Is Blue Door III Self-Storage Portfolio an active DST offering?

Blue Door III Self-Storage Portfolio is classified by Top1031 as an active offering. Active does not confirm that interests remain available.

Blue Door III Self-Storage Portfolio

Q: Where does the data for Blue Door III Self-Storage Portfolio come from?

Top1031 tracks Blue Door III Self-Storage Portfolio from SEC Form D filings and cited sponsor disclosures.

Legal trust name Blue Door Property III, DST

Raise unverifiedStorage

Offering size$28.4M

Asset typeSelf-Storage

LocationOrlando, FL

FinancingLeveraged

Regulation D exemptionRule 506(c)

Sponsor-reported potential 721/UPREIT exitNo

First filedNov 26, 2025

Last filedNov 26, 2025

Minimum$25k

DST interests are illiquid private securities. You may lose some or all of your investment. Distributions, tax treatment, and exit timing are not guaranteed. Review the current Private Placement Memorandum before investing.

Blue Door Property III, DST — listed by Top1031 as Blue Door III Self-Storage Portfolio — is a leveraged Delaware Statutory Trust sponsored by Blue Door Asset Management I, an indirect subsidiary of Strategic Storage Growth Trust III and affiliate of SmartStop Self Storage REIT (NYSE: SMA). The program holds three SmartStop-branded self-storage facilities in Longwood, Florida; Dallas, Texas; and Phoenix, Arizona, totaling 1,963 units and 222,296 net rentable square feet. Announced December 2, 2025, the offering seeks roughly $28.4 million of equity alongside about $24.2 million of non-recourse debt, an estimated 46% loan-to-value.

Leveraged: ~$24.2M non-recourse debt, ~46% LTV; 506(c); SmartStop (NYSE:SMA) affiliate; launched 12/2/25

1,930 units / ~222k NRSF (Orlando 550u/65.7k SF; Dallas 670u/74.1k SF; Phoenix 710u/82.4k SF)

Orlando, FL metroCity-level location. Exact address not publicly confirmed.

Form D raise progress
About Form D raise progress
Top1031 compares the amount reported sold with the stated offering amount in issuer-filed Form D notices through Nov 26, 2025.
Amounts are self-reported by the issuer and may be amended.
Filings can lag current subscriptions and do not confirm that interests remain available.
A Form D notice does not mean the SEC approved, endorsed, or verified the offering.
Latest Form D filed Nov 26, 2025

Based on issuer-filed Form D notices through Nov 26, 2025. Amounts are self-reported, may lag current subscriptions, and do not confirm availability. A Form D filing does not mean the SEC approved, endorsed, or verified the offering.

Reported sold as a percentage of stated offering amount0.0%Current Form D data does not support a reliable raise-progress estimate.

Not enough filing history for a trend line.

Capital sold, per latest Form D—

Remaining amount reported in latest Form D$28,444,976

Investor count reported in latest Form DNot disclosed

Stated minimum investment$25,000

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SEC filing recordMatched to public SEC filings

First filedNov 26, 2025

Latest filingNov 26, 2025

Filings tracked1

View filing on SEC EDGAR

Form D is an issuer notice filing. A filing does not mean the SEC approved, endorsed, or verified the offering.

Offering profile

SEC filings + cited sourcesUpdated Jul 13, 2026

Portfolio and operations

The trust holds three SmartStop Self Storage–branded facilities: 460 Florida Central Parkway in Longwood, Florida (554 units, 65,740 NRSF, built 1988); 8110 S. Cockrell Hill Road in Dallas, Texas (698 units, 74,121 NRSF, built 2004); and 4860 N. 83rd Avenue in Phoenix, Arizona (711 units, 82,435 NRSF, built 2006), aggregating 1,963 units and 222,296 net rentable square feet ³. Aggregate purchase price is $44.24 million, with portfolio-weighted occupancy of 90.1% as of September 30, 2025 ³.

Operator and lease structure

Each property is operated under the SmartStop Self Storage brand by a subsidiary of SmartStop Self Storage REIT (NYSE: SMA) and leased to state-specific affiliated master tenants under separate master leases with a base/additional/bonus-rent waterfall ³. An optional Section 721 UPREIT rollover into the sponsor's affiliated operating partnership is contemplated at the November 2032 loan maturity ³.

Capitalization and leverage

Announced December 2, 2025, the offering targets approximately $28.4 million of equity alongside about $24.2 million of non-recourse debt; the sponsor, Blue Door Asset Management I, is an indirect subsidiary of Strategic Storage Growth Trust III ². Each property carries a separate fixed-rate, interest-only mortgage from SmartStop affiliate SMST Lender, LLC at 5.00% on a seven-year term, aggregating $24,191,359, with in-place LTV of 45.96%, Year-1 DSCR of 1.81x, and maturity in November 2032 ³.

Offering filing

A Form D notice filed with the SEC on November 26, 2025 reported a total offering amount of $28,444,976 with zero sold as of that filing date ¹.

Sources (3)

SEC EDGAR ↗Nov 26, 2025
businesswire.com ↗Dec 2, 2025
dst.investments ↗Nov 13, 2025

In the news

Jul 15, 2026Strategic Storage Trust VI, Inc. and Strategic Storage Growth Trust III, Inc. to Combine in All-Stock MergerOfficial press release announcing the SST VI / SSGT III all-stock merger; given SSGT III owns the Blue Door AM I sponsor entity that manages Blue Door III DST, this is a parent-level reorganization affecting the trust's sponsor.

Business Wire / Strategic Storage press release ↗

Jul 14, 2026SmartStop-Affiliated Nontraded Self-Storage REITs to Combine in All-Stock MergerReports that Strategic Storage Trust VI and Strategic Storage Growth Trust III will combine in an all-stock merger; Blue Door AM I (sponsor of Blue Door III DST) sits underneath SSGT III, making this a direct sponsor-level event for the trust.

AltsWire ↗

May 6, 2026SmartStop Self Storage REIT, Inc. Reports First Quarter 2026 ResultsSmartStop reported Q1 2026 results (net income ~$9.6M, total self-storage revenue ~$64.8M, owned/managed portfolio ~460 properties in 35 states+DC+Canada), providing sponsor-level context for Blue Door AM I's DST platform including Blue Door III.

Business Wire (SmartStop Investor Relations) ↗

Apr 6, 2026SmartStop Self Storage REIT Announces the Date of Its First Quarter 2026 Earnings Release, Conference Call and WebcastSmartStop (NYSE: SMA), the affiliated public REIT of Blue Door AM I, scheduled its Q1 2026 earnings release for May 6, 2026 with conference call/webcast May 7, 2026.

Business Wire (SmartStop) ↗

Jan 2, 2026Strategic Storage Growth Trust III, Inc. Acquires Three Self-Storage Facilities in Spartanburg County, SCSSGT III (indirect parent of Blue Door AM I, sponsor of Blue Door III) acquired a 3-property self-storage portfolio in Spartanburg County (~1,580 units, ~179,900 sq ft) through Delaware Statutory Trusts, expanding the Blue-door-managed portfolio to 8 U.S. operating properties.

Greenville Business Magazine ↗

Dec 16, 2025SmartStop's Blue Door AM I Debuts Three-Property $28.4M DST OfferingAltsWire coverage of Blue Door Property III, DST launch — leveraging ~$24.2M non-recourse debt across Orlando FL, Dallas TX and Phoenix AZ; references that Blue Door Property I, DST had been fully subscribed (raised $29.75M) and references Blue Door II launch earlier in 2025.

AltsWire ↗

Dec 2, 2025SmartStop unit launches $28.4M leveraged self-storage DSTStock-titan coverage of Blue Door Property III, DST — leveraged 506(c) offering targeting $28.4M equity with ~$24.2M non-recourse debt (~46% LTV) across three Sunbelt self-storage sites in Orlando FL, Dallas TX and Phoenix AZ.

Stock Titan ↗

Dec 2, 2025Blue Door AM I Announces Launch of Leveraged $28.4 Million DST OfferingBlue Door Property III, DST launched by Blue Door AM I, LLC (SSGT III sub / SmartStop affiliate) as a leveraged 1031-eligible DST targeting $28.4M equity plus ~$24.2M non-recourse debt (~46% LTV) across three properties: Orlando FL (550 units), Dallas TX (670 units), Phoenix AZ (710 units).

Business Wire (Blue Door AM I) ↗also: The ANSWER Orlando (Business Wire wire service) ↗

Frequently asked questions

Is Blue Door III Self-Storage Portfolio currently active?

Blue Door III Self-Storage Portfolio is classified by Top1031 as active. “Active” reflects the latest public record and does not confirm that interests remain available.

Where does Top1031 get the data for Blue Door III Self-Storage Portfolio?

Top1031 tracks this offering from SEC Form D filings and cited sponsor disclosures. Filing data may lag current subscriptions and does not mean the SEC approved or verified the offering.