Farnam Technology Center
Office in Omaha, NE — sponsored by Inland Private Capital
Files with the SEC as Omaha Headquarters Venture DST
Minimum investment
$25k
Offering size
$12.4M
How much has sold
100.0%
Asset type
Office
Location
Omaha, NE
Financing
All cash. This offering reports no mortgage debt.
Sponsor-reported, from SEC filings and cited sources.
What is this, in one paragraph?
Farnam Technology Center is a two-building Omaha office campus held in a Delaware Statutory Trust — a structure that lets 1031 exchange investors own a fractional interest in real estate. Inland's exchange arm bought it from Ameritas Life Insurance Corp. in a deal reported in August 2010 and anchored it with TD Ameritrade.1 The Trust is closed to new investors, and no disposition has been reported.
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These links support the historical public record; individual details may come from different 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?
Farnam Technology Center is a two-building office campus at 10826 and 10842 Farnam Drive in Omaha, Nebraska, bought from Ameritas Life Insurance Corp. for $18 million in a transaction reported on August 2, 2010.1 Sponsor material says the buildings were constructed in 1986 and received interior renovations and roof replacement between 2008 and 2010.2 A 383-stall parking garage sits between them.1
- Reported location
- Omaha, NE
- Property size
- 118,612 sq ft
Who is the tenant, and what's the lease?
At acquisition the campus was fully occupied and anchored by TD Ameritrade Services Company, which leased about 70% of the space, with Prime Therapeutics LLC taking the balance.1 Sponsor material says TD Ameritrade Holding Corporation guaranteed that lease, whose initial term ran through February 29, 2020 with four five-year renewal options; the Prime lease expired March 31, 2013.2
How did it end?
Sold after 9.5 years; sponsor reported 1.10x
Baker 1031 Investments' Inland sponsor profile lists the near-identically named Omaha Headquarters Ventures DST in its historical full-cycle track record with a 9.5-year hold, 1.1x equity multiple, and 1.59% annual return; the original Inland offering memorandum matches the legal trust to the Farnam Drive property.
In August 2010, Chicago-based Omaha Headquarters Venture DST (an affiliate of Inland Real Estate Exchange Corporation / Estate Exchange Corporation) acquired Farnam Technology Center at 10826 and 10842 Farnam Drive, Omaha, NE, for $18 million from Ameritas Life Insurance Corp. The 118,612 sq ft, two-building office campus (44,323 sq ft + 74,289 sq ft; built 1986, renovated 2008-2010) on 6.73 acres was 100% leased at acquisition to TD Ameritrade Services Company (~70% / Building A) and Prime Therapeutics LLC (~30% / Building B). A 383-stall, 5-story parking garage (built 2009) plus 380 surface spaces sit between the two buildings; the garage is reserved for TD Ameritrade employees. The campus is part of TD Ameritrade's headquarters expansion to approximately 685,000 sq ft across six buildings.
118,612 sq ft1.10×Equity multiple · as reported by the sponsor
1.6%Annualized return · as reported by the sponsor
Supporting evidence
How is it financed, and what does it pay?
This Trust used debt rather than buying all-cash: sponsor material describes a $9,000,000 non-recourse loan from Ameritas Life Insurance Corp., the same party that sold the property, non-recourse meaning the lender's remedy on default is the building itself rather than investors personally.2
Who's behind it?
Inland's 1031 exchange business assembled this Trust: the final Form D amendment lists Inland Real Estate Exchange Corporation, Omaha Headquarters Exchange Venture, L.L.C., and Omaha Headquarters Venture, L.L.C. as related persons.3 Sponsor material identifies Inland Securities Corporation as the dealer manager that prepared the offering material.2 The issuer filed from 2901 Butterfield Road, Oak Brook, Illinois.4
- Sponsor
- Inland Private Capital
- Legal Trust name
- Omaha Headquarters Venture DST
- May convert to a REIT
- No
- Offerings from this sponsor
- 8 active / 79 total offerings from Inland Private Capital
Reported by the sponsor. Top1031 does not independently audit sponsor-reported figures.
What does the paperwork say?
Each amendment in the file updated the running sales tally rather than changing the offering's terms. Rule 506(b) means interests were offered privately, without general advertising, to accredited investors — people who meet SEC income or net-worth tests. The issuer reported its first sale on August 24, 2010.3
- First Form D filedThe public offering record begins.
- Offering amount recordedA Form D amendment recorded offering and sales totals.
- Filing record updatedA later amendment updated the sponsor’s filing record.
- Latest Form D filedThe most recent sponsor-filed checkpoint in this record.
- Filings on record
- 7
- How it may be offered
- Rule 506(b)Not advertised publicly. Offered through existing relationships.
- 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
What happened to Farnam Technology Center?
Top1031 lists Farnam Technology Center as historical. It is no longer raising money.
Where does Top1031 get the data for Farnam Technology Center?
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.
Can I invest in this Trust today?
No. Omaha Headquarters Venture DST is a historical offering — closed to new investors. Its Form D record runs from August 2010 to a final amendment filed January 11, 2011, and the sponsor has not filed a new offering for this property since.
What exactly did investors own?
Beneficial interests in a Delaware Statutory Trust organized in 2010, which held Farnam Technology Center, a two-building office campus at 10826 and 10842 Farnam Drive in Omaha, Nebraska. In a DST, investors hold a fractional beneficial interest that the IRS treats as replacement property for a 1031 exchange.
Who were the tenants?
At acquisition the campus was fully leased to TD Ameritrade Services Company, occupying roughly 70% of the space, and Prime Therapeutics LLC on the remainder. Sponsor material said TD Ameritrade Holding Corporation guaranteed the TD Ameritrade lease and that the Prime lease expired March 31, 2013 with no renewal options.
Does the Trust still own the building?
The public record does not settle it. No issuer filing after January 2011 was located, and no sale has been reported. A CBRE page for the exact address currently lists the property for sale at $11,500,000 and for lease, but a listing is not evidence of a completed sale or of who owns it today.
Was the offering leveraged?
Yes, according to sponsor material, which describes a $9,000,000 non-recourse loan from Ameritas Life Insurance Corp. — the same insurer that sold the property. The Form D filings themselves do not state loan terms, so the PPM and loan documents are the place to verify amount, rate and maturity.
Did the sponsor plan a REIT conversion?
No 721/UPREIT exit — the route where a DST's property is contributed to a REIT's operating partnership in exchange for units — is recorded for this Trust. Investors should read the PPM for the exit path the sponsor actually described.
Chapter 9118,612-SQUARE-FOOT OFFICE BUILDING FETCHES $18 MILLIONChicago-based Omaha Headquarters Venture DST, an affiliate of Inland Real Estate Exchange Corporation, acquired Farnam Tech Center, a 118,612 sq ft two-building office campus at 10826 and 10842 Farnam Drive in Omaha, for $18 million from Ameritas Life Insurance Corp; the asset is anchored by TD Ameritrade (70%) and Prime Therapeutics.