ERP 1031 Industrial Portfolio IV DST
Industrial (single-tenant net-lease, office/warehouse serving oil & gas) property in Odessa and Midland, TX — sponsored by ERP 1031
underlying portfolio of four single-tenant, triple-net (NNN) industrial properties · LTV 26.4% ($13M loan/$49.15M cap); min $50k; 100% occ 1/1/26; 5.25% yr1; ChampionX-SLB, DNOW, American Cementing
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Odessa and Midland, TX · multiple property locationsMultiple property locations are on record. A single map would not represent this portfolio.
What is this, in one paragraph?
ERP 1031 Industrial Portfolio IV DST is a Delaware statutory trust — fractional co-ownership whose interests can serve as replacement property in a 1031 exchange — holding four single-tenant, triple-net industrial properties in Odessa and Midland, Texas, used by Permian Basin oil-field businesses.2 Sponsor ERP 1031, LLC is headquartered in Midland, and the SEC record gives the Trust the same Midland address.1 The Offering is raising.
Minimum investment
$50k
Offering size
$36.1M
How much has sold
None sold yet
Financing
Leveraged. This offering reports mortgage debt on the property.
Sponsor-reported, from SEC filings and cited sources.
On a 45-day clock? Find day 45 and day 180 from the sale date, then come back to this record.
What exactly is the property?
Three of the buildings stand in Odessa and one in Midland, in the West Texas Permian Basin, serving oil-field service companies as office and warehouse space.2 The Trust bought all four on December 15, 2025 from ERP Funds III, LLC, a sponsor affiliate, for $44,000,000 — a related-party purchase, so pricing sits in the PPM, the offering's private placement memorandum.3 Construction dates for the individual buildings were not located in public materials.
- Property address
- 11809 W. CR 125, TX
- Property size
- 4 properties; approximately 323,352 rentable square feet across 111.28 acres
Who is the tenant, and what's the lease?
All four leases are described as triple-net — tenants carry taxes, insurance and maintenance, leaving the Trust a largely passive landlord — with ChampionX LLC/Schlumberger, DNOW L.P., American Cementing, LLC and Odessa American Refabrication LLC named as the tenants.3 The portfolio was reported 100% leased as of January 1, 2026.2
How are sales going?
These are the sponsor’s own numbers. They can lag what has actually sold, and they do not confirm that interests are still available.
Raise history appears here once sales are filed — free account required.
How is it financed, and what does it pay?
Leveraged means mortgage debt sits alongside investor equity, which lets an exchanger replace debt carried on the property sold; the lender is repaid ahead of investors. Sponsor materials report the debt within total capitalization but do not name the lender, whose identity was not established in the materials reviewed.3
- Financing
- Leveraged. This offering reports mortgage debt on the property.
Who's behind it?
ERP 1031, LLC is a Delaware limited liability company headquartered in Midland, Texas — inside the market it buys in.2 Sponsor materials name ERP 1031 Industrial Portfolio IV ST, LLC as signatory trustee, an affiliated master tenant as lessee of the properties, and ERP-M II, LLC as property manager.2 On January 23, 2026 ERP announced that its prior ERP 1031 Industrial Portfolio III DST was fully subscribed at $29.65 million and launched this Trust. AltsWire covered the launch on February 9, 2026.4
- Sponsor
- ERP 1031
- May convert to a REIT
- No
- Offerings from this sponsor
- 2 active / 4 total offerings from ERP 1031
Reported by the sponsor. Top1031 does not independently audit sponsor-reported figures.
What does the paperwork say?
The Trust's SEC record consists of the initial notice an issuer files for a private offering sold without registering the securities, with no amendment following it.1 It is offered under the Regulation D exemption that permits public advertising, provided the sponsor verifies that each buyer is an accredited investor — someone meeting SEC income or net-worth thresholds.
- Form D filedFirst and latest filing on record.
- Legal Trust name
- ERP 1031 Industrial Portfolio IV DST
- Filings on record
- 1
- How it may be offered
- Rule 506(c)May be advertised publicly. Every buyer’s accredited status must be verified.
- Source filing
- Read the filings on SEC EDGAR
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.
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 Private Placement Memorandum before investing.
Common questions
Is ERP 1031 Industrial Portfolio IV DST still raising money?
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.
Where does Top1031 get the data for ERP 1031 Industrial Portfolio IV DST?
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.
What exactly does this Trust own?
Four single-tenant industrial properties in West Texas — three in Odessa and one in Midland — totaling approximately 323,352 rentable square feet across 111.28 acres, reported 100% leased as of January 1, 2026 in the sponsor's offering materials.[2] They are office and warehouse buildings used by companies serving Permian Basin oil and gas operations.
Who are the tenants, and what is known about the leases?
Sponsor materials identify ChampionX LLC / Schlumberger at 11809 W. CR 125, Odessa; DNOW L.P. at 5301 W. Murphy St., Odessa; American Cementing, LLC at 6165 W. Murphy St., Odessa; and Odessa American Refabrication LLC / Odessa AIM Holdings at 11716 Highway 191, Midland. All four leases are described as triple-net, with tenants carrying taxes, insurance and maintenance, and the weighted-average remaining lease term was reported at approximately 13.1 years as of January 1, 2026.[3] Individual lease expirations and renewal options are set out in the private placement memorandum.
What did the Trust pay, and who was the seller?
The Trust acquired the four properties on December 15, 2025 for an aggregate $44,000,000 from ERP Funds III, LLC, an affiliate of the sponsor; the same materials report an average appraised value of $51,640,000 for the portfolio.[3] AltsWire independently reported the $44 million purchase price on February 9, 2026.[4] Because the seller was a sponsor affiliate, this is a related-party transaction: how the price was set and what fees the sponsor takes are disclosed in the private placement memorandum rather than in the SEC filing.
How is the Trust financed?
It is leveraged. Sponsor materials report $13,000,000 of debt within total capitalization of $49,150,000, and an in-place loan-to-value ratio of approximately 26.4%.[3] The lender's identity was not established in the materials reviewed. Because debt sits on the properties, an exchanger who needs to replace mortgage debt from a sold property can do so through this structure, with the lender standing ahead of investors in repayment.
Does the securities lawsuit against DNOW affect this Trust?
PR Newswire distributed a law-firm notice on August 27, 2026 reminding investors of a securities class action against DNOW Inc., the publicly traded company associated with the DNOW tenant at 5301 W. Murphy St., Odessa. Those claims concern DNOW's own securities disclosures, not this property or its lease. No default, lease amendment or vacancy at that building appears in the record reviewed.
What is the current status of the Offering?
The Trust is raising. The Form D filed January 27, 2026 remains the only SEC filing on record, and it was a new notice rather than an amendment.[1] ERP announced the launch on January 23, 2026, and AltsWire's February 9, 2026 coverage reported no subscription milestone.[4] No later Form D amendment and no full-subscription announcement for this Trust were located through September 13, 2026.
Chapter 9ERP 1031 Launches $36.15M DST Offering of Permian Basin AssetsLaunch coverage of ERP 1031 Industrial Portfolio IV DST, a four-property, $36.15M-equity, single-tenant net-lease Permian Basin industrial offering; no subscription milestone reported.