualified intermediary and DST advisory services. Comparable to Kay on 1031 infrastructure and transaction advisory, with a broader services footprint.

Emerging players

• Diversified Real Estate Capital: Diversified Real Estate Capital is a boutique DST and 1031 exchange placement firm focused on accredited investor advisory. Comparable to Kay on customer base and product set, with narrower scale and sponsor roster.

Market position

Strengths4 records

Weaknesses4 records

Competitive moat4 records

Key risks5 records

Key highlights6 records

Customer concentration

• Xx.com/kay_1031dst

Revenue estimate

Valuation estimate

Number of profiles

Profiles2 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Kay Properties and Investments