BR Diversified Industrial Portfolio 7

Top1031 lists BR Diversified Industrial Portfolio 7 as active because the sponsor is still filing with the SEC. That does not confirm that interests remain available.

Top1031 builds this record from the sponsor’s own SEC filings and cited sponsor disclosures. Filings can lag what is happening now. A Form D filing does not mean the SEC approved, endorsed, or verified the offering.

The evidence points to no. Bluerock's August 5, 2026 announcement of successor offering BR Diversified Industrial Portfolio 8 stated that the launch followed the successful completion of Portfolio 7, without giving a completion date or amount, and Connect Money reported on August 24, 2026 that Portfolio 7 was fully subscribed, raising $60 million. The single Form D submitted to the SEC on February 10, 2026 has not been amended, so the federal filing record still reflects the offering as it stood at that date. An intermediary listing page dated August 3, 2026 was still displaying the offering, so current availability is not independently settled — confirm it with the sponsor or your broker-dealer.

The five properties are reported owned free and clear, so there is no loan to refinance and no lender that can foreclose. It also means no mortgage debt is allocated to investors, which matters if the property you relinquished carried debt you intend to replace inside the exchange. Your tax adviser can confirm how that applies to your situation.

An offering summary from Baker 1031 lists NVR, Inc. at the Prince George, Virginia property; BlueLinx Corporation at Bridgeton, Missouri; Woodsman Kitchens & Floors at both Jacksonville, Florida buildings; and DESHAZO Automation at Huntsville, Alabama. All five are reported 100% leased to single tenants on triple-net terms, where the tenant pays taxes, insurance and maintenance, with a portfolio weighted-average remaining lease term of roughly 11.7 years. Individual expiration dates, renewal options and any guarantees are set out in the Private Placement Memorandum, the private offering document.

The Form D filed February 10, 2026 states a $100,000 minimum investment. Only accredited investors — broadly, those meeting SEC income or net-worth tests — may participate, and because the offering was made under Rule 506(c), the exemption that permits general solicitation and advertising, the sponsor must verify accredited status with documentation rather than accept an investor's self-certification.

The Form D reports the offering size, minimum and sales progress as of its filing date and says nothing about the real estate; only one street address appears in the record data. The $48,433,606 purchase price and the $49,800,000 as-is value come from an intermediary offering listing rather than a deed or filed document, and the party that produced that valuation is not established in the sources available here. December 2025 trade reports of a $28.33 million Jacksonville purchase named both this Trust and Portfolio 8 without allocating the price. Individual building square footage, individual lease expirations, reserves, the master-lease arrangement and disposition provisions would appear in the PPM, and no exact subscription-close date has been published.

The record data shows no 721/UPREIT conversion feature — the mechanism by which some DSTs contribute their property to a REIT's operating partnership in exchange for partnership units. The Form D names Bluerock Industrial Growth REIT, Inc. as an affiliate of the sponsor, but that affiliation is not itself an exit provision. Any exit terms would be described in the PPM.