Blue Door Property II, DST
7 self-storage properties in 2 states · sponsored by Blue Door AM
Active offeringLatest Form D filed Aug 4, 2025 (opens in a new tab)
Blue Door Property II, DST is a DST sponsored by Blue Door AM that owns 7 self-storage properties in 2 states. Its latest Form D, filed Aug 4, 2025, lists a $64.7 million offering with a $25,000 minimum.
Key facts
- Minimum investment
- $25,000From the Form D
- Offering size
- $64,766,336Equity offered, per the Form D
- Sold so far
- None reported as of Aug 4, 2025Form D, Aug 4, 2025
- Selling commissions
- Form D Item 15; the % is our arithmetic$6,152,802 · 9.5% of offering
- Financing
- All cash. This offering reports no mortgage debt.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
- Aug 4, 2025 · 1 filing
No sales reported in a Form D amendment yet. Latest notice Aug 4, 2025.
Weighing this offering for your exchange? A licensed 1031 specialist from our affiliated partner can go through these filings with you.
Ask a 1031 specialist about this recordFree. About: Blue Door Property II, DST. Top1031 is not a broker-dealer.Blue Door Property II, DST · Photo: smartstopselfstorage.com
Multiple property locations are on record; no single map.
What does Blue Door Property II, DST own?
Three property-level trusts acquired the Orlando, Corinth and Pasadena facilities on February 20, 2025 in all-cash transactions reported at an aggregate $54.1 million by a distributor's offering summary. 2 All three operate under the SmartStop brand and, per that same summary, are managed by an affiliate that is an indirect SmartStop subsidiary. 2 That summary reported roughly 91.2% physical occupancy across the portfolio as of May 31, 2025 — a historical reading, not a current one. 2
- Property address
- 6707 Narcoossee Road, Orlando, Florida
- Property size
- Approximately 2,281 storage units and 98 vehicle storage spaces across roughly 300,968 rentable square feet
How is it financed, and what did it cost to sell?
No lender sits inside this structure: the properties were bought without mortgage debt, so there is no loan balance, no maturity to refinance and no lender consent to obtain for a future sale. 1 An exchanger whose relinquished property carried a mortgage gets no replacement debt here.
Debt
- Financing
- All cash. This offering reports no mortgage debt.
Costs and terms from the Form D
- Selling commissions
- $6,152,802 · 9.5% of offering
- Finders’ fees
- $0
- Paid to officers, directors and promoters
- $2,278,163 · 3.5% of offeringForm D Item 16· The filing’s note: “Estimate of certain fees and expenses including Offering & Organizational Expenses and Acquisition Fee, 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 Blue Door Property II, DST?
Blue Door AM I, LLC describes itself as an indirect subsidiary of the non-traded REIT Strategic Storage Growth Trust III and an affiliate of SmartStop Self Storage REIT (NYSE: SMA). 1 On July 14, 2026 SSGT III and Strategic Storage Trust VI announced an all-stock merger, a sponsor-level transaction. SST VI's August 26, 2026 second-quarter release said the deal would include beneficial interests in three DST-sponsored programs owning eight self-storage properties. No filing for this Trust reports a resulting change.
- Sponsor
- Offerings on record
- 2 active / 3 total
What does the SEC record show?
No amendment has followed the original Form D notice, so SEC-level data still reflects the offering as it was first noticed in 2025. Because the offering may be advertised publicly, each subscriber's accredited-investor status — the income or net-worth test — must be verified with documentation rather than self-certified.
- Legal Trust name
- Blue Door Property II, DST
- SEC CIK
- 2078566
- First Form D
- Aug 4, 2025
- Latest Form D
- Aug 4, 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 | $64,766,336 | $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 Property II, DST an active offering?
- Blue Door Property II, DST is an Active offering: its latest Form D was filed Aug 4, 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.
- Who actually pays rent to the Trust?
- Not the storage customers. A distributor's offering summary reports that each operating trust leases its property to an affiliated master tenant under a master lease with a ten-year initial term that renews automatically for up to three five-year terms unless the master tenant elects not to renew. The Trust's rent counterparty is therefore related to the sponsor rather than an unrelated credit tenant. The offering documents set out the rent components, deferral rights and termination provisions.
- What does it mean that this Trust is debt-free?
- The sponsor described all three properties as debt-free when it announced the offering on July 15, 2025, and a distributor's offering summary reports that the operating trusts bought them on February 20, 2025 for an aggregate $54.1 million in all-cash transactions with no loan placed. There is no mortgage to refinance and no lender whose consent a sale would require. The trade-off for a 1031 exchanger is that a debt-free Trust supplies no replacement debt for a relinquished property that carried a mortgage; check your own exchange math with your tax adviser.
- How is this connected to SmartStop?
- Blue Door AM I, LLC described itself as an indirect subsidiary of Strategic Storage Growth Trust III, Inc. and an affiliate of SmartStop Self Storage REIT, Inc. (NYSE: SMA) when it announced this Trust on July 15, 2025. The three facilities carry the SmartStop brand and are reported to be managed by an affiliate that is an indirect SmartStop subsidiary, and the master tenant is also a sponsor affiliate. Brand, lessee, manager and sponsor trace back to the same corporate family.
- Does the SSGT III–SST VI merger affect this DST?
- It is a sponsor-level transaction rather than a property-level one. On July 14, 2026 Strategic Storage Trust VI and Strategic Storage Growth Trust III — the indirect parent of Blue Door AM I — announced an all-stock merger, and SST VI's August 26, 2026 second-quarter release said the transaction would include beneficial interests in three DST-sponsored programs owning eight self-storage properties. No filing for this Trust reports a resulting change. Ask the sponsor how sponsorship and management responsibilities would shift if the merger closes.
In the news
Sources
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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.