Accredited real estate investors are being offered new access to institutional-quality industrial assets through the latest bluerock value exchange program in the 1031 market.
Details of the new DIP 7 industrial portfolio
Bluerock Value Exchange (BVEX) has launched BR Diversified Industrial Portfolio 7, DST (DIP 7), a new 1031 exchange and Delaware Statutory Trust program targeting approximately $60 million in equity from accredited investors. Announced in New York on Feb. 11, 2026, DIP 7 marks BVEX’s 45th individual DST program and its seventh consecutive industrial-focused strategy.
The new all-cash structure is designed as an unlevered DST, which can reduce refinancing risk for investors seeking tax-deferred exchange solutions. Moreover, it aims to appeal to those prioritizing capital preservation and predictable income over aggressive leverage.
DIP 7 consists of a four-state industrial portfolio spanning Alabama (AL), Florida (FL), Missouri (MO) and Virginia (VA). The offering aggregates five separate industrial properties totaling approximately 550,000 square feet, diversified across critical manufacturing, warehouse, distribution and industrial outdoor storage uses.
Tenant profile and lease structure
The properties are reported to be 100% leased to a mix of investment-grade and credit-rated tenants, including publicly traded and privately held companies with global and large national footprints. Moreover, the leases are structured as long-term triple net leases, which typically pass property operating costs to tenants and may support more stable net operating income for investors.
BVEX highlights that this tenant and lease profile is intended to provide steady, income-producing industrial assets within an institutional framework. That said, investors must still evaluate credit quality and lease duration as part of their own due diligence.
Market outlook and industrial sector positioning
According to Josh Hoffman, President of Bluerock Value Exchange, demand from 1031 investors for diversified industrial sector portfolios in high-growth markets has remained strong, particularly when offered in conservative, all-equity structures. He noted that the industrial segment is positioned for potential rent and NOI growth, supported by long-term manufacturing and distribution trends.
Hoffman stated that the firm seeks to preserve capital, deliver income stability and pursue high risk-adjusted returns over a moderate hold period through diversified industrial portfolios such as DIP 7. However, as with all real estate programs, future results will depend on execution, tenant performance and broader market conditions.
BVEX believes that BR Diversified Industrial Portfolio 7 DST represents an attractive opportunity due to its pre-assembled, diversified asset base in high-growth Sunbelt and industrial corridor locations. The DST is designed to provide investors with stable monthly cash flow, alongside the potential for capital appreciation over time.
Rent upside and location characteristics
The properties in DIP 7 are located along major transportation arterials, which can be critical for logistics, distribution and modern supply chain users. Moreover, the portfolio is positioned in what BVEX describes as desirable, high-growth Sunbelt markets and key industrial corridors, where occupier demand for industrial space has been elevated in recent years.
According to CoStar data cited by BVEX, in-place rents at the DIP 7 properties are substantially below current market rates, averaging approximately 25% under prevailing levels. That said, the realization of potential rent growth will depend on lease expirations, market conditions and the sponsor’s asset management strategy.
Bluerock Value Exchange background
With a 20-year track record, Bluerock Value Exchange operates as a national sponsor of syndicated 1031-exchange offerings focused on its Premier Exchange Properties program. The platform seeks to combine stable cash flows with potential value creation through institutional-quality real estate solutions tailored to exchange investors.
Over its history, Bluerock has structured 1031 exchanges totaling more than $3 billion in property value and approximately 15.5 million square feet of real estate. Moreover, the firm has built a presence across multiple U.S. regions, aiming to provide scale and diversification to its investor base.
Additional information on BVEX and its exchange offerings is available at bluerockexchange.com, where prospective investors can review program materials and eligibility criteria.
About Bluerock
Bluerock operates as an institutional alternative asset manager with more than $20 billion of acquired and managed assets. Headquartered in Manhattan, the firm maintains regional offices across the United States, supporting its diversified investment platform.
Bluerock principals collectively bring over 100 years of investing experience and more than $120 billion in real estate and capital markets transaction history. Moreover, they have contributed to the launch of multiple private and public company platforms spanning the alternative investment landscape.
Further details on Bluerock and its broader investment strategies can be found at bluerock.com, where the firm outlines its institutional capabilities and product offerings.
Overall, the DIP 7 launch underscores BVEX’s continued focus on unlevered, income-oriented industrial portfolios for 1031 exchange investors, targeting both current cash flow and longer-term value creation in growth markets.
