Altnvest
LibraryBR Diversified Industrial Portfolio 8 DST

Executive Summary

Processed

BR Diversified Industrial Portfolio 8 DST

Preview Report

Offering summary

BR Diversified Industrial Portfolio 8 DST is an all-cash syndication sponsored by BIGR Exchange 8 TRS, LLC (Bluerock) seeking to raise $58,423,431 in offering equity. The portfolio comprises five single-tenant industrial warehouse and distribution facilities across four markets in Florida, Illinois, and Missouri. Total property acquisition cost is $47,427,394, against an as-is appraised value of $48,250,000 and an as-stabilized value of $48,950,000. The portfolio is 100% occupied across four tenants with vintages ranging from 1978 to 2001. The offering features an unleveraged structure with an initial Year 1 projected cash distribution of 4.86% and a full-term average projected yield of 5.23%. Upfront offering expenses, reserves, and carry costs total $10,996,037, resulting in a syndicated cap rate of 5.13% compared to an acquisition cap rate of 6.32%.

Capital raise

0.0% of the offering is closed

$58,423,431 still available

Closed$0 Reservations$0 Available$58,423,431
$0 of $58,423,431 placed
Total offering equity

$58,423,431

Closed equity

$0

0.0% of offering
Current reservations

$0

Pending subscription
Available equity

$58,423,431

Open for subscription

The total offering equity target is $58,423,431 with a minimum cash investment threshold of $100,000. As of reporting, $0 of equity has closed and $0 is in reservations, leaving the full $58,423,431 available. The raise funds the complete acquisition, reserve allocation, and all front-end syndication costs.

Offering terms

Sector

Warehouse & Distribution/ Warehouse

Investment Category

DST

Projected First Year Cashflow

4.86%

Avg. 5.23% over term

Min. Cash Investment

$100,000

Min. 1031 Investment

—

Total Offering Price

$58,423,431

Offering Debt

NA

All-equity offering

LTV

N/A - All-Cash

On acquisition price

Units / Tenants

N/A - Industrial NNN Portfolio

11732 & 11744 Beach Blvd, Jacksonville, FL 32246; 995 Chaddick Dr, Wheeling, IL 60090; 9400 Piper Rd, Punta Gorda, FL 33982; 1727 Warren St, Kansas City, MO 64116

Property Age

One of the portfolio properties was completed in 1978.

The offering encompasses five industrial properties totaling $58,423,431 in equity with an all-cash structure and zero debt. The portfolio is currently 100% occupied by four tenants across Jacksonville and Punta Gorda, FL, Wheeling, IL, and Kansas City, MO. Initial projected distributions start at 4.86% in Year 1 with a full-term average projected yield of 5.23%.

Strengths & considerations

Key strengths

  • All-Cash Structure

    0.0% LTV

    Eliminates debt service burden, interest rate volatility, and maturity refinancing risk.

  • Multi-Asset Diversification

    5 Assets / 3 States

    Distributes income across five properties in Florida, Illinois, and Missouri at 100% occupancy.

  • Substantial Reserve Buffer

    $2,000,000

    Trust-controlled reserves allocated for capital improvements and operational support.

Key considerations

  • Syndication Markup

    21.09% Premium

    The $58,423,431 offering price represents a $10,996,037 load over the $47,427,394 property acquisition price.

  • Single-Tenant Concentration

    4 Tenants Total

    Each of the five properties is single-tenant occupied, creating binary vacancy risk at the property level.

  • Asset Vintages

    1978–2001

    Buildings carry older construction dates, potentially requiring sustained capital outlays.

The transaction eliminates refinancing and interest rate risk by operating with zero debt and a 0.0% LTV. Investors benefit from geographical and tenant diversification across five assets in three distinct states. Additionally, the structure includes $2,000,000 in trust-controlled reserves to fund ongoing capital and improvement needs.

Sources, uses & fee assessment

Capital Sources

$58.42MTotal offering

  • Offering Equity

    100.0% of offering

    $58.42M

Where the Capital Goes

$58.42MDeployed

  • Acquisition Cost

    87.0% of offering

    $50.80M

  • Offering Expenses

    9.4% of offering

    $5.52M

  • Reserves

    3.4% of offering

    $2.00M

  • Unallocated / other uses

    0.2% of offering

    $100K

Total Offering

$58.42M

All equity — no mortgage debt

Acquisition Cost

$50.80M

87.0% of offering to the property

Total Fees & Expenses

$5.52M

9.45% of offering

Reserves

$2.00M

3.4% of offering

Sources consist entirely of $58,423,431 in DST investor equity with no debt financing. Uses comprise the $47,427,394 purchase price, $5,521,014 in offering expenses, $2,000,000 in trust-controlled reserves, $1,012,207 in carry and financing expenses, and $157,637 in title and recording costs.

Risk read

Tone reflects relative strength, not a rating

Debt Risk

Favorable

No debt financing is utilized; the offering is 100% equity funded, eliminating lender covenants and default risk.

Upfront Load

Caution

Offering price includes $5,521,014 in offering expenses and total upfront adjustments of $10,996,037 over purchase price.

Tenant Concentration

Caution

All five buildings are single-tenant facilities, leaving individual assets exposed to 100% vacancy upon lease expiration.

Asset Age

Caution

Properties were constructed between 1978 and 2001, though some renovations were completed in 2017 and 2024.

Each property in the portfolio operates as a single-tenant facility, exposing the trust to localized re-leasing and default risks upon lease expiration. Portfolio vintages are older, ranging between 1978 and 2001, which may require capital expenditure over holding periods. Furthermore, investors bear a 21.09% offering price premium over the underlying asset purchase price.

Calculated underwriting metrics

Syndicated Cap Rate

5.13%

NOI ÷ offering price

Upfront Load

9.45%

Total fees ÷ offering price (all-equity offering)

Premium / Discount

21.09%

Offering price vs. appraised value

Offering vs. Acquisition

123.2%

Offering price ÷ acquisition price

Price per Unit

—

Offering price ÷ N/A - Industrial NNN Portfolio units

The syndication marks up the $47,427,394 acquisition price to an offering equity of $58,423,431, representing a 21.09% premium. Front-end offering expenses total $5,521,014 (9.45% load on offering price), with total upfront fees, reserves, and carry reaching 23.19% of acquisition costs. This expands the capital base and compresses the cap rate from 6.32% at acquisition to 5.13% syndicated.

Sponsor

Sponsor

BIGR Exchange 8 TRS, LLC

BIGR Exchange 8 TRS, LLC operates under Bluerock, a nationwide real estate investment firm managing $3.5 billion in assets. Bluerock's leadership possesses over 100 years of collective real estate and capital markets experience across $120+ billion in transactions, with extensive experience in DST syndications.

$3.5B AUMIndustrial & Residential FocusDST Experienced100+ Yrs Principals Exp.
Portfolio

5 single-tenant industrial buildings: 11732 Beach Blvd & 11744 Beach Blvd, Jacksonville, FL (both leased to Woodsman Kitchens & Floors); 995 Chaddick Dr, Wheeling, IL; 9400 Piper Rd, Punta Gorda, FL; and 1727 Warren St, Kansas City, MO (leased to BlueLinx)

Properties owned or managed

AUM

$3,500,000,000

Across all programs

DST programs

—

Prior DST offerings

AUM in DSTs

—

DST-held assets

Team

—

Disclosed headcount

Sector focus

Warehouse & Distribution/ Warehouse

Stated strategy

View Sponsor Dossier

The sponsor, BIGR Exchange 8 TRS, LLC (a Bluerock affiliate), manages approximately $3.5 billion in real estate assets. Bluerock principals bring over 100 years of collective real estate and capital markets investing experience across more than $120 billion in transactions. The sponsor has an established track record in Delaware Statutory Trust syndications focusing on residential and industrial sectors.