BR Diversified Industrial Portfolio 7

Sold out: the source record identifies this offering as Fully Subscribed. The sponsor’s SEC filings show the offering raising money within the past 15 months. A filing does not by itself confirm you can still buy in.

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.

Most likely not, though no SEC filing says so. Announcing successor offering BR Diversified Industrial Portfolio 8 on August 5, 2026, Bluerock said the launch followed the successful completion of Portfolio 7, and Connect Money reported on August 24, 2026 that Bluerock had fully subscribed the Trust, raising $60 million. A third-party offering directory listed the Trust as Closed as of August 10, 2026. The notice of exempt offering has never been amended, so the federal record contains no closing notice. Confirm current availability with the sponsor or your broker-dealer.

Offering materials report no debt, no lender and a zero loan-to-value capitalization. Practically, there is no loan to refinance, no maturity date and no lender that could foreclose, so the risk profile turns 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 debt you planned to replace inside the exchange. Your tax adviser can confirm how the debt-replacement math applies to you.

Offering materials name NVR, Inc. at the Prince George, Virginia building, BlueLinx Corporation at Bridgeton, Missouri, Woodsman Kitchens & Floors at both Jacksonville, Florida buildings, and DESHAZO Automation at Huntsville, Alabama, and report that a Bluerock Operating Partnership affiliate master-leases the portfolio assets — a common DST structure in which the master tenant, not the Trust, operates the leases. Bluerock reported the portfolio 100% leased on long-term triple-net terms. Expiration dates, renewal options, escalations and any parent guarantees are set out in the Private Placement Memorandum, the private offering document, and are not established by the SEC filing.

Offering materials report an aggregate acquisition price of $48,433,606 for the five properties, against an as-is appraised value of $49,800,000. Separately, Jax Daily Record and Traded reported in December 2025 that Bluerock acquired four Jacksonville industrial properties for $28.33 million through this Trust and BR Diversified Portfolio 8 together, without splitting that price between the two vehicles. Neither figure comes from an SEC filing; the Form D reports only the securities offering.

The record data shows no 721/UPREIT feature — the mechanism by which some DSTs contribute their property to a REIT's operating partnership in exchange for units that defer tax again. One third-party offering page described an optional 721 exchange, so the point is worth settling directly in the Private Placement Memorandum. The sponsoring entity named in the Form D, BIGR Exchange 7 TRS, LLC, is a taxable REIT subsidiary inside the Bluerock structure, but that is an ownership fact about the sponsor rather than an exit right granted to investors.

The Form D reports the offering's size, the minimum investment, the exemption claimed and sales progress as of February 10, 2026, and says nothing about the real estate. Research as of September 16, 2026 did not establish from primary documents the weighted-average remaining lease term, individual lease expiration years, the year each building was constructed, or a final closing date, and located no filed amendment, default, foreclosure or litigation event involving this Trust. Reserves, fees, distribution terms and the master lease mechanics live in the Private Placement Memorandum.