Cove Capital Investments, LLC has completed the acquisition of a newly constructed 5,968-square-foot single-tenant net lease industrial distribution facility in Vicksburg, Mississippi, for its Cove Essential Net Lease Industrial 104 DST, a Delaware Statutory Trust offering targeting approximately $4.8 million in equity.  

Strategically positioned with direct access to major regional hubs including Jackson, MS, Birmingham, AL, and Shreveport, LA, the property features five loading docks, expansive yard space for truck maneuvering, and built-in expansion capability. 

Purpose-built in 2025 for its supply-chain-focused tenant, the asset exemplifies Cove Capital’s disciplined focus on mission-critical, essential-service real estate. “Our zero-leverage model is foundational to potentially protecting investor capital, a major theme emphasized at Cove Capital,” said Chay Lapin, Managing Member and Co-Founder, Cove Capital Investments. “By removing debt from the equation, we inherently shield investors from lender-driven threats like foreclosure, cash flow sweeps, and ‘go-dark’ provisions that can destabilize a property.” 

The Cove Essential Net Lease Industrial 104 DST provides a fully optional 721 Exchange exit. “In a market where forced UPREIT exits are becoming commonplace, we believe in giving investors a choice. Our optional 721 path means that when a potential roll-up arises, our investors have the right to conduct thorough due diligence on the destination REIT—evaluating its debt, dividend coverage, and tax protections—and then decide if it’s the right move for them. This discretion is a core part of our philosophy to empower, not obligate, our investors.” 

The Mississippi acquisition adds to Cove’s series of 2025 transactions, including a Dallas–Fort Worth, Texas small bay industrial park; a Walla Walla, WA industrial distribution center; a distribution center in Florida; and an industrial distribution facility in Norton, VA and a 46,647-square-foot retail center in Lexington, KY, which form the Cove Diversified Portfolio 94 DST targeting $15.6 million in equity. Additional 2025 acquisitions include an 83-unit build-to-rent community in San Antonio, TX, a FedEx Ground facility in Arizona, and a Tractor Supply Co. property in New Mexico. 

The acquisition expands Cove Capital’s national footprint, which now encompasses over 3.5 million square feet of debt-free, necessity-based real estate across 33 states.