Offering summary
Sealy Industrial DST is an all-equity Delaware Statutory Trust offering sponsored by Sealy & Company, seeking to raise $40,468,388 in total offering equity. The trust is acquiring an industrial warehouse property located at 4210 West 67th Street in Indianapolis for a purchase price of $33,400,000. With an offering LTV of 0% and $0 in offering debt, the structure eliminates debt service and refinancing obligations across its projected hold period of ~11 Years. Cash flow distributions are projected at 4.81% in Year 1 and average 5.15% over the full term. Total acquisition costs equal $36,623,891, which includes $334,000 in reserves, while total front-end fees and expenses total $3,844,497 alongside carrying costs of $1,618,736. Sealy & Company brings dedicated industrial expertise, managing over $3.0 billion in assets across 28 markets.
Capital raise
0.0% of the offering is closed
$40,468,388 still available
$40,468,388
$0
0.0% of offering$0
Pending subscription$40,468,388
Open for subscriptionThe offering seeks to raise $40,468,388 in equity with no leverage. Front-end expenses and syndication costs include a $668,000 acquisition fee, $1,011,710 in dealer fees, and $500,000 in organization and offering expenses.
Offering terms
Sector
Industrial
Investment Category
DST
Projected First Year Cashflow
4.81%
Avg. 5.15% over term
Min. Cash Investment
—
Min. 1031 Investment
—
Total Offering Price
$40,468,388
Offering Debt
$0
All-equity offering
LTV
—
On acquisition price
Units / Tenants
—
4210 West 67th Street, Indianapolis
Property Age
—
The offering covers a single industrial warehouse located in Indianapolis, acquired for $33,400,000 with a total offering equity of $40,468,388. The trust operates without debt (0% LTV) and features an ~11-year targeted hold period. Distributions are projected at 4.81% for Year 1 and 5.15% on average over the full term.
Strengths & considerations
Key strengths
All-Equity Capitalization
0% LTVOperating with $0 debt fully insulates the trust from debt maturities and interest rate fluctuations.
Established Sponsor Scale
>$3.0B AUMSealy & Company manages over $3.0 billion across 28 markets with over 100 dedicated employees.
Predictable Distribution Profile
4.81% to 5.15%Projected income distributions begin at 4.81% in Year 1 and average 5.15% across the ~11-year term.
Key considerations
Single-Asset Exposure
1 PropertyCash distributions and capital preservation depend entirely on the performance of a single facility in Indianapolis.
Extended Hold Horizon
~11 YearsThe targeted duration of approximately 11 years requires a long-term capital commitment.
Upfront Load and Expenses
$3,844,497Total front-end offering expenses and fees represent a significant capital deduction before net operations.
The offering features a completely unleveraged structure with 0% LTV, removing interest rate and debt maturity risks entirely. The sponsor possesses strong industrial domain expertise with over 100 employees and more than $3.0 billion in AUM across 28 markets. Projected returns provide stable income growth, scaling from 4.81% in Year 1 to a 5.15% average over the holding period.
Sources, uses & fee assessment
Capital Sources
- $40.47M
Offering Equity
100.0% of offering
Where the Capital Goes
- $36.62M
Acquisition Cost
90.5% of offering
- $3.84M
Offering Expenses
9.5% of offering
- $334K
Reserves
0.8% of offering
Total Offering
$40.47M
All equity — no mortgage debt
Acquisition Cost
$36.62M
90.5% of offering to the property
Total Fees & Expenses
$3.84M
6.00% of offering
Reserves
$334K
0.8% of offering
Sources are comprised entirely of $40,468,388 in offering equity with no third-party debt financing. Uses include the $33,400,000 acquisition price, $3,844,497 in front-end fees and offering expenses, $1,618,736 in carrying costs, and $334,000 in reserves.
Risk read
Tone reflects relative strength, not a rating
Leverage Risk
Zero debt completely eliminates lender default and refinancing risks.The trust operates with $0 debt and a 0% LTV over the entire anticipated holding period.
Concentration Risk
Single-asset portfolio exposes investors to localized market and tenant dynamics.The investment is tied exclusively to a single industrial warehouse located at 4210 West 67th Street in Indianapolis.
Upfront Fee Load
Upfront expenses and carrying costs reduce initial net capital allocation.Total front-end fees and expenses are $3,844,497 with carrying costs of $1,618,736 on a $40,468,388 equity raise.
Liquidity & Duration
Extended anticipated hold limits liquidity options.The targeted holding period is approximately 11 years, requiring an extended capital commitment.
Investment risks include single-asset concentration in an Indianapolis industrial property and an extended anticipated hold period of ~11 Years. These factors are balanced by an all-equity capitalization that eliminates refinancing and debt service default risks.
Calculated underwriting metrics
Syndicated Cap Rate
—
NOI ÷ offering price
Upfront Load
6.00%
Total fees ÷ offering price (all-equity offering)
Premium / Discount
—
Offering price vs. appraised value
Offering vs. Acquisition
121.2%
Offering price ÷ acquisition price
Price per Unit
—
Offering price ÷ — units
The total offering price of $40,468,388 reflects an acquisition price of $33,400,000, $3,844,497 in total front-end fees and expenses, $1,618,736 in carrying costs, and $334,000 in funded reserves. The transaction includes a 6% load on the offering price and a total acquisition cost of $36,623,891.
Sponsor
Sponsor
Sealy
Sealy & Company operates a nationwide industrial platform with over 100 employees, five offices, and operations across 28 markets. The firm oversees more than $3.0 billion in assets under ownership and management, with established experience in industrial property operations and DST offerings.
—
Properties owned or managed
$5,000,000
Across all programs
—
Prior DST offerings
—
DST-held assets
Sealy & Company has grown into a nationally recognized real estate investment platform with more than 100 employees, five offices, operations across 28 markets, and over $3.0 billion in assets under ownership and/or management.
Disclosed headcount
Industrial
Stated strategy
Sealy & Company is an institutional real estate sponsor specializing in industrial assets with an established DST platform. The firm employs more than 100 professionals across five offices and operates across 28 markets with over $3.0 billion in assets under ownership and management.