Your 1031 DST Authority
Blue Door Property III, DST
Offering Overview
Three self-storage facilities (~1,927 storage units, 24 modular outdoor units, 12 vehicle spaces) held in a parent/operating DST structure, financed at 45.96% LTV and operated under the SmartStop Self Storage brand: 4860 North 83rd Avenue, Phoenix AZ (711 units, ~82,435 SF), 460 Florida Central Parkway, Longwood FL (542 units, 12 vehicle spaces), and 8110 S. Cockrell Hill Road, Dallas TX (674 units plus 24 modular outdoor units). Portfolio occupancy is ~90% (~92% at Phoenix). Each property carries a separate fixed-rate interest-only mortgage from a SmartStop-affiliated lender (aggregate $24,191,359), and each is leased to a state-specific affiliated master tenant under its own master lease with a base/additional/bonus-rent waterfall, managed by a SmartStop-affiliated property manager. Thesis is leveraged, inflation-responsive operating income from necessity-based self-storage across three Sun Belt metros, with active revenue management and an optional Section 721 rollover into the sponsor's affiliated operating partnership ahead of the November 2032 loan maturity.
Investment Highlights
- This is a leveraged structure (45.96% LTV) financed with three separate fixed-rate mortgages at 5.00%, interest-only for the full seven-year term from SMST Lender, LLC, a SmartStop affiliate, maturing November 13, 2032. Interest-only with no amortization maximizes current distributions but builds no principal equity, so the entire $24.19M balloons at maturity; the seven-year hold is explicitly structured to dispose of the assets before that date, and the affiliated-lender, related-party terms warrant independent scrutiny.
- The portfolio is operated under the SmartStop Self Storage platform (ultimate parent SmartStop Self Storage REIT, NYSE: SMA), with state-specific affiliated master tenants and a SmartStop-affiliated property manager. This aligns the assets with a scaled operator's revenue-management and marketing infrastructure, while concentrating master-tenant, management, lending, and 721-counterparty roles within a single sponsor family rather than diversified third parties.
- Geographic diversification spans three independent Sun Belt storage trade areas, Phoenix, the Orlando/Longwood corridor, and Dallas, at roughly 90% occupancy (about 92% at Phoenix). Spreading income across three metros with distinct supply-demand dynamics reduces the single-market concentration risk inherent to a one-submarket storage deal, though self-storage demand remains hyper-local within each.
- At a 5.00% fixed borrowing cost against the portfolio's going-in NOI yield, the moderate leverage modestly amplifies investor cash-on-cash relative to an all-equity structure, and the interest-only feature removes amortization drag to support current distributions. The trade-off is that no equity is built through paydown, leaving exit value entirely dependent on NOI growth and the terminal value against a fixed principal balloon.
- The combination of leverage (interest deductibility) and depreciation produces high tax shelter, roughly 89-92% of cash flow sheltered in the early years, yielding an average tax-equivalent yield near 7.08% for non-1031 cash investors at a 40% assumed effective rate. The after-tax profile is materially stronger than the ~4.28% pre-tax cash-on-cash, positioning the offering as a tax-efficient leveraged income vehicle.
Forecasted Cash Flow
Projected annual cash-on-cash distributions with the corresponding tax-equivalent yield over the hold, based on the sponsor’s underwriting assumptions.
Illustrative projections only — targeted distributions are not guaranteed and actual results will vary. Tax-equivalent yield assumes depreciation shelter of distributed income.
Analyst Notes
Blue Door III is a moderately leveraged, core-plus self-storage vehicle that contrasts sharply with its debt-free sibling: the 45.96% LTV fixed-rate interest-only financing amplifies both cash-on-cash and tax shelter while imposing a defined seven-year refinancing-or-sale imperative tied to the November 2032 maturity. The investment case rests on SmartStop lifting NOI across three Sun Belt facilities through revenue management, with the interest-only structure front-loading distributions but building no principal equity, so terminal value is wholly a function of NOI growth and exit pricing against a balloon. Pervasive affiliation across lender, master tenants, manager, and 721 counterparty concentrates both operational alignment and conflict risk in one sponsor family, and the thin day-one equity cushion leaves limited margin if storage fundamentals soften. The after-tax profile is the strongest feature, roughly 89-92% early-year shelter and a ~7.08% tax-equivalent yield for cash investors, but the 4.00% pre-tax going-in yield, 15.19% load, and floating-rate extension risk make the offering most coherent for tax-sensitive investors comfortable with leverage and a defined exit window rather than those prioritizing capital preservation.
Pros
The offering provides a geographically diversified self-storage portfolio across three Sun Belt metros operated by the SmartStop public-REIT platform, with institutional revenue-management capability and month-to-month leases that permit inflation pass-through and bonus-rent upside. Financing is fixed-rate (5.00%) and interest-only, locking coupon cost and maximizing current distributions, and Year 1 debt-service coverage is healthy at 1.81x. Depreciation and interest shelter are substantial (~7.08% average tax-equivalent yield for cash investors), and an optional Section 721 contribution offers a potential tax-deferred exit into the sponsor's affiliated operating partnership.
Cons
The financing is interest-only with a hard seven-year balloon (November 2032) and no amortization, so the full $24.19M principal must be refinanced or repaid at exit; any delay forces extension at floating SOFR plus 1.50%, surrendering the 5.00% fixed coupon precisely at the maturity wall. Financing, master tenants, property management, and the 721 counterparty are all SmartStop affiliates, creating pervasive conflicts with no arm's-length check on loan or lease terms, and each master tenant is capitalized only by a small demand note from the affiliated operating partnership ($441,000 Phoenix, $322,000 Dallas, among them), reducible by retained earnings. Going-in cash yield is low at 4.00%, reaching only 4.52% by year 7 and dependent on revenue-management execution and bonus rent, against a high 15.19% load plus a 2.0% disposition fee. The 721 consideration would be units in SS Growth Operating Partnership III, a private, non-traded REIT, not the listed SmartStop, and the appraised value ($45.3M) sits only marginally above purchase price ($44.24M), leaving thin day-one equity cushion against 45.96% leverage (debt-to-appraised-value roughly 53%) in a supply-sensitive sector.
Financing
Financing terms for this offering are summarized below.
Benchmark Comparison
| Metric | This Offering | Benchmark | Difference |
|---|---|---|---|
| Average Yield | 4.28% | 4.50% | −4.89% |
| Max Yield | 4.52% | 4.79% | −5.64% |
| 10-Yr Income Growth | 13.00% | 13.87% | −6.27% |
Benchmark reflects the average of comparable Self-Storage offerings. Differences are relative to the benchmark.
Offering Documents
Offering Documents Available By Request
About the Sponsor
SmartStop is a self-storage REIT (NYSE: SMA) that completed an $810 million IPO in April 2025 and sponsors self-storage DSTs through its broader platform, with assets in the $7 billion-plus range post-listing. Its pure-play self-storage focus, internal management and combined U.S.-and-Canada footprint give it a clean, single-sector thesis, and the recent public listing adds a transparency and liquidity dimension uncommon among DST sponsors. For exchangers, it offers concentrated exposure to a resilient, low-operating-intensity asset class.
This page describes a specific Delaware Statutory Trust offering (Blue Door Property III, DST) and is provided for informational purposes only. It does not constitute an offer to sell or a solicitation of an offer to buy any security. Any offering is made solely to verified accredited investors and only by means of a confidential private placement memorandum (PPM).
All figures shown — including minimum investment, cash-flow projections, tax-equivalent yield, loan-to-value, and hold period — reflect the sponsor's current estimates and assumptions and are not guarantees of future performance. Tax-equivalent yield depends on each investor's tax circumstances; projected distributions may not be achieved and actual results will vary. Sponsor track record, benchmark data, and full-cycle averages describe prior programs and are not indicative of the results of this offering.
An investment in a DST is speculative, illiquid, and involves a high degree of risk, including the possible loss of the entire amount invested. There is no public market for these interests, distributions are not guaranteed, and investors have no control over property operations. 1031 exchange and tax treatment depend on each investor's individual circumstances and on tax laws that are subject to change; consult your own tax and legal advisors.
Tax-equivalent yield represents the pre-tax yield a fully taxable investment would need to generate in order to match the after-tax cash flow of this offering. It assumes that a portion of distributions is sheltered by depreciation and other deductions, and it depends entirely on each investor's individual tax bracket, state of residence, and holding structure. It is illustrative only and is not a projection of return. Cap rate equivalent is the implied capitalization rate (net operating income divided by purchase price) shown solely for comparison to direct real estate; it is not a distribution rate, a yield, or a measure of investor return.
This offering and all terms shown are subject to change, withdrawal, or cancellation at any time without notice, and availability is not guaranteed. Nothing on this page creates a commitment or reservation. An investment is confirmed only upon the sponsor's acceptance of fully executed subscription documents; no other communication, indication of interest, or reservation constitutes a binding investment.