BR Diversified Industrial Portfolio 8 is a debt-free DST holding five single-tenant industrial properties totaling approximately 463,806 SF across Florida, Illinois, and Missouri. The 100%-leased portfolio has a weighted-average lease term of nearly 13 years, annual rent escalations averaging more than 2.5%, and in-place rents approximately 20% below submarket levels. The thesis combines diversified net-lease income, industrial-outdoor-storage exposure, and embedded rent-growth potential, with a sponsor-controlled FMV option that may result in cash or a Section 721 exchange into affiliated operating-partnership units.
Five debt-free, single-tenant industrial properties totaling approximately 463,806 square feet across Florida, Illinois, and Missouri. The portfolio comprises two Jacksonville properties leased to Woodsman Kitchens & Floors, a Wheeling distribution facility leased to Shure, a Punta Gorda distribution/outdoor-storage facility leased to Hajoca, and a Kansas City warehouse/outdoor-storage facility leased to BlueLinx. 5%.
25 million. 96%, with a sponsor-controlled FMV option that may result in cash or a Section 721 exchange into affiliated operating-partnership units. Offered under Rule 506(c).
The properties are held free and clear with no mortgage, eliminating refinancing, maturity, rate-cap, and lender-foreclosure risk and removing the equal-or-greater-debt replacement requirement for 1031 investors. The structural trade-off is the absence of positive leverage.
Five-property, 463,806-square-foot industrial portfolio diversified across Florida, Illinois, and Missouri.
Debt-free capitalization eliminates interest-rate, refinancing, maturity, and foreclosure risk.
Nearly 13-year weighted-average lease term with annual escalations averaging more than 2.5%.
In-place rents are approximately 20% below submarket levels, with 15% projected cumulative market-rent growth through 2030.
Piper and Warren include scarce industrial outdoor storage; the portfolio was acquired approximately $823,000 below aggregate as-is appraisal value.
Debt-free structure; geographic and tenant diversification; 100% occupancy; long-duration absolute-net and triple-net leases; below-market rents; contractual escalators; a $2 million trust-controlled reserve; and industrial-outdoor-storage exposure.
Initial cash yield is modest; Supplemental Rent is performance-dependent; Woodsman occupies two properties; the 235,335-square-foot BlueLinx property represents roughly half the portfolio area; three Florida assets face hurricane exposure; upfront load is approximately 11.68%, with a potential 3.5% disposition fee.
The analysis below is Baker 1031's educational opinion — not investment, tax, or legal advice, a recommendation, or a guarantee, and it does not replace the offering's Private Placement Memorandum (PPM), which governs in all respects. Read the PPM and consult your own CPA and attorney before investing.
A defensive, unlevered industrial-income offering whose return depends more on contractual rent growth and terminal value than financial leverage. The affiliated master tenant is thinly capitalized through a $500,000 demand note, while Bluerock controls the manager, master tenant, and FMV-option counterparty. The FMV option may force a disposition, although investors can elect cash rather than OP units.
The analysis below is Baker 1031's educational opinion — not investment, tax, or legal advice, a recommendation, or a guarantee, and it does not replace the offering's Private Placement Memorandum (PPM), which governs in all respects. Read the PPM and consult your own CPA and attorney before investing.
| Metric | This Offering | Market Avg. | Assessment |
|---|---|---|---|
| Avg. Income | 5.32% | 5.39% | Meets Average |
| Income Growth | 22.63% | 14.41% | Above Average |
| Peak Income | 5.96% | 5.85% | Meets Average |
Bluerock
Bluerock has sponsored syndicated 1031 exchanges for more than eighteen years, and its Bluerock Value Exchange (BVEX) arm packages multifamily, industrial and other core sectors into what it markets as 'Premier Exchange Properties.' Backed by a broader Bluerock platform of roughly $19 billion that also spans interval funds, the firm pairs institutional acquisition capability with a long DST track record across multiple cycles. Its national footprint and sector breadth position it as a diversified mid-to-large sponsor rather than a single-asset specialist.
Learn More About Bluerock →Documents for this offering. Available to signed-in investors.
Securities offered through Aurora Securities, Inc. (CRD #46147 / SEC #8-51322), member FINRA / SIPC; Baker 1031 Investments, LLC is independent of Aurora Securities, Inc. and is not a registered broker-dealer or investment adviser. This is not an offer to sell or a solicitation of an offer to buy any security; any offer is made solely by the confidential private placement memorandum (PPM), which qualifies all information herein in its entirety. Delaware Statutory Trust interests are speculative, illiquid securities offered under Rule 506(c) of Regulation D and sold only to investors whose accredited-investor status has been verified; offering documents and subscription materials are provided only after that verification. They involve substantial risk, including possible loss of the entire investment.
Distributions, yields, the cap-rate equivalent, DSCR, occupancy, and benchmark figures are sponsor estimates or projections, are not guaranteed, and may differ materially from actual results. Any tax-adjusted yield assumes a 40% effective rate for non-1031 cash investors and is not tax advice. No tax, legal, or investment advice is provided — consult your own CPA and attorney. Past performance does not guarantee future results.