Blue Door III Self-Storage Portfolio
3 self-storage properties in 3 states · sponsored by Blue Door AM
Active offeringLatest Form D filed Nov 26, 2025 (opens in a new tab)
Blue Door III Self-Storage Portfolio is a DST sponsored by Blue Door AM that owns 3 self-storage properties in 3 states. Its latest Form D, filed Nov 26, 2025, lists a $28.4 million offering with a $25,000 minimum.
Key facts
- Minimum investment
- $25,000From the Form D
- Offering size
- $28,444,976Equity offered, per the Form D
- Sold so far
- None reported as of Nov 26, 2025Form D, Nov 26, 2025
- Selling commissions
- Form D Item 15; the % is our arithmetic$2,702,273 · 9.5% of offering
- Financing
- Leveraged. This offering reports mortgage debt on the property.How it is financed ↓
- Offered under
- Rule 506(c)May be advertised publicly. Every buyer’s accredited status must be verified.
Figures come from SEC Form D filings unless a source is cited. Sponsor-stated figures are as reported by the sponsor; Top1031 does not independently audit them. On a 45-day clock? Find day 45 and day 180 →
Sales so far
- Latest Form D
- Nov 26, 2025 · 1 filing
No sales reported in a Form D amendment yet. Latest notice Nov 26, 2025.
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Ask a 1031 specialist about this recordFree. About: Blue Door III Self-Storage Portfolio. Top1031 is not a broker-dealer.No photo on record. Multiple property locations are on record; no single map.
What does the Trust own?
The Trust holds three operating self-storage facilities indirectly: 460 Florida Central Parkway in Longwood, Florida, just north of Orlando; 8110 South Cockrell Hill Road in Dallas; and 4860 North 83rd Avenue in Phoenix. 1 An offering summary reports that the parent trust bought all three on November 13, 2025 for an aggregate $44,237,600. 2 A SmartStop subsidiary operates them under the SmartStop brand. 1
- Property address
- 4860 N 83rd Ave, Phoenix, AZ
- Property size
- 1,930 units / ~222k NRSF (Orlando 550u/65.7k SF; Dallas 670u/74.1k SF; Phoenix 710u/82.4k SF)
How is it financed, and what did it cost to sell?
This Trust carries mortgage debt alongside investor equity rather than owning the properties free and clear. That debt is non-recourse: on a default, the lender's remedy runs against the properties rather than the personal assets of investors holding beneficial interests. The lender is not identified in the sources reviewed here.
Debt
- Financing
- Leveraged. This offering reports mortgage debt on the property.
Costs and terms from the Form D
- Selling commissions
- $2,702,273 · 9.5% of offering
- Finders’ fees
- $0
- Paid to officers, directors and promoters
- $1,868,835 · 6.5% of offeringForm D Item 16· The filing’s note: “Estimate of certain fees and expenses including O&O Expenses, Acquisition Fee and Depositor Bridge Capital Costs which may accrue to one or more related persons.”
- Broker-dealers named in the Form D
- 1 named in the Form D
Show the firms
- Orchard Securities, LLC · CRD 133378
Individual representatives named in Item 12 are not listed.
- Date of first sale
- Not in the Form D
- Minimum investment
- $25,000
Form D Item 15 and Item 16 amounts may be the issuer’s estimates; each percentage is Top1031’s arithmetic on two Form D figures. Item 16 can overlap Item 15, so Top1031 does not add them together. The issuer marked these amounts as an estimate.
Who's behind the Trust?
Blue Door AM I, LLC is an indirect subsidiary of Strategic Storage Growth Trust III and an affiliate of SmartStop Self Storage REIT (NYSE: SMA). On July 14, 2026, SSGT III agreed to an all-stock merger with Strategic Storage Trust VI, which said it would acquire SSGT III's beneficial interests in three DST programs owning eight self-storage properties. SmartStop said on August 5, 2026 that it would continue as advisor and property manager; a shareholder vote was scheduled for October 26, 2026.
- Sponsor
- Offerings on record
What does the SEC record show?
A single Form D — the brief notice a sponsor files to claim an exemption from registering the securities rather than registering them — stands on the SEC file with no amendment, so the record still reflects the Offering as first noticed. The exemption claimed permits public advertising, but the issuer must independently verify each investor's accredited status.
- Legal Trust name
- Blue Door Property III, DST
- SEC CIK
- 2097998
- First Form D
- Nov 26, 2025
- Latest Form D
- Nov 26, 2025
- Filings on record
- 1
- Offered under
- Rule 506(c)May be advertised publicly. Every buyer’s accredited status must be verified.
- Source filing
SEC Form D filings, newest first
| Filed | Form | Offering amount | Amount sold | Filing on SEC EDGAR |
|---|---|---|---|---|
| Form D | $28,444,976 | $0 | EDGAR |
Amounts, investor counts and minimums are as filed with the SEC on Form D. The change lines are Top1031’s arithmetic between consecutive filings; a new Form D notice starts a new count.
A Form D is the notice a sponsor files when it starts raising money. A Form D filing does not mean the SEC approved, endorsed, or verified the offering.
Common questions
- Is Blue Door III Self-Storage Portfolio an active offering?
- Blue Door III Self-Storage Portfolio is an Active offering: its latest Form D was filed Nov 26, 2025. A Form D filing does not by itself confirm that interests are still available; the sponsor or a registered representative can confirm what is open.
- What does Blue Door Property III, DST actually own?
- Three operating self-storage facilities, held indirectly: 460 Florida Central Parkway in Longwood, Florida, just north of Orlando; 8110 South Cockrell Hill Road in Dallas, Texas; and 4860 North 83rd Avenue in Phoenix, Arizona. A subsidiary of SmartStop Self Storage REIT operates all three under the SmartStop brand. The sponsor's brochure reports occupancy of 90.4% at Longwood, 88.3% at Dallas and 91.5% at Phoenix as of September 30, 2025, and portfolio occupancy of 90.1% on that date, based on September 2025 rent rolls. An offering summary from Baker 1031 reports the three properties were acquired on November 13, 2025 for an aggregate $44,237,600.
- Why do the unit and square-footage totals differ between sources?
- The conflict sits inside the sponsor's own brochure. Its portfolio summary table lists 1,963 units and 222,296 net rentable square feet, while introductory text in the same document cites 2,281 units and more than 300,000 net rentable square feet. The brochure reviewed does not reconcile the two sets of totals. The offering documents control, and exact unit and square-footage counts should be confirmed there.
- Who is the tenant if the renters are individual storage customers?
- Income reaches the Trust through a master-lease structure. The sponsor's brochure describes the master tenant as an affiliate of the sponsor, and says that master tenant depends in turn on storage-customer rental agreements for its revenue. A Delaware statutory trust cannot actively operate real estate without jeopardizing its tax treatment, which is why the master-tenant layer exists. The brochure reviewed does not identify the master tenant by legal name, and the lease's term, renewal options and payment obligations are set out in the offering documents.
- How is the debt structured?
- The properties carry mortgage debt alongside investor equity. The sponsor's brochure reports $24,191,359 of loan proceeds and a 45.96% fully loaded loan-to-value ratio for the portfolio. Baker 1031's offering summary describes the debt as fixed at 5.00%, interest-only, maturing in November 2032, with up to two one-year extensions available. The financing is described as non-recourse, meaning a lender's claim on default runs against the properties rather than the personal assets of investors holding beneficial interests. The lender's identity and any carve-out guaranties are not established in the sources reviewed here; the offering documents govern.
- Who sponsors this Trust, and what is the SmartStop connection?
- The Form D filed November 26, 2025 names Blue Door AM I, LLC as sponsor. Blue Door AM I is an indirect subsidiary of Strategic Storage Growth Trust III, a non-traded REIT in the SmartStop Self Storage REIT (NYSE: SMA) family, and a SmartStop subsidiary operates the three facilities under the SmartStop brand. On July 14, 2026, SSGT III agreed to an all-stock merger with Strategic Storage Trust VI; SST VI said in its second-quarter 2026 results that it would acquire SSGT III's beneficial interests in three DST programs owning eight self-storage properties, and SmartStop said on August 5, 2026 that it would continue as advisor and property manager after an anticipated fourth-quarter 2026 closing. A shareholder vote was scheduled for October 26, 2026. That is a reorganization above this Trust, not a sale of the three properties.
In the news
Sources
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These links support the record as a whole; individual details may come from different sources.
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 offering documents before investing.