Five-property, single-tenant industrial portfolio
7 industrial properties in 3 states · sponsored by Bluerock Value Exchange
Active offeringLatest Form D filed Jun 1, 2026 (opens in a new tab)
Five-property, single-tenant industrial portfolio is a DST sponsored by Bluerock Value Exchange that owns 7 industrial properties in 3 states. Its latest Form D, filed Jun 1, 2026, lists a $58.4 million offering with a $100,000 minimum.
Key facts
- Minimum investment
- $100,000From the Form D
- Offering size
- $58,423,431Equity offered, per the Form D
- Sold so far
- None reported as of Jun 1, 2026Form D, Jun 1, 2026
- Selling commissions
- Form D Item 15; the % is our arithmetic$5,053,627 · 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 →
Sales so far
- Latest Form D
- Jun 1, 2026 · 1 filing
No sales reported in a Form D amendment yet. Latest notice Jun 1, 2026.
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: Five-property, single-tenant industrial portfolio. Top1031 is not a broker-dealer.Five-property, single-tenant industrial portfolio · Wheeling, IL · Photo: cf.reverecre.com
Multiple property locations are on record; no single map.
What does the Trust own?
The Trust assembled the portfolio across four closings: the two Jacksonville, Florida buildings on December 4, 2025, 1727 Warren Street in Kansas City, Missouri on December 23, 2025, 995 Chaddick Drive in Wheeling, Illinois on March 26, 2026, and 9400 Piper Road in Punta Gorda, Florida on April 21, 2026. 3 The memorandum reports an aggregate purchase price of $47,427,394 for the five, a figure separate from the Trust's filed offering amount. 3
- Property address
- 11732 and 11744 Beach Boulevard, Wheeling, IL
- Property size
- 5 properties; roughly 463,800 net rentable square feet
How is it financed, and what did it cost to sell?
The Trust bought the properties for cash and carries no mortgage against them, so there is no lender, no loan covenants and no maturity date that could force a refinancing or a sale. 3 For an exchanger, that also means no share of trust-level debt standing in for debt retired on a relinquished property.
Debt
- Financing
- All cash. This offering reports no mortgage debt.
Costs and terms from the Form D
- Selling commissions
- $5,053,627 · 8.6% of offering
- Finders’ fees
- $0
- Paid to officers, directors and promoters
- $3,842,409 · 6.5% of offeringForm D Item 16· The filing’s note: “The Sponsor is entitled to Organization and Offering Expenses of $467,387 + Other Closing Costs of $2,070,769. The Manager will receive an Acquisition Fee of $1,304,253.”
- 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
- Not in the Form D
- 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.
Who's behind the Trust?
Bluerock Value Exchange is the 1031 exchange and DST arm of Bluerock, and this Trust continues its sequential industrial series. Launch coverage called it the platform's 46th individual DST program and its eighth consecutive industrial-focused offering. 4 The Form D names BIGR Exchange 8 TRS, LLC as the Trust's sponsor. 1 On September 23, 2026 Bluerock said the preceding Portfolio 7 was fully subscribed at $60 million, bringing its diversified industrial series past $400 million in tax-deferred 1031 exchange investments. 5
- Sponsor
- Offerings on record
- 3 active / 18 total
What does the SEC record show?
One Form D — the brief SEC notice of a securities sale exempt from registration — stands on the record, unamended since it was filed. 1 The exemption claimed permits general solicitation, which is why a public launch release exists, but the issuer must verify each investor's accredited status rather than accept self-certification.
- Legal Trust name
- BR Diversified Industrial Portfolio 8, DST
- SEC CIK
- 2137928
- First Form D
- Jun 1, 2026
- Latest Form D
- Jun 1, 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 | Filing on SEC EDGAR |
|---|---|---|---|---|
| Form D | $58,423,431 | $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 Five-property, single-tenant industrial portfolio an active offering?
- Five-property, single-tenant industrial portfolio is an Active offering: its latest Form D was filed Jun 1, 2026. 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 occupies the five properties?
- The sponsor's offering documents name Woodsman Kitchens & Floors at both 11732 and 11744 Beach Boulevard in Jacksonville, Florida; Shure Inc. at the 99,904-square-foot building at 995 Chaddick Drive, Wheeling, Illinois; Hajoca Corporation at the 69,453-square-foot building at 9400 Piper Road, Punta Gorda, Florida; and BlueLinx Corporation at the 235,335-square-foot building at 1727 Warren Street, Kansas City, Missouri. The memorandum describes long-term absolute-net and triple-net leases with a weighted-average lease term of nearly 13 years, and Bluerock reported the portfolio 100% leased at the August 5, 2026 launch.
- When did the Trust buy the properties, and for how much?
- The memorandum reports four closings: 11732 Beach Boulevard on December 4, 2025 for $6,860,722 and 11744 Beach Boulevard the same day for $4,614,672; 1727 Warren Street in Kansas City on December 23, 2025 for $12,702,000; 995 Chaddick Drive in Wheeling on March 26, 2026 for $10,400,000; and 9400 Piper Road in Punta Gorda on April 21, 2026 for $12,850,000. Each price excludes specified costs and fees, and the memorandum reports an aggregate purchase price of $47,427,394.
- Who actually pays rent to the Trust?
- The Trust operates under a master-lease structure: it leases the whole portfolio to a single master tenant, which holds the relationships with the industrial occupants and pays the Trust. The memorandum states that this master tenant is an affiliate of the sponsor. The master tenant's capitalization, any guaranty, and the risk that it fails to pay or perform are set out in the offering documents.
- Why is the securities offering larger than the price paid for the real estate?
- The memorandum reports an aggregate real-estate purchase price of $47,427,394 for the five properties, while the Trust filed a larger total offering amount with the SEC. The offering documents break out each of those line items and state what share of proceeds they represent.
- What does an all-cash DST mean for my exchange?
- The Trust owns its properties without mortgage financing, so investors take on no share of trust-level loan liability. If the property you sold carried debt, deferring the full gain generally requires replacing that debt or adding cash elsewhere in the exchange — settle that with your own tax adviser before identifying this Trust. With no loan in place, there is also no maturity date or lender consent shaping the eventual sale timing.
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.