BR Diversified Industrial Portfolio 7
5 industrial properties in 4 states · sponsored by Bluerock Value Exchange
BR Diversified Industrial Portfolio 7 is a DST sponsored by Bluerock Value Exchange that owns 5 industrial properties in 4 states. Its latest Form D, filed Feb 10, 2026, lists a $60 million offering with a $100,000 minimum.
Key facts
- Minimum investment
- $100,000From the Form D
- Offering size
- $60,051,084Equity offered, per the Form D
- Sold so far
- Form D, Feb 10, 2026; the % is our arithmetic1.4%
- Investors reported
- Form D, Feb 10, 20263
- Selling commissions
- Form D Item 15; the % is our arithmetic$5,194,419 · 8.6% 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 →
Can I still invest?
No new interests: the offering is reported fully subscribed.
By Top1031’s calculation from the latest Form D, filed Feb 10, 2026, 1.4% of the offering had sold.
Other Bluerock Value Exchange offerings on record
- Five-property, single-tenant industrial portfolioWheeling, IL · $100,000 minimum · $58,423,431 offeringActive offering · latest Form D Jun 1, 2026
- District at Parkview ApartmentsStone Mountain, GA · $100,000 minimum · $39,486,498 offeringActive offering · latest Form D Jan 22, 2026
- Skytop ApartmentsCincinnati, OH · $100,000 minimum · $45,410,114 offeringActive offering · latest Form D Oct 2, 2025
Availability changes without a filing. The sponsor or a registered representative can confirm what is open.
Looking for an offering like this one? A licensed 1031 specialist from our affiliated partner can talk through what is on record.
Ask a 1031 specialist about this recordFree. About: BR Diversified Industrial Portfolio 7. Top1031 is not a broker-dealer.BR Diversified Industrial Portfolio 7 · Bridgeton, MO · Photo: bluerock.com
Multiple property locations are on record; no single map.
What does the Trust own?
Bluerock's offering documents name the holdings as Beachwood and Saland in Jacksonville, Florida; Corporate at 13860 Corporate Woods Trail in Bridgeton, Missouri; Quality in Prince George, Virginia, within the Richmond market; and Shields in Huntsville, Alabama. 2 They are single-tenant manufacturing, warehouse/distribution and industrial outdoor storage buildings. 1 Offering intermediary Baker 1031 reports an aggregate real-estate acquisition price of $48,433,606. 3 Bluerock said the portfolio was bought for more than $1.35 million below combined appraised value. 4
- Property address
- 13860 Corporate Woods Trail, Bridgeton, MO
- Property size
- 552,438 SF (5 properties)
How have sales gone?
The Form D record has one sales figure so far, so there is no trend to chart. The figure is in Sales so far ↑.
How is it financed, and what did it cost to sell?
Unlevered means there is no mortgage to refinance, no maturity date and no lender that could foreclose, so outcomes turn on the tenants and the buildings. 1 It also means no debt is allocated to your interest — relevant if the property you relinquished carried a mortgage you planned to replace.
Debt
- Financing
- All cash. This offering reports no mortgage debt.
- May convert to a REIT (721)
Costs and terms from the Form D
- Selling commissions
- $5,194,419 · 8.6% of offering
- Finders’ fees
- $0
- Paid to officers, directors and promoters
- $4,523,060 · 7.5% of offeringForm D Item 16· The filing’s note: “The Sponsor is entitled to Organization and Offering Expenses of $480,409 + Other Closing Costs of $2,710,727. The Manager will receive an Acquisition Fee of $1,331,924.”
- Broker-dealers named in the Form D
- 1 named in the Form D
Show the firms
- Bluerock Capital Markets LLC · CRD 136974
Individual representatives named in Item 12 are not listed.
- Date of first sale
- Feb 2, 2026
- Minimum investment
- $100,000
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.
What are the deal terms?
From Bluerock Value Exchange’s offering documents (Jan 2026).
Your exit
- Can the sponsor's affiliate buy investors out?
- Yes, after 2 years
All investors must hold 2 years. No reply: REIT units
Rent and the bills
- Who pays rent to the trust?
- A master tenant affiliated with the sponsor
- Who pays for roof and structural repairs?
- Investors, through the trust
- Who pays if taxes or insurance go up?
- Investors, through the trust
- Was the property bought from a sponsor affiliate?
- No
Your rights
- Can investors remove the manager?
- No
Who's behind the Trust?
Bluerock Value Exchange is Bluerock's 1031 exchange platform. Announcing the launch on February 11, 2026, it called this offering the firm's 45th DST program and the seventh in a sequential industrial series. 1 The Form D names BIGR Exchange 7 TRS, LLC as the sponsor entity and Bluerock Value Exchange, LLC as parent of the manager. 6 Successor offering Portfolio 8 launched August 5, 2026, in an announcement describing Portfolio 7 as successfully completed. 5
- Sponsor
- Offerings on record
What does the SEC record show?
The notice of exempt offering was filed once and never amended, so the federal record carries no closing notice; the full-subscription statement is the sponsor's. The issuer reported February 2, 2026 as the date of its first securities sale. 6 The exemption claimed permits general advertising, which obliges the sponsor to verify each buyer's accredited status rather than accept self-certification.
- Legal Trust name
- BR Diversified Industrial Portfolio 7, DST
- SEC CIK
- 2110498
- First Form D
- Feb 10, 2026
- Latest Form D
- Feb 10, 2026
- 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 | Investors | Filing on SEC EDGAR |
|---|---|---|---|---|---|
| Form D | $60,051,084 | $895,833 | 3 | 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
- Can I still invest in BR Diversified Industrial Portfolio 7?
- No new interests: BR Diversified Industrial Portfolio 7 is reported fully subscribed. Top1031 lists it as recently fully subscribed and does not count it as an active offering.
- Does BR Diversified Industrial Portfolio 7 have a 721 UPREIT exit?
- The record lists a possible 721 exit for BR Diversified Industrial Portfolio 7. It is an option, not a completed transaction; the offering documents set whether and when it can happen. In a 721 exchange, or UPREIT, the DST’s property is contributed to a REIT’s operating partnership and investors receive operating-partnership units instead of cash.
- How a DST-to-721 UPREIT exit works
- What does a debt-free DST mean for my exchange?
- Bluerock described this offering as unlevered and all-cash. There is no loan to refinance, no maturity date and no lender that could foreclose, so results turn on the tenants and the buildings rather than on leverage. It also means no mortgage debt is allocated to your interest, which matters if the property you relinquished carried a mortgage you intended to replace inside the exchange. A tax adviser can confirm how debt-replacement math applies to your situation.
- Who are the tenants, and what are the leases?
- Bluerock's offering documents identify NVR, Inc. at the Quality property in Prince George, Virginia; BlueLinx Corporation at the Corporate property at 13860 Corporate Woods Trail in Bridgeton, Missouri; Woodsman Kitchens & Floors at the Beachwood property in Jacksonville, Florida; and DESHAZO Automation LLC at the Shields property in Huntsville, Alabama. Offering intermediary Baker 1031 assigns Woodsman Kitchens & Floors to the Saland property in Jacksonville as well, and describes the Trust leasing all five buildings to an affiliated master tenant under a master lease. Bluerock reported on September 23, 2026 that the properties were 100% leased under long-term triple-net leases with a weighted-average remaining term of nearly 12 years. These are sponsor and intermediary statements, not figures verified against recorded leases; individual expirations, renewal options, rent escalations and any parent guarantees are offering-document material.
- What did the Trust pay for the properties?
- No SEC filing reports a purchase price; the Form D — the brief notice an issuer files for a private offering — covers only the securities offering, not the real estate. Baker 1031, an offering intermediary, reports an aggregate acquisition price of $48,433,606 for the portfolio, which is distinct from the amount sought from investors. Bluerock stated on September 23, 2026 that the portfolio was acquired for more than $1.35 million below its combined appraised value. Research current through October 3, 2026 did not establish closing dates or prices for the individual properties from primary land records.
- What do the public filings not settle?
- The Form D reports the offering's size, the minimum investment, the exemption claimed, a February 2, 2026 first-sale date and a sales snapshot as of February 10, 2026, and says nothing about the real estate. Reserves, fees, distribution terms and master lease mechanics are offering-document material rather than SEC-filed material.
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.