Offering summary
PG Savannah Industrial DST is an all-cash syndication sponsored by Peachtree Hotel Group II, LLC, offering fractional beneficial interests in a newly constructed Class-A cross-docked industrial facility located in Midway, Liberty County, Georgia. The offering has a total capitalization of $91,509,083, which includes an acquisition price of $78,250,000 and total front-end offering expenses and fees of $8,693,363. The property was completed in 2024 and acquired at a 7.4% acquisition cap rate with zero offering debt (0% LTV). Projected investor returns include a Year 1 cash flow rate of 5% and a full-term average projected income of 5.45%. The asset's stabilized appraised value is reported as $4,750,000 higher than the purchase price, representing an Appraisal to Offering Price ratio of 98.4%. The sponsor has established $1,075,000 in improvement reserves to support ongoing capital needs.
Capital raise
0.0% of the offering is closed
$1,000,000,000 still available
$1,000,000,000
$0
0.0% of offering$0
Pending subscription$1,000,000,000
Open for subscriptionThe offering is structured as an all-equity syndication with an aggregate offering price of $91,509,083 and zero third-party debt. Offering expenses and syndication loads account for 9.5% of acquisition costs, funded entirely through equity proceeds.
Offering terms
Sector
Industrial
Investment Category
DST
Projected First Year Cashflow
5%
Avg. 5.45% over term
Min. Cash Investment
—
Min. 1031 Investment
—
Total Offering Price
$91,509,083
Offering Debt
$0
All-equity offering
LTV
0%
On acquisition price
Units / Tenants
—
southeastern portion of the City of Midway in Liberty County, Georgia
Property Age
The property is a Class-A cross-docked industrial facility that was completed in 2024.
The offering features a 2024-vintage Class-A industrial cross-dock facility in Midway, Georgia, acquired for $78,250,000. Capitalized entirely with equity at a 0% LTV, the trust targets an initial 5% distribution and an average 5.45% distribution over the full hold period.
Strengths & considerations
Key strengths
Debt-Free Structure
0% LTVThe offering carries $0 in debt, eliminating maturity, refinancing, and interest rate default risks.
Favorable Acquisition Basis
7.4% Cap RateAcquired at $78,250,000, which is $4,750,000 below the reported stabilized appraised value.
New Construction Asset
2024 VintageThe Class-A cross-dock facility was completed in 2024, minimizing near-term structural capital expenditure needs.
Key considerations
Front-End Fee Burden
$8,693,363Front-end load represents 9.5% of acquisition costs, creating an equity dilution relative to the asset acquisition basis.
Escalating Management Fees
Up to $275,000/yrAsset management fees scale up over time from $75,000 in 2027 to $275,000 per year by 2035, alongside a 3.5% property management fee.
Unspecified Tenant Profile
Not DisclosedUnderlying lease structure, tenant creditworthiness, and lease duration are not provided in the extracted documentation.
Key strengths include an unleveraged capital structure with 0% debt, eliminating financing and interest rate risks for investors. The asset is newly constructed in 2024 and was acquired at a 7.4% capitalization rate with an appraised value $4,750,000 above the purchase price. Additionally, the sponsor brings institutional scale with $4,700,000,000 in assets under management and more than 100 historical real estate acquisitions.
Sources, uses & fee assessment
Capital Sources
- $1000.00M
Offering Equity
1092.8% of offering
Where the Capital Goes
- $82.82M
Acquisition Cost
90.5% of offering
- $8.69M
Offering Expenses
9.5% of offering
- $1.07M
Reserves
1.2% of offering
Total Offering
$91.51M
All equity — no mortgage debt
Acquisition Cost
$82.82M
90.5% of offering to the property
Total Fees & Expenses
$8.69M
9.50% of offering
Reserves
$1.07M
1.2% of offering
Total offering proceeds of $91,509,083 are deployed toward the $78,250,000 property acquisition, $8,693,363 in total offering expenses and fees, $1,075,000 in improvement reserves, and $751,049 in carry and finance costs. Front-end fees comprise an acquisition fee of $2,347,500, a dealer fee of $1,738,673, a wholesaling fee of $1,738,673, and a broker-dealer due diligence allowance of $915,091.
Risk read
Tone reflects relative strength, not a rating
Leverage Profile
PositiveThe trust operates with 0% debt, shielding investors entirely from interest rate resets and loan maturity constraints.
Syndication & Front-End Load
CautionaryOffering expenses and fees amount to $8,693,363, requiring long-term asset appreciation to recapture invested capital.
Asset Age & Condition
PositiveDelivered in 2024 as a Class-A cross-docked facility with $1,075,000 held in reserve for ongoing improvements.
Information Transparency
CautionaryLease maturity, rent escalation rates, and tenant identity are not disclosed in the provided offering excerpts.
Primary risks center on the total upfront fee load of $8,693,363, which results in an offering price exceeding the property's acquisition cost and initial appraisal value (appraisal/offering ratio of 98.4%). Furthermore, detailed tenant lease terms, tenant credit profiles, and specific occupancy levels are not disclosed in the provided materials. Ongoing fee obligations include a 3.5% property management fee and escalating asset management fees reaching $275,000 annually by 2035.
Calculated underwriting metrics
Syndicated Cap Rate
—
NOI ÷ offering price
Upfront Load
9.50%
Total fees ÷ offering price (all-equity offering)
Premium / Discount
—
Offering price vs. appraised value
Offering vs. Acquisition
116.9%
Offering price ÷ acquisition price
Price per Unit
—
Offering price ÷ — units
Total upfront fees and expenses equal $8,693,363, representing 9.5% of total acquisition costs when excluding reserves. The structure includes $1,075,000 in funded reserves, bringing total acquisition cost to $82,815,720 against total offering proceeds of $91,509,083.
Sponsor
Sponsor
Peachtree Hotel Group II, LLC
Peachtree Hotel Group II, LLC (Peachtree Group) is a multi-strategy real estate investment manager managing $4,700,000,000 in AUM with over 300 non-hotel professionals. The firm has executed more than 100 acquisitions across its history, though specific standalone DST program track records are not itemized in the excerpts.
—
Properties owned or managed
$4,700,000,000
Across all programs
—
Prior DST offerings
—
DST-held assets
Peachtree Group has over 300 employees outside hotel operations.
Disclosed headcount
Industrial
Stated strategy
Peachtree Hotel Group II, LLC (Peachtree Group) manages $4,700,000,000 in total AUM ($4,900,000,000 reported DST AUM) with a staff of over 300 non-hotel employees. While the group possesses an established history of over 100 acquisitions across multiple direct investment strategies, specific standalone DST track record details are not delineated in the offering materials.