CI
CAI Investments
10 Programs on record · filing history back to 2018 · 0 classified as raising now
Website not on recordPrograms on record10
First filed2018
Raising now0
Finished with published result0%
Capital-loss alertNone published
Sponsor-reported, from SEC filings and cited sources.
What the record shows
CAI Investments, LLC is a vertically integrated real-estate development company headquartered in Las Vegas, Nevada, founded in 2011 by Christopher Beavor, that finances, develops, and manages commercial properties nationwide. The firm reports approximately $1.5 billion in assets under management and 5.6 million square feet under management. Its Delaware statutory trust platform offers passive fractional interests in properties the sponsor acquires for 1031 exchange investors. Top1031 tracks ten CAI-sponsored trusts with first filings from 2018 through 2024, beginning with CAI Investments Daytona and running through Manufacturing Essential Asset II. CAI reported in March 2026 that its Manufacturing Essential Asset (MEA 1) DST was fully subscribed with roughly $182 million in investor equity.
Sponsor-stated figures are as reported by the sponsor.Evidence 123456789
Published Grade summary
Public records track 10 Programs over 7 yrs, of which 1 is lifecycle-eligible — the only place a completed result could be documented. That Program is recorded as property sold; result unknown: the Sponsor acknowledged the exit without publishing a figure, leaving 0 figures published and 0 Programs silent. The file shows 0 distress items and no material adverse events, which is not proof of safety. Review rests on 11 citations at proof depth 3.
1Programs with an ending or 7+ years of history
0 of 1Programs with a documented problem
0%Finished Programs with a published result
YesPublishes its own track record
Raising money now
Classified active by Top1031 from the SEC filings. That does not confirm an offering is still available to buy.
No active offerings are on record for this sponsor.
How this Grade was computed
The four channels describe the documented public record. The published letter also applies evidence gates, ceilings, and adverse floors.
Four evidence channelsEach channel is scored from 0 to 100, then weighted under the published method.
Read the full methodHarm recordDocumented problems, weighed against everything at stake35% weight
Lifecycle outcomesHow programs old enough to finish actually ended25% weight
Market acceptanceHow each raise went against comparable offerings25% weight
Disclosure candorWhether completed programs come with published results15% weight
Weighted blend35% H + 25% L + 25% R + 15% TThe published result applies the anti-washout ceilings, evidence gates, and adverse floors below after this blend. Top1031 does not publish an intermediate score.
AProven71 and above
BEstablished61–70
CUnproven50–60
DWarning36–49
FAdverseBelow 36
NRNot ratedRecord too small or identity under review
- Ceilings
- The result cannot exceed H + 10 or L + 15, so stronger sales evidence cannot wash out a weaker harm or lifecycle record.
- Evidence gates
- A and B require minimum proof depth, lifecycle history, and channel evidence. A also requires qualifying disclosure coverage.
- Adverse floors
- An Integrity alert sets an F floor. A dominant documented capital loss or multiple independent severe events sets D or lower.
Proof depth53.7Published-outcome coverage0%
- C2026-Q3 · Moved from C. Binding constraints: proof depth below 4; fewer than 10 lifecycle-eligible Programs; H below 85.
Programs on the record
A Program is the filing-level offering record associated with this sponsor. Published-result figures are shown only with sponsor attribution and adjacent sources.
ProgramFirst filedStatusPublished outcome
CAI Investments Healthcare Products I, DST2022Filing record
—Not in the finished-Program ledger
CAI Investments Healthcare Products II, DSTSEC filing 2022Historical
—Not in the finished-Program ledger
CAI Investments Medical Products I, DST2022Filing record
—Not in the finished-Program ledger
CAI INVESTMENTS KANSAS CITY, DST2021Filing record
—Not in the finished-Program ledger
Show all 10 Programs
CAI INVESTMENTS RENO-TAHOE, DST2021Filing record
—Not in the finished-Program ledger
CAI Investments Lake Forest Global HQ, DST2020Filing record
—Not in the finished-Program ledger
CAI Investments Coatesville DST2019Filing record
—Not in the finished-Program ledger
Who they are
Written from SEC filings and cited sources
Platform and scale
CAI Investments, LLC is a vertically integrated real-estate development company headquartered in Las Vegas, Nevada, founded in 2011 by Christopher Beavor, that finances, develops, and manages commercial properties across the United States 1. The firm states approximately $1.5 billion in assets under management, 5.6 million square feet under management, and more than 1,000 real-estate assets managed 2. CAI describes its DST platform as passive fractional ownership of real estate that the sponsor acquires and places into a Delaware statutory trust for 1031 exchange investors 3.
DST program history
Top1031 tracks ten CAI-sponsored Delaware statutory trusts with first filings from 2018 through 2024: Daytona (2018), Coatesville (2019), Lake Forest Global HQ (2020), Kansas City and Reno-Tahoe (2021), Healthcare Products I, Medical Products I and Healthcare Products II (2022), Manufacturing Essential Asset (2023), and Manufacturing Essential Asset II (2024) 4. In a March 2, 2021 announcement, CAI said its DST platform would operate under the name PFM Funds LLC, an affiliate of CAI Investments 5.
Reported completed offerings
On March 19, 2026, CAI reported that its Manufacturing Essential Asset (MEA 1) DST had been fully subscribed, stating that the offering totaled $286 million including debt and equity, with approximately $182 million in investor equity 6. On March 14, 2025, CAI reported completing a $22.28 million capital raise for Manufacturing Essential Asset II, DST, an all-cash, debt-free offering 7. On June 24, 2022, CAI reported fully subscribing CAI Investments Healthcare Products I, DST, a 650,000-square-foot manufacturing facility in St. Bernard, Ohio, with $25.8 million in investor equity 8. In a separate matter, a Ninth Circuit Bankruptcy Appellate Panel decision dated December 12, 2025 in the Chapter 11 case of Reno City Center Owner LLC identifies CAI Investments, LLC as an appellant and creditor claimant asserting $855,234.71 in fees under a development agreement with the debtor, and affirms dismissal of the debtor's case 9.
Show sources (9)Hide sources (9)
- CAI Investments ↗Sponsor disclosure
- CAI Investments ↗Sponsor disclosure
- CAI Investments ↗Sponsor disclosure
- Top1031 sponsor record ↗Top1031-derived
- CAI Investments ↗Sponsor disclosure
- CAI Investments ↗Sponsor disclosure
- CAI Investments ↗Sponsor disclosure
- CAI Investments ↗Sponsor disclosure
- cdn.ca9.uscourts.gov ↗Public record