Offering summary
BR Diversified Industrial Portfolio 7 DST is a $60,051,084 all-equity offering sponsored by BIGR Exchange 7 TRS, LLC. The portfolio comprises five industrial properties—Beachwood, Corporate, Quality, Saland, and Shields—located in Huntsville, AL with vintages ranging from 1996 to 2021. The properties were acquired for $48,433,606, reflecting a reported discount of more than $1,350,000 below appraised value. The program carries an acquisition and syndicated cap rate of 6.66%, with an all-equity structure of 0% LTV. Projected investor distributions begin at 4.97% in Year 1 and average 6.12% over the projected 10-year holding period. Total front-end fees and offering expenses total $5,674,827, and upfront reserves are capitalized at $1,750,000.
Capital raise
0.0% of the offering is closed
$60,051,084 still available
$60,051,084
$0
0.0% of offering$0
Pending subscription$60,051,084
Open for subscriptionThe sponsor is raising $60,051,084 in DST equity with no debt financing. Upfront syndication fees and offering costs account for $5,674,827 of the gross proceeds.
Offering terms
Sector
Industrial
Investment Category
DST
Projected First Year Cashflow
4.97%
Avg. 6.12% over term
Min. Cash Investment
—
Min. 1031 Investment
—
Total Offering Price
$60,051,084
Offering Debt
$0
All-equity offering
LTV
0%
On acquisition price
Units / Tenants
—
Huntsville, AL
Property Age
The portfolio consists of five industrial properties built in 2017 (Beachwood Property), 1996 (Corporate Property), 2007 with an office expansion in 2023 (Quality Property), 2021 (Saland Property), and 1997 (Shields Property).
The offering represents a 100% equity capitalization of $60,051,084 across five industrial properties in Huntsville, AL. The portfolio has an acquisition cost of $48,433,606 ($52,476,257 total acquisition cost) and includes $1,750,000 in funded reserves. Distribution projections start at 4.97% in Year 1 with a 10-year term average of 6.12%.
Strengths & considerations
Key strengths
All-Equity Structure
0% LTVZero debt financing eliminates mortgage default, interest rate volatility, and refinancing risks over the 10-year term.
Substantial Reserves
$1,750,000Upfront funded reserves for master tenant and improvements represent 2.91% of total equity.
Institutional Sponsor Scale
$20,000,000,000 AUMBluerock brings over 100 years of combined team experience across more than $120 billion in total real estate volume.
Key considerations
Upfront Fee Load
$5,674,827Total upfront fees, offering expenses, and commissions represent 9.45% of the property acquisition cost.
Lower Initial Yield
4.97% Year 1Initial distributions start at 4.97% before stepping up toward the projected 10-year full-term average of 6.12%.
Vintage Dispersion
1996 to 2021The portfolio includes older facilities (Corporate Property built in 1996; Shields Property built in 1997) that may require ongoing maintenance.
The offering features a zero-debt capital structure (0% LTV), eliminating interest rate and refinancing risks. Capitalization includes $1,750,000 in upfront reserves, representing 2.91% of equity. Additionally, the sponsor platform possesses over $20,000,000,000 in assets under management and extensive syndicated exchange experience.
Sources, uses & fee assessment
Capital Sources
- $60.05M
Offering Equity
100.0% of offering
Where the Capital Goes
- $52.48M
Acquisition Cost
87.4% of offering
- $5.67M
Offering Expenses
9.4% of offering
- $1.75M
Reserves
2.9% of offering
- $150K
Unallocated / other uses
0.2% of offering
Total Offering
$60.05M
All equity — no mortgage debt
Acquisition Cost
$52.48M
87.4% of offering to the property
Total Fees & Expenses
$5.67M
9.45% of offering
Reserves
$1.75M
2.9% of offering
Equity proceeds of $60,051,084 fund the $48,433,606 property acquisition, $5,674,827 in upfront fees and offering expenses, $1,046,823 in carrying costs, and $1,750,000 in reserves. There is no debt financing applied to the sources.
Risk read
Tone reflects relative strength, not a rating
Debt & Leverage
Conservative0% LTV eliminates debt service pressure and interest rate refinancing exposure.
Syndication Load
ElevatedFront-end load equals 9.45% of acquisition cost, totaling $5,674,827 in fees and expenses.
Asset Quality & Age
MixedPortfolio blends modern 2017 and 2021 assets with properties constructed in 1996 and 1997.
Reserve Coverage
Adequate$1,750,000 in upfront reserves provides a 2.91% equity cushion for improvements and tenant operations.
Key considerations include an upfront fee burden of $5,674,827 (9.45% of acquisition cost) and initial Year 1 cash flow starting at 4.97%. The portfolio also exhibits vintage dispersion, with older assets dating back to 1996 and 1997 alongside newer 2017 and 2021 construction.
Calculated underwriting metrics
Syndicated Cap Rate
6.66%
NOI ÷ offering price
Upfront Load
9.45%
Total fees ÷ offering price (all-equity offering)
Premium / Discount
—
Offering price vs. appraised value
Offering vs. Acquisition
124.0%
Offering price ÷ acquisition price
Price per Unit
—
Offering price ÷ — units
The total upfront fees and expenses of $5,674,827 equal 9.45% of the $60,051,084 offering price. The spread between the $48,433,606 purchase price and total equity raise is $11,617,478, which accounts for front-end fees, carrying costs, and $1,750,000 in funded reserves. The stated acquisition cap rate is 6.66% against a Year 1 projected distribution rate of 4.97%.
Sponsor
Sponsor
BIGR Exchange 7 TRS, LLC
BIGR Exchange 7 TRS, LLC (Bluerock Value Exchange) is an established institutional sponsor with $20,000,000,000 in assets under management. The firm possesses extensive experience in structuring Section 1031 DST programs and oversaw interests in 37 properties as of September 30, 2025.
• As of September 30, 2025, BIGR’s portfolio comprised controlling and non-controlling interests in 37 properties. • The BR Diversified Industrial Portfolio 7, DST Trust itself owns five industrial properties: Beachwood, Corporate, Quality, Saland, and Shields.
Properties owned or managed
$20,000,000,000
Across all programs
—
Prior DST offerings
—
DST-held assets
NVR, Inc. employs over 6,600 people servicing 36 metropolitan areas across 16 states.
Disclosed headcount
Industrial
Stated strategy
The sponsor, BIGR Exchange 7 TRS, LLC (affiliated with Bluerock Value Exchange, LLC), manages over $20,000,000,000 in assets under management. The sponsor team brings over 100 years of investing experience with more than $120 billion in real estate and capital markets transaction volume. As of September 30, 2025, BIGR held controlling and non-controlling interests across 37 properties.