Staff Menu (IO ID#: 199946):
Completed Equity
ExchangeRight Net Leased Portfolio 12 DST - 1031
Multiple Locations
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100% funded
Offered By Exchange Right
Estimated Hold Period 7-10 years
Estimated First Distribution 7/2016
*Please carefully review the Disclaimers section below, including regarding Sponsor’s assumptions and target returns
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Project Summary
Explore this project
1031 eligible DST offering featuring credit tenants on long term leases. Diversified Portfolio Including Grocery, Pharmacy, Discount Retailers, and Auto Retailers.
Property at a glance
Leverage 47.5% Loan-to-Cost/ 53.5% Loan-to-Value
Tenant Diversification Eight Different Tenants
Credit Tenancy 17 of the 19 Properties are Leased to Investment Grade Tenants
Long Term Existing Leases Existing Lease Terms Range From 9 -19 Years Remaining
Acquisition Price


Investment Highlights
Credit Tenants on Long-Term Leases
Diversified Portfolio Including Grocery, Pharmacy, Discount Retailers, and Auto Retailers
Experienced Sponsor with Multiple 1031 Eligible Net Leased Portfolios
Cumulative Distributions

Exchange Right

ExchangeRight is committed to providing long-term, stable income and asset preservation to accredited 1031 investors. Their goal is to consistently deliver 1031-exchangeable DST portfolios of long-term, net-leased properties backed by investment grade corporations. They target corporate tenants that successfully operate in the necessity retail space to provide investors with stable and predictable income. ExchangeRight’s long-term exit strategy is to provide greater diversification and value to investors by combining multiple portfolios of investment grade, net-leased assets in a portfolio sale or 721 exchange roll-up.
  • David Fisher, CPA
    Managing Member
  • Warren Thomas, CPA
    Founder and Managing Director
  • Joshua Ungerecht
    Managing Member
  • Dave Van Steenis
    Chief Financial Officer
David Fisher, CPA
Managing Member

David Fisher enjoyed a successful career in banking and finance for 20 years. He is now focused on the management success of ExchangeRight and on managing his own investments. He began his career with KPMG in the tax department, and then worked in tax, treasury, and acquisitions for Wells Fargo for over nine years. He was North American Head of Asset and Structured Finance for HSBC's Investment Banking division for the last seven years of his banking career. David and his banking teams executed international financings in excess of $4 billion. He has been an active real estate investor for the past 10 years and has interests in over 30 partnerships across nine states. He graduated from the University of Northern Iowa in 1993, Magna Cum Laude in Accounting, and earned national honors with the Elijah Watt Sells Award on the May 1993 CPA exam.

Warren Thomas, CPA
Founder and Managing Director

Warren currently serves as a managing member for ExchangeRight Real Estate. He is focused on the securitization, broker dealer, and registered representative relations sides of the business. Warren is the co-founder and president over a number of integrated wealth management and securitized real estate companies with Joshua Ungerecht. Prior to focusing on the securitized 1031 exchange market in 2003, Warren developed an extensive tax practice including estate planning, financial planning, and real estate advisory services. Warren has over 30 years of experience as a CPA and has been an active commercial real estate investor for the past 15 years. He graduated in 1978 from Biola University with a B.S. in Business Administration, specializing in Accounting. He also earned a master's degree in Taxation from Golden Gate University in 1993. He maintains Series 6, 7, 22, 24, 39,63, and 79 Securities Licenses.

Joshua Ungerecht
Managing Member

Joshua currently serves as a managing member for ExchangeRight Real Estate. He is focused on the operations, investment structuring, and acquisitions aspects of the business. Concurrently, he serves as CEO and Chief Investment Officer over a number of integrated wealth management and securitized real estate companies. He developed one of the industry's leading due diligence platforms in securitized real estate analysis. Together with Warren Thomas, Joshua has overseen the acquisition of over $500 million in real estate since 2003. Joshua graduated from The Master's College, Summa Cum Laude with a B.A. in Theology, Apologetics, and Missions, and is currently on leave from Talbot Graduate School, where he was pursuing an M.A. in Philosophy of Religion and Ethics. He also maintains Series 7, 22, 24, 63, 65, and 79 Securities Licenses and an active California real estate license.

Dave Van Steenis
Chief Financial Officer

Dave currently serves as Chief Financial Officer for ExchangeRight Real Estate. He is focused on financial reporting and acquisitions for the Company. Dave began his career with KPMG in the financial services audit practice, and most recently was with Kaufman Jacobs Real Estate Investments were he was involved in the investment acquisition, capital markets, and financial reporting aspects of the business. Dave graduated from Trinity Christian College with highest honors with a B.S. in Accounting and a Finance concentration. Dave is a CPA and is also a CFA Level III candidate.

Track Record

Offering Description Projected Annualized Return Actual Annualized Return*
Net-Leased Preferred Equity Company 1 Shorter-term fund to acquire and sell net-leased assets for the Sponsor. Performing as expected. Range of 12-20% Range of 13-17%**
Net-Leased Preferred Equity Company 2 Shorter-term fund to acquire and sell net-leased assets for the Sponsor.
Performing as expected.
Range of 8-12% 10-12%**
Acquisitions Notes II Company that issues short term debt capital to the Sponsor to acquire and sell net-leased assets. Performing as projected. Range of 8-12% 10-12%**
Net-Leased Portfolio 1 Portfolio of two long-term net-leased properties leased to Family Dollar. One of the two properties sold in January, 2015 at a 10.59% annualized  net profit to investors. Current remaining property return shown in chart and is exceeding projections. 7.25% 7.39%
Net-Leased Portfolio 2 Portfolio of seven long-term net-leased properties leased to Family Dollar (6) and Dollar General (1). Performing as projected. 7.23% 7.23%
Net-Leased Portfolio 3 Portfolio of nine long-term net-leased properties leased to Family Dollar (8) and Dollar General (1). Performing as projected. 7.30% 7.30%
Net-Leased Portfolio 4 Portfolio of eleven long-term net-leased properties leased to Family Dollar (8), Dollar General (1), Aaron's (1) and Advance Auto Parts (1). Performing as projected. 8.02% 8.02%
Net-Leased Portfolio 5 Portfolio of fourteen long-term net- leased properties leased to Family Dollar (5), Dollar General (4), Advance Auto Parts (2), AutoZone (1), Sherwin Williams (1) and The Christ Hospital (1). Performing as projected . 7.50% 7.50%
Net-Leased Portfolio 6 Portfolio of sixteen long-term net- leased properties leased to Family Dollar (3), Dollar General (8), Advance Auto Parts (1), AutoZone (1), CVS (1), Dollar Tree (1) and Tractor Supply  (1). Performing as projected. 7.51% 7.51%
Net-Leased Portfolio 7 Portfolio of sixteen long-term net- leased properties leased to Family Dollar (4), Dollar General (8), Advance Auto Parts (1), CVS (1), Napa Auto Parts (1), and O'Reilly Auto Parts (1). Performing  as projected. 7.75% 7.75%
Net-Leased Portfolio 8 Portfolio of thirteen long- term net- leased properties leased to Advance Auto Parts (3), AutoZone (2), CVS (1), Dollar General (2), Family Dollar (1), Franciscan Alliance (1), Ross Stores (1) and Tractor Supply (2). Performing as projected. 7.32% 7.32%
Net-Leased  Portfolio 9 Portfolio of twenty-two long- term net- leased properties leased to Advance Auto Parts (4), AutoZone (4), CVS (1), Dollar General (9), Hobby Lobby (1), Napa Auto Parts (2) and TCF National Bank (1). Performing  as projected. 7.03% 7.03%
Net-Leased Portfolio 10 Portfolio of twenty-two long-term net- leased properties leased to Advance Auto Parts (3), AutoZone (1), CVS (1), Dollar General (5), Dollar Tree (1), Family Dollar (4), Napa Auto Parts (2), O'Reilly Auto Parts (2), PNC Bank (1) and Tractor Supply (2). Performing as projected. 7.03% 7.03%
Net-Leased Portfolio 11 Portfolio of seventeen long-term net- lease properties leased to Advance
Auto Parts (3), CVS (1), Dollar General (5), Family Dollar (2), Hobby Lobby
(1), Napa  Auto Parts (3), Sherwin- Williams (1) and Walgreens (1)
6.75% 6.75%
Multifamily 1 - Van Mark Creek Apartments One (1) apartment community consisting of 144 units. Performing as projected. 7.05% 7.05%
Mira Bella  and San Martin One (1) apartment community consisting of 378 units. Performing as projected. 6.51% 6.51%

*These returns were provided by and calculated by the Sponsor

**These investment opportunities are open-ended (i.e. Investors come into the fund at different times) resulting in a range of returns.


Business Plan

Over a period from January 14, 2016 through May 10, 2016, the Sponsor acquired the Properties with an average lease term in place of 12.6 years. The Sponsor then assigned all of the Properties to the Trust pursuant to the terms of the Trust Agreement. The Properties are now owned 100% by the Trust. In conjunction with the purchase of the Properties, ExchangeRight NLP 12 Master Lessee ("Master Lessee") became the lessor under the Tenants’ leases. The Trust is a passive owner of the Properties and will not be involved in any manner in the active management of the Properties. The Manager has been appointed to manage the Trust pursuant to the Trust Agreement.

The Trust expects to provide the Owners a return on their investment in two primary ways: (i) in the form of monthly cash distributions to the Owners; and (ii) upon any Disposition of the Properties. The Trust intends to dispose of all of the assets in the Portfolio in a single disposition of the Properties. This strategy is anticipated to provide investors with the opportunity to perform a 1031 exchange following the disposition.


Investors are being offered the opportunity to invest in a portfolio of nineteen (19) single-tenant, long-term net-leased retail assets (the "Portfolio", or the "Properties") that are currently 100% occupied. The Portfolio is composed of a diversified tenant base:

  • 21% Grocery Retail (Kroger)
  • 21% Pharmacy & Medical Care (Walgreens & Fresenius)
  • 32% Discount Retailers (Dollar General & Family Dollar)
  • 15% Auto Retailers (NAPA Auto Parts & Advance Auto Parts)
  • 10% Farming & Outdoor Retail (Tractor Supply Co.)

ExchangeRight Net-Leased Portfolio 12 DST, a Delaware Statutory Trust ("DST"), owns the Portfolio, and ExchangeRight Real Estate, LLC ("Sponsor") is offering beneficial interests in the trust to investors. The Sponsor is retaining at least a 1.0% ownership interest in the Portfolio and is offering up to 99.0% of the beneficial interests in the DST to accredited investors ("Beneficial Owners"). The Trust expects to provide the Owners a return on their investment in two primary ways: (i) in the form of monthly cash distributions to the Beneficial Owners; and (ii) upon any Disposition of the Properties.

The total offering amount is $52,290,000, of which $27,440,000 is equity and $24,850,000 is long-term fixed-rate financing. 

This offering is designed for two types of investors. "Existing 1031 Investors" who have already sold or are planning to sell an existing property that is 1031 eligible and want to invest in this offering to complete their 1031 exchange.  As well as "Cash Investors" who are investing with funds that are not part of an existing 1031 exchange but want the option for future sales to be 1031 exchange eligible. Existing 1031 Investors may invest for a minimum of $100,000; Cash Investors may invest for a minimum of $25,000.

Property Details

Tenant Location Credit Rating* Size Yr Built Annual Rent Lease Type Lease Expiration
Advance Auto Parts Greenville, SC BBB- 6,803 2005 $93,133 NN 12/31/2025
Advance Auto Parts Steubenville, VA BBB- 6,887 2015 $115,534 NN 7/31/2030
Advance Auto Parts Heath, O BBB- 6,806 1997 $67,175 NN 12/31/2025
Dollar General Alorton, IL BBB- 9,297 2011 $82,000 NNN 11/30/2026
Dollar General Dupo, IL BBB- 9,230 2010 $75,225 NN 3/31/2025
Dollar General Denham Springs, LA BBB- 9,147 2015 $101,440 NNN 6/30/2030
Dollar General Hammond, LA BBB- 9.195 2013 $97,651 NN 4/30/2028
Dollar General Hickory, NC BBB- 9,054 2012 $93,981 NNN 2/28/2027
Dollar General Hickory, NC BBB- 8,963 2011 $102,357 NN 9/30/2026
Dollar General Gastonia, NC BBB- 9,169 2012 $88,389 NNN 5/31/2027
Dollar General Cincinnati, OH BBB- 9,233 2013 $101,840 NNN 7/31/2028
Dollar General Hamilton, OH BBB- 9,511 2013 $115,464 NNN 12/31/2026
Family Dollar Baton Rouge, LA N/A 9,327 2016 $97,281 NNN 9/30/2030
Fresenius Medical Care Nashville, TN BBB- 8,800 1966 $268,752 NN 6/30/2030
Kroger** Hamilton, OH BBB 95,390 2006 $630,528 NN 12/31/2026
NAPA Auto Parts Belvidere, IL NAIC - Investment Grade 2 4,904 2010 $86,997 NNN 2/2/2036
NAPA Auto Parts Freeport, IL NAIC - Investment Grade 2 4,938 2011 $87,008 NNN 2/2/2036
Tractor Supply Co. Woods Cross, UT N/A 22,505 2015 $284,913 NN 10/31/2030
Walgreens Fort Worth, TX BBB 14,438 2003 $362,249 NNN



*Credit Ratings are from S&P (Standard & Poor) and NAIC (National Association of Insurance Commissioners)

**While the DST technically owns 95,390 square feet, approximately 14,000 square feet of in-line shop space is ground leased to the original owner of the shopping center.    

 Headquartered in Roanoke, Va., Advance Auto Parts, Inc., the largest automotive aftermarket parts provider in North America, serves both the professional installer and do-it-yourself customers. Advance operates over 5,200 stores, over 100 Worldpac branches and serves approximately 1,300 independently owned Carquest branded stores in the United States, Puerto Rico, the U.S. Virgin Islands and Canada. Advance employs approximately 74,000 Team Members. Advance Auto Parts trades on the New York Stock Exchange under the AAP symbol.  

Dollar General Corporation, incorporated on May 29, 1998, is a discount retailer in the United States. The Company offers a selection of merchandise, including consumables, seasonal, home products and apparel. Its merchandise includes national brands from manufacturers, as well as private brand selections with prices at discounts to national brands. It offers its merchandise at everyday low prices through its convenient small-box locations, with selling space averaging approximately 7,400 square feet. The Company sells national brands from manufacturers, such as Procter & Gamble, PepsiCo, Coca-Cola, Nestle, General Mills, Unilever, Kimberly Clark, Kellogg's and Nabisco, which are typically found at higher retail prices elsewhere. Additionally, its private brand consumables offer even greater value with options to purchase value items and national brand equivalent products at substantial discounts to the national brand. The Company operates approximately 11,879 stores located in 43 states located in the southern, southwestern, midwestern and eastern United States. 

For more than 50 years, Family Dollar has been providing value and convenience to customers in easy-to-shop neighborhood locations. Family Dollar’s mix of name brands and quality, private brand merchandise, appeals to shoppers in more than 8,100 stores in rural and urban settings across 46 states. 

 Fresenius Medical Care (NYSE: FMS) provides dialysis and related products, inpatient/outpatient care products, and services such as engineering to hospitals and related facilities. Fresenius operates more than 2,100 dialysis centers in North America and has over 100,000 employees. These facilities routinely provide medically necessary renal care to hundreds of thousands of patients with chronic kidney failure, a condition that affects more than 2.1 million individuals globally.

 Kroger was founded over 130 years ago. It is the largest supermarket chain in America by revenue. Its assets total over $30 billion. It is also the second largest general retailer and the 23rd largest company. It was ranked 24th on the Fortune 500 in 2014, during which its stock rose over 90%, making it the 10th best-performing stock on the list. It moved up to #20 on the Fortune 500 in 2015, #4 in the Food and Drug Store industry on the industry's list of the World’s Most Admired Companies, and #1 for Financial Soundness. As of December 2015, Kroger operates 2,600+ supermarkets and department stores, 2,120+ pharmacies, 1,350+ fuel centers, 780+ convenience stores, 320+ jewelry stores, and 35+ food processing or manufacturing facilities, which together serve over 8 million customers daily. Kroger employs over 400,000 individuals throughout 34 states. Kroger operates under 20+ local names, including City Market, Dillons, Food 4 Less, Fred Meyer, Fry's, Jay C, King Soopers, Pick 'n Save, QFC, Ralphs and Smith's. Kroger recently expanded its footprint by more than 150 stores through its $800 million acquisition of Roundy’s, adding the Wisconsin geography and over 30 Mariano's locations in Chicago.

 In the U.S., NAPA includes over 60 distribution centers, 15,000 NAPA AutoCare Centers and more than 6,000 independently-owned and company-owned stores. NAPA carries an extensive inventory of more than 400,000 parts for automotive and industrial applications. A division of Genuine Parts Company (NYSE: GPC) and a global automotive aftermarket leader, NAPA operates NAPA Canada, Auto Todo in Mexico and Repco in Australia and New Zealand.


Tractor Supply Co. (NASDAQ: TSCO) is a leading chain of retail stores that each carry products related to home improvement, agriculture, truck maintenance, livestock, equine care, and household pet care. It employs over 17,000 individuals and operates over 1,200 stores across 47 states. Stores are strategically located in towns outlying major metropolitan areas and in rural communities. It was listed by Forbes among the 100 fastest growing businesses.

Walgreens is the largest drug retailing chain in the United States. As of February 29, 2016, the company operated 8,177 stores in all 50 states, the District of Columbia, Puerto Rico and the U.S. Virgin Islands. It was founded in Chicago, Illinois, in 1901. The Walgreens headquarters office is in the Chicago suburb of Deerfield, Illinois. In 2014, the company agreed to purchase the remaining 55% of Switzerland-based Alliance Boots that it did not already own to form a global business. Under the terms of the purchase, the two companies merged to form a new holding company, Walgreens Boots Alliance Inc., on December 31, 2014. Walgreens became a subsidiary of the new company, which retains its Deerfield headquarters and trades on the Nasdaq under the symbol WBA (wiki)



Appraisals for all properties available upon request. Please email


The Portfolio contains properties located in the following cities and states:

  • Steubenville, OH
  • Heath, OH
  • Greenville, SC
  • Hamilton, OH (2 properties)
  • Alorton, IL
  • Cincinnati, OH
  • Dupo, IL
  • Hammond, LA
  • Gastonia, NC
  • Denham Springs, LA
  • Hickory, NC (2 properties)
  • Baton Rouge, LA
  • Nashville, TN
  • Freeport, IL
  • Belvidere, IL
  • Wood Cross, UT
  • Fort Worth, TX
Sources & Uses

Total Capitalization
Debt   $24,850,000
Equity   $27,440,000
Total Sources of Funds $52,290,000
Purchase Price   $46,457,382
Acquisition Fee   $308,788
Broker-Dealer Fee and Marketing Allowance   $2,195,200
Third Party Diligence   $237,500
Syndication Costs   $95,000
Closing Costs & Other Fees   $2,074,865
Organizational & Offering Costs   $411,600
Marketing, Distribution & Sponsorship Cost   $137,200
Reserves   $372,465
Total Uses of Funds $52,290,000
Debt Assumptions

The Portfolio has existing debt: 

  • Loan Origination Date: 5/10/2016
  • Lender: Barclays Bank PLC
  • Loan Proceeds: $24,850,000
  • Loan to Cost:47.52%
  • Interest Rate: Fixed (4.659%)
  • Amortization: 10-year interest-only
  • Recourse: Non-recourse to the Trust, but recourse to the Trust and principals of the Sponsor for certain (i) "bad acts," and (ii) environmental indemnification
  • Term: 10 years
  • Prepayment Penalty: Subject to Yield Maintenance fee if loan repaid before February 6, 2026

The Sponsor will make distributions directly to investors who own a beneficial interest in the DST on a pro-rata basis.

Distributions are projected to start for each investor within 60 days of the completion of that investors beneficial interest in the DST. Distributions are projected to continue on a monthly basis thereafter. These distributions are at the discretion of the Sponsor and made directly by the Sponsor, neither Realty Mogul Co. nor any of its affiliates have any control or discretion on the timing or amount of distributions.


Certain fees and compensation will be paid over the life of the transaction. The following fees and compensation will be paid:

Type of Fee Amount of Fee Received By Paid From Notes
One-Time Fees:
Acquisition Fee $308,788 Sponsor Capitalized Equity Contribution 1.13% of the offering amount.
Broker-Dealer Fee 7.0% Broker Dealers Capitalized Equity Contribution Paid to North Capital(1) or other licensed broker-dealers based on the amount of equity capital raised. Surplus fees retained by Sponsor.
Marketing & Due Diligence Fee 1.0% Broker Dealers Capitalized Equity Contribution 1.0% based on the amount of equity invested by investors through, third-party Broker Dealers (including North Capital(1)) are entitled to additional fees based on equity they originate. Surplus fees retained by Sponsor.
Syndication Costs $95,000 Sponsor or Third Parties Capitalized Equity Contribution  
Organizational & Offering Costs $411,600 Sponsor Capitalized Equity Contribution 1.5% of maximum offering amount.
Recurring Fees:
Asset Management Fee 0.85% - 2% of gross rental income Manager Operating Cash Flow Asset Management Fee starts at 1% of Gross Rental Income in Year 1 and vary from 0.85 in Year 5 up to 2% by Year 10. Average across a 10 year hold is 1.28%. 
Master Lease Operating Profit N/A Master Lessee Operating Cash Flow Master Lessee will retain operating revenues from the Properties that exceed the annual base rent. 

(1) Certain employees of Realty Mogul, Co. are registered representatives of, and are paid commissions by, North Capital Private Securities Corp., a Delaware corporation ("North Capital"). In addition, North Capital pays a technology provider services fee to Realty Mogul, Co. for licensing and access to certain technology, reporting, communications, branding, entity formation and administrative services performed from time to time by Realty Mogul, Co., and North Capital and Realty Mogul, Co. are parties to a profit sharing arrangement.

The above presentation is based upon information supplied by the Sponsor or others.  Realty Mogul, Co. along with its respective affiliates, officers, directors or representatives (the "RM Parties") hereby advise you that none of them has independently confirmed or verified any of the information contained herein.  The RM Parties further make no representations as to the accuracy or completeness of any such information and undertake no obligation now or in the future to update or correct this presentation or any information contained herein.

Offering Documentation

Review of PPM

Before making any investment decision, potential investors should carefully review the Private Placement Memorandum prepared by Sponsor (the "PPM"), including but not limited to, the Risk Factor section of the PPM and all exhibits of the PPM. The PPM contains additional risk factors and information regarding the DST that are not contained herein.  

Portfolio Risk​

DST's are ill equipped to address the untimely and unexpected need to raise capital or to re-tenant a property or to carry a property in the event of excessive vacancies. The Master Lessee is not likely to have the necessary resources to replace tenants as a result of default or untimely turnover. This risk is increased by an investment which includes multiple properties. 

1031 Risk

Although it is intended that interests will be acquired on a tax-deferred basis under Code Section 1031, each investor must satisfy a number of technical requirements to qualify for tax deferral under Section 1031. Also, no assurance can be given that investors will be able to complete a qualifying Section 1031 exchange in the future when the Portfolio is sold.

Real Estate Investment Risk

Any investment in real estate carries certain inherent risks, and there is no guaranty as to the future occupancy of the Properties or operating results.  Factors which might influence outcome include:

  • Changes in national or local economic conditions
  • Changes in the local market, including the entry of new competitors
  • Changes in the financial condition of the major tenant or tenants
  • The occurrence of casualties or natural disasters
  • The enactment of unfavorable laws

Master Lease Risk

The Properties are subject to a Master Lease to an affiliate of the Sponsor whose only assets and source of revenues will be the underlying Properties and which may not be able to meet its obligations as they come due. As with any Master Lease, if there is a significant upswing in rents, that upside accrues to the Master Lessee, but if there is falloff or vacancy, that risk is likely to fall on the investors.  There is a substantial risk that, if the Master Lessee is unable to meet its obligation to pay rent, a default or foreclosure may occur under property financing which could result in a substantial or total loss of an investment.

Conflict of Interest Risk

There are various potential conflicts of interest among the Sponsor, the Trustees, the Signatory Trustees, the Master Lessee, the Property Managers, and others engagement in the management and operation of the Properties, one or more of whom may be affiliated with the others. 

DST Risk

IRS established seven prohibitions over the powers of the DST Trustee, which include the following:

  • Once the offering is closed, there can be no future equity contribution to the DST by either current or new co-investors or beneficiaries
  • The DST Trustee cannot renegotiate the terms of the existing loans, nor can it borrow any new funds from any other lender or party
  • The DST Trustee cannot reinvest the proceeds from the sale of its investment real estate
  • The DST Trustee is limited to making capital expenditures with respect to the property to those for a) normal repair and maintenance, (b) minor non-structural capital improvements, and (c) those required by law
  • Any liquid cash held in the DST between distribution dates can only be invested in short-term debt obligations
  • All cash, other than necessary reserves, must be distributed to the co-investors or beneficiaries on a current basis, and
  • The Trustee cannot enter into new leases or renegotiate the current leases

Some of these restrictions are ameliorated in part by the introduction of a Master Lessee, who will have the ability, for example, to enter into or renegotiate leases.  However, the existence of a Master Lessee carries with in its own set of risk factors. In addition, DST Members will have no voting rights, and therefore no control over future decisions regarding sale of the properties or roll-up into a limited liability company.

Forward-Looking Statements

ExchangeRight Net-Leased Portfolio 12, LLC (the "Signatory Trustee") has based these forward-looking statements on its current expectations and predictions about future events. These forward-looking statements are subject to risks, uncertainties and assumptions about the Property, including, among other things, factors discussed below:

  • General economic performance of the local and national economy;
  • Required capital expenditures at the Property
  • Competition from properties similar to and near the Property
  • Adverse changes in local population trends, market conditions, neighborhood values, and local economic and social conditions
  • Supply and demand for property such as the Property
  • Interest rates and real estate tax rates
  • Governmental rules, regulations and fiscal policies
  • The enactment of unfavorable real estate, rent control, environmental, zoning or hazardous material laws
  • Uninsured losses
  • Anticipated market capitalization rates at the time of sale

Limited Transferability of Securities

Each Beneficial Owner will be required to represent that he is acquiring the Interests for investment and not with a view to distribution or resale, that such Beneficial Owner understands the Interests are not freely transferable and, in any event, that such Beneficial Owner must bear the economic risk of investment in the Interests for an indefinite period of time because: (i) the Interests have not been registered under the Act or applicable state “Blue Sky” or securities laws; and (ii) the Interests cannot be sold unless they are subsequently registered or an exemption from such registration is available. There will be no market for the Interests and the Beneficial Owner cannot expect to be able to liquidate their investment in case of an emergency. See “Restrictions on Transferability” in the PPM. Finally, the sale of the Interests may have adverse federal income tax consequences. See “Federal Income Tax Consequences” in the PPM.

Sale of the Property

The proceeds realized from the sale of the Properties will be distributed among the Beneficial Owners, but only after satisfaction of the claims of other third-party creditors and Affiliates of the Sponsor. The ability of a Beneficial Owner to recover all or any portion of its investment, accordingly, will depend on the amount of net proceeds realized from such sale and the amount of claims to be satisfied therefrom. There can be no assurance that the Beneficial Owners will realize gains on sale of the Properties.

Loss of Deposit

The Signatory Trustee may on behalf of the Trust retain the deposit of a Purchaser who is in default under the Purchase Agreement. See “Summary of Purchase Agreement and Escrow Instructions - Deposit; Liquidated Damages” in the PPM.​

No Representation of Beneficial Owners

Each Beneficial Owner acknowledges and agrees in the Purchase Agreement and Escrow Instructions that legal counsel representing the Depositor, the Signatory Trustee, the Property Manager and their Affiliates do not represent, and shall not be deemed under the applicable codes of professional responsibility to have represented or to be representing, any or all of the Beneficial Owners.​

Receipt of Compensation Regardless of Profitability​

The Sponsor, the Signatory Trustee, the Property Manager and their Affiliates are entitled to receive certain significant fees and other significant compensation, payments and reimbursements from the acquisition and operation of the Properties regardless of whether the Properties operate at a profit. See “Estimated Use of Proceeds" and “Compensation of the Sponsor and Affiliates” in the PPM. ​

No Fiduciary Duty

The Trust, the Signatory Trustee, and the Property Manager and their Affiliates will not have a fiduciary duty to the Beneficial Owners as would be applicable to a limited liability company, partnership, or corporation and, therefore, may take actions that would not be in the best interests of one or more of the Beneficial Owners. As permitted under applicable Delaware law, the Signatory Trustee and the Delaware Trustee have expressly disclaimed all duties to the Beneficial Owner except for the duties expressly contained under the Trust Agreement.

The above is not intended to be a full discussion of all the risks of this investment. Please see the Risk Factors in the Private Placement Memorandum for a discussion of additional risks.

The above presentation is based upon information supplied by the Sponsor and others. Realty Mogul, Co., along with its respective affiliates, officers, directors or representatives (the "RM Parties") hereby advise you that none of them has independently confirmed or verified any of the information contained herein. The RM Parties further make no representations as to the accuracy or completeness of any such information and undertake no obligation now or in the future to update or correct this presentation or any information contained herein.



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