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Industrial
BR Diversified Industrial Portfolio IV, DST
Geographically Diversified
Open for Pledging
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BR Diversified Industrial Portfolio IV, DST
Geographically Diversified
All Investments > BR Diversified Industrial Portfolio IV, DST
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Overview
BR Diversified Industrial Portfolio IV, DST
BR Diversified Industrial Portfolio IV, DST is a 100% leased portfolio of three industrial buildings located in the Sunbelt states of SC and TN. 66% of the portfolio is leased to Amazon. The investment seeks to provide investors with stable monthly cash flow and the potential for capital appreciation. The properties are in highly connected locations, positioned adjacent to some of the busiest interstates in the country.
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Details
For more information, view the Sponsor's Investment Memorandum.
Eligibility 1031 Exchange Only
Minimum Investment 100000
Estimated Hold Period 7 to 10 Years
Investment Strategy Core Plus
Investment Type Equity
Sponsor Documents
The offering documents above have been prepared and are being delivered by the Sponsor of this investment opportunity, and not by RM Securities, LLC. RM Securities, LLC and its associated persons did not assist in preparing, do not explicitly or implicitly adopt or endorse, and are not otherwise responsible for, the Sponsors offering documents posted below or any content therein.
Deal Highlights
Investment Highlights
Experienced Sponsor: Founded in 2002, Bluerock is an institutional sponsor with more than $18 billion in acquired and managed assets. They have a 20-year track record of syndicating 1031 Exchange offerings with a focus on industrial and residential properties across 40+ offerings.
Amazon-Anchored Portfolio: Accounting for 66.3% of portfolio rent, Amazon signed a new ten-year lease at the recently constructed Florence property. The lease is guaranteed by Amazon, which boasts an AA S&P investment grade rating.
Well-Located Assets with Strong Market Fundamentals: The properties are situated in high-demand Sunbelt markets with access to exceptional distribution routes providing connectivity to major population centers. These markets in SC and TN exhibit low vacancy rates from 2.3% to 5.8%, leading to cumulative projected rent growth of ~20% on average through 2028. (Source: CoStar)
Potential Value Creation: With current lease rates averaging nearly 20% below current market rental rates, releasing opportunities could provide significant upside through rent growth.
Robust Sector Fundamentals: Despite heightened demand, new industrial starts are down creating a positive supply-demand environment. The industrial sector is forecasted to have the highest NOI growth (7.3% annualized) among all property types through 2028. (Source: Green Street)
Debt-Free Offering: The DST is an all-cash, debt-free offering eliminating the risk of lender foreclosure and providing exit strategy flexibility.
Experienced Sponsor: Founded in 2002, Bluerock is an institutional sponsor with more than $18 billion in acquired and managed assets. They have a 20-year track record of syndicating 1031 Exchange offerings with a focus on industrial and residential properties across 40+ offerings.
Amazon-Anchored Portfolio: Accounting for 66.3% of portfolio rent, Amazon signed a new ten-year lease at the recently constructed Florence property. The lease is guaranteed by Amazon, which boasts an AA S&P investment grade rating.
Well-Located Assets with Strong Market Fundamentals: The properties are situated in high-demand Sunbelt markets with access to exceptional distribution routes providing connectivity to major population centers. These markets in SC and TN exhibit low vacancy rates from 2.3% to 5.8%, leading to cumulative projected rent growth of ~20% on average through 2028. (Source: CoStar)
Potential Value Creation: With current lease rates averaging nearly 20% below current market rental rates, releasing opportunities could provide significant upside through rent growth.
Robust Sector Fundamentals: Despite heightened demand, new industrial starts are down creating a positive supply-demand environment. The industrial sector is forecasted to have the highest NOI growth (7.3% annualized) among all property types through 2028. (Source: Green Street)
Debt-Free Offering: The DST is an all-cash, debt-free offering eliminating the risk of lender foreclosure and providing exit strategy flexibility.
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Management
For more information, view the Sponsor's Investment Memorandum.
Bluerock Value Exchange

Founded in 2002, Bluerock Real Estate is an institutional asset management firm with more than $18 billion in acquired and managed assets. The principals have 100+ years combined experience across multiple market cycles and extensive experience creating private and public companies. Bluerock currently oversees more than $345 million of industrial real estate across the country through its DST programs and REIT. Bluerock has five successful investment program verticals including Bluerock Value Exchange.

Bluerock Value Exchange (BVEX), a subsidiary of Bluerock Real Estate, is a national sponsor of syndicated 1031 exchange offerings for 20 years with a focus on industrial and residential properties that seek to deliver stable cash flows and potential for value creation. Bluerock has structured 1031 exchanges on more than $2.5 billion in total property value and more than 13 million square feet of property.

Sponsor Track Record

Please see the following link for Bluerock Value Exchange's Track Record.

Management Team
Management
Ramin Kamfar
Founder & CEO

Mr. Kamfar is the founder of and has served as the Chairman and Chief Executive Officer (“CEO”) of Bluerock since its founding in October 2002. Mr. Kamfar also serves as the CEO of BAM, Chairman of the Fund Advisor, Chairman and CEO of the BR REIT, and Chairman of the Board of Trustees and Investment Committee Member of the Fund. Mr. Kamfar started his career as an investment banker at Lehman Brothers Inc. in 1988 and has over 20 years of experience in various aspects of real estate, mergers and acquisitions, private equity investing, investment banking, and public and private financings. Mr. Kamfar received a Master of Business Administration (“MBA”) degree with distinction in Finance in 1988 from The Wharton School of the University of Pennsylvania, located in Philadelphia, Pennsylvania, and a Bachelor of Science (“BS”) degree with distinction in Finance in 1985 from the University of Maryland located in College Park, Maryland.

Management
Jordan Ruddy
COO

Mr. Ruddy serves as Chief Operating Officer (“COO”) of Bluerock, which he joined in 2002. Mr. Ruddy also serves as President of BAM, President and Investment Committee Member of the Fund Advisor, President and COO of the BR REIT, and Co-Portfolio Manager and Investment Committee Member of the Fund. Mr. Ruddy brings over 25 years of institutional real estate investment experience working with some of the leading public and private firms in the industry. Previously, Mr. Ruddy served as a real estate investment banker at Banc of America Securities LLC, at Smith Barney Inc. and at JP Morgan Chase (previously the Chase Manhattan Bank), and as Vice President of Amerimar Enterprises, a real estate company specializing in value-added investments nationwide. Mr. Ruddy received an MBA degree in Finance and Real Estate in 1995 from The Wharton School of the University of Pennsylvania, and a BS degree with high honors in Economics in 1986 from the London School of Economics.

Management
Ryan MacDonald
CIO

Mr. MacDonald serves as the Chief Investment Officer of Bluerock, which he joined in 2008. He has previously served as Managing Director of Investments and also Chief Investment Officer of the BR REIT. Mr. MacDonald is responsible for sourcing, underwriting, structuring, financing, and closing of all Bluerock real estate investments, as well as ongoing asset management responsibilities including value-added renovation oversight and dispositions. To date, Mr. MacDonald has led over 70 real estate investments for Bluerock with an aggregate value approaching $3 billion. Prior to joining Bluerock, from October 2006 to May 2008, Mr. MacDonald was an analyst for PNC Realty Investors (formerly Mercantile Real Estate Advisors), where he served as part of an investment team that made more than $1.2 billion in investments within all tranches of the capital structure. From August 2005 to October 2006, Mr. MacDonald served in a corporate development role at Mercantile Bankshares, where he worked with executive management focusing on high-level strategic initiatives for the $6 billion bank. Mr. MacDonald received a BA degree in Economics from the University of Maryland, College Park.

Management
Josh Hoffman
President, BVEX

Mr. Hoffman serves as President of BVEX and concurrently serves as Managing Director for Bluerock and its affiliates, which he joined in 2009. Mr. Hoffman is responsible for sales operations, due diligence, and marketing of Bluerock’s investment platforms and offerings. Mr. Hoffman has extensive and wide-ranging experience structuring and product oversight of more than 135 individual real estate securities offerings during the course of his career, including 65 sponsored 1031 Exchange programs, public, closed-end interval funds, publicly-traded REITs, private non-traded REITs, and real estate-related Regulation D programs (including multi-property limited liability companies, notes and debentures) totaling more than $5 billion in total capital raised from investors. From 2005-2009, Mr. Hoffman served in a similar capacity for a private real estate security sponsor. Mr. Hoffman received a BA degree in Business Administration from Boise State University. He currently holds FINRA Series 7 and 63 licenses.

Property
For more information, view the Sponsor's Investment Memorandum.
Tenant Industry Property Location Year Built / Renovated Lease Size Rent(1) % Rent Lease Type Lease Expiration
Amazon eCommerce Cooperative Florence, SC 2023 118,284 $936,264 66.3% NNN 9/30/2034
Mac Papers and Packaging Manufacturing / Wholesale Dairy Greenville, SC 1998 38,450 $246,840 17.5% NNN 3/31/2032
Clarke Power Services Vehicle Repair Ault Knoxville, TN 1969 / 1995 34,972 $155,056 11.0% NNN 5/31/2029
Brundage-Bone Concrete Pumping Construction Ault Knoxville, TN 1969 / 1995 8,605 $73,143 5.2% NNN 5/31/2029
Total         200,311 $1,411,303 100.0%    

(1) Current annualized rent
 

Financials
For more information, view the Sponsor's Investment Memorandum.
Distributions

Please refer to the BR Diversified Industrial Portfolio IV, DST - Private Placement Memorandum in the Documents section for details regarding distributions and fees.

Distributions

Please refer to the BR Diversified Industrial Portfolio IV, DST - Private Placement Memorandum in the Documents section for details regarding distributions and fees.

Disclosures
RM Securities, LLC and its Affiliates Compensation

RM Securities, LLC, its registered representatives, affiliates, associated persons, and personnel of its affiliates who may also be associated with it, including our associated persons and personnel of our affiliates who are also be associated with RM Securities, LLC (it (“RM Securities,” “we,” “our,” or “us”) will receive fees, expense reimbursements, and other compensation (“Fees”) from the issuer of this investment offering, its sponsor, or an affiliate thereof (“Sponsor”), or otherwise in connection with Sponsor’s offering. The Fees paid to us are in addition to other fees you will pay to Sponsor or in connection with Sponsor’s investment offering. You will pay Fees to Sponsor, either directly or indirectly as an investor in the Sponsor’s offering. Sponsor will use the Fees you pay, as well as funds you invest in the relevant offering, to compensate us. The Fees paid to us will directly or indirectly be borne by you as the investor (typically, but not always, in the form of an expense of the Sponsor’s offering in which you invest) because such Fees will reduce the proceeds available for distribution to you and reduce the amount you earn over time.

For more information on the Fees paid to us, or any other Fees you will pay in connection with Sponsor’s offering, please carefully review the Sponsor’s Investment Documents. Please also carefully review RM Securities’ Form CRS, Regulation Best Interest Disclosures, and Limited Brokerage Services Agreement.

No Approval, Opinion or Representation, or Warranty by RM Securities, LLC

Sponsor has provided, approved, and is solely responsible in all aspects for the information on this webpage (“Page”), including Sponsor’s offering documentation, which may include without limitation the Private Placement Memorandum, Operating or Limited Partnership Agreement, Subscription Agreement, the Project Summary and all exhibits and other documents attached thereto or referenced therein (collectively, the “Investment Documents”). The Investment Documents linked on this page have been prepared and posted by Sponsor, and not by RM Securities. We did not assist in preparing, do not adopt or endorse, and we are not otherwise responsible for, the Sponsor’s Investment Documents. We make no representations or warranties as to the accuracy of information on this Page or in the Sponsor’s Investment Documents and we accept no liability therefor. No part of the information on this Page or in the Sponsor’s Investment Documents is intended to be binding on us.

Sponsor’s Information Qualified by Investment Documents

The information on this Page is qualified in its entirety by reference to the more complete information about the offering contained in the Sponsor’s Investment Documents. The information on this Page is not complete and subject to change at the Sponsor’s discretion at any time up to the closing date. The Sponsor’s Investment Documents and supplements thereto contain important information about the Sponsor’s offering including relevant investment objectives, the business plan, risks, charges, expenses, and other information, which you should consider carefully before investing. The information on this Page should not be used as a basis for an investor’s decision to invest.

Risk of Investment

This investment is speculative, highly illiquid, and involves substantial risk. There can be no assurances that all or any of Sponsor’s assumptions, expectations, estimates, goals, hypothetical illustrations, or other aspects of Sponsor’s business plans (“Assumptions”) will be true or that actual performance will bear any relation to Sponsor’s Assumptions, and no guarantee or representation is made that Sponsor’s Assumptions will be achieved. If Sponsor does not achieve its Assumptions, your investment could be materially and adversely affected. A loss of part or all of the principal value of your investment may occur. You should not invest unless you can readily bear the consequences of such loss. Sponsor’s Assumptions should not be relied upon as the primary basis for your decision to invest.

No Reliance on Forward-Looking Statements; Sponsor Assumptions

Sponsor is solely responsible for statements made concerning forward-looking statements and Assumptions, which apply only as of the date made, are preliminary and subject to change, and are expressly qualified in their entirety by the disclosures and cautionary statements included in Sponsor’s Investment Documents, which you should carefully review. Neither RM Securities nor Sponsor are obligated to update or revise such forward-looking statements or Assumptions to reflect events or circumstances that arise after the date made or to reflect the occurrence of unanticipated events. Sponsor’s forward-looking statements and Assumptions are hypothetical, not based on actual investment achievements or events, and are presented solely for purposes of providing insight into the Sponsor’s investment objectives, detailing Sponsor’s anticipated risk and reward characteristics, and establishing a benchmark for future evaluation of actual results; therefore, they are not a predictor, projection, or guarantee of future results. You should not rely on Sponsor’s forward-looking statements as a basis to invest.

Importantly, we do not adopt, endorse, or provide any assurance of returns or as to the accuracy or reasonableness of Sponsor’s Assumptions or forward-looking statements.

No Reliance on Past Performance

Any description of past performance is not a reliable indicator of future performance and should not be relied upon as the primary basis to invest.

Sponsor’s Use of Debt

A substantial portion of the total cost of the real estate asset acquired by the Sponsor with investor funds (“Property”) will be paid with borrowed funds, i.e., debt. Sponsor’s estimated rates and terms of the debt financing are subject to lender approval, and there is no assurance that the Sponsor will secure debt at the rates and terms presented on this Page or in the Sponsor’s Investment Documents, or at all. The use of borrowed money to acquire real estate is referred to as leveraging, which can amplify losses and could result in lender foreclosure. In addition, if the debt includes a variable (or “floating”) interest rate, the total amount of interest paid over the term of the debt will fluctuate and can increase. As a result, Sponsor’s use of debt can result in a loss of some or all of your investment.

Sponsor’s Offering is Not Registered

Sponsor’s securities offering will not be registered under the Securities Act of 1933, as amended (the “Securities Act”), in reliance upon the exemptions from registration pursuant to Rule 506(c) of Regulation D as promulgated under the Securities Act (“Private Placement”). In addition, the offering will not be registered under any state securities laws in reliance on exemptions from state registration. Such securities (your ownership interests) are subject to restrictions on transferability and resale and may not be transferred or resold except as permitted under applicable state and federal securities laws pursuant to registration or an available exemption. All Private Placements on the Platform are intended solely for “Accredited Investors,” as that term is defined in Rule 501(a) under the Securities Act.

No Investment Advice

Nothing on this Page should be regarded as investment advice (either with respect to a particular security or regarding an overall investment strategy), a recommendation, an offer to sell, or a solicitation of or an offer to buy any security. Advice from a securities professional is strongly advised to understand and assess the risks associated with real estate or private placement investments. For additional information on RM Securities’ involvement in this offering, please carefully review the Sponsor’s Investment Documents, and RM Securities’ Form CRS, Regulation Best Interest Disclosures, and Limited Brokerage Services Agreement.

1031 Exchange Risk

Internal Revenue Code Section 1031 (“Section 1031”) contains complex tax concepts and certain tax consequences may vary depending on the individual circumstances of each investor. RM Securities and its affiliates make no representation or warranty of any kind with respect to the tax consequences of your investment or that the IRS will not challenge any such treatment. You should consult with and rely on your own tax advisor about the tax aspects with respect to your particular circumstances.

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