# Sorrel Phillips Creek

Source: https://baker1031.com/data/full-cycle/investments/5d5f2034cbb69ed0

Compiled: 2026-11-03. Source workbook: full_cycle_sponsor_summary_reviewed.xlsx; SHA-256: 57b6a4f1684fe8705993e9ddbe73bdadc275be6df22e56a12153298457264a8e. This date describes the compilation, not the currency of every underlying record.

## Data limitations and educational use

This data was collected from sponsor materials and manually entered into a data file for analysis. Transcription, calculation or classification errors may exist. The compilation has not been independently audited or verified for correctness, completeness or currency. Consult the current private placement memorandum (PPM), its supplements and sponsor reports for complete, up-to-date track-record information.

Displayed metrics use the higher endpoint of each reported range, including averages and medians of those values. Selecting higher return or multiple endpoints presents the more favorable source case. These figures do not establish typical or expected performance. Original ranges remain in the underlying data and source materials.

Some source data is dated, estimated or based on valuations rather than cash exits. Sponsors may use different periods, fees, return definitions and calculation methods, making direct comparisons unreliable or impossible. Available histories may be incomplete or selected, and exclusions and missing values affect each metric’s sample. Averages are not pooled investor returns or a ranking of sponsors.

For educational purposes only. This data is not investment, tax or legal advice, a recommendation, or an offer to buy or sell securities. Past performance does not guarantee or predict future results. Real estate securities are speculative and illiquid; distributions are not guaranteed and investors may lose their entire investment.

## Data coverage

<a id="data-coverage"></a>

| Measure | Value |
| --- | --- |
| Investment histories | 837 |
| Sponsors covered (25 with histories) | 39 |
| Annual-return observations | 737 |

<a id="investment-record"></a>

| Investment | Sponsor | Property type | Location | Start | End | Hold years | Annual return | Multiple | IRR | Outcome |
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- |
| [Sorrel Phillips Creek](https://baker1031.com/data/full-cycle/investments/5d5f2034cbb69ed0.md) [14](#note-14) [42](#note-42) [46](#note-46) | Bluerock | Multifamily | Frisco, TX | 2015-10 | 2019-07 | 3.83 | Unavailable | 1.39x | 10.30% | Break-even or better |

<a id="reported-figures"></a>

| Metric | Source / calculated value | Sponsor comparison |
| --- | --- | --- |
| Annual return | Unavailable | No usable value available |
| Hold period (years) | 3.83 | Included |
| Equity multiple | 1.39x | Included |
| Outcome | Break-even or better | Included |

<a id="investment-facts"></a>

| Field | Value |
| --- | --- |
| Annual-return method | Unavailable |
| Reported IRR, kept separate | 10.30% |
| Source start date | 2015-10 |
| Source end date | 2019-07 |
| Offering structure | Real estate history; structure unconfirmed |

## Source and calculation notes

Return basis: Return unavailable. Annual method: Unavailable.

A reported multiple is retained, but its rebased capital or measurement period does not match the whole holding period. Annual return is unavailable; the offering remains included by type.

Hold method: Existing reviewed hold; Reported months /12.

Outcome basis: Unrounded reported/supported equity multiple compared with 1.00x; source valuation/capital basis applies.

Source: Bluerock - BR Diversified Industrial Portfolio 8, DST - PPM.pdf, PDF viewer pages 131.

Definition: Blended net IRR: includes property-level fees/expenses; excludes upfront offering-level expenses except ^ programs, which include them. Gross return is distributions plus net sale proceeds; figures represent100% property interest incl JV partners. No equity multiple inferred from rounded USD amounts.

Original notes: 

Structure: Real estate history; structure unconfirmed. Unconfirmed: true. Estimated: false. Valuation/in-kind exit: false.

<a id="additional-source-metrics"></a>

| Additional source metric | Value | Units |
| --- | --- | --- |
| Purchase cost USD | 55260000 | USD |
| Equity invested USD | 33600000 | USD |
| Total gross return USD | 46660000 | USD |

## Footnotes

<a id="note-14"></a>

### 14. Sorrel Phillips Creek / Sovereign Apartments portfolio

The source reports combined portfolio equity and return for Sorrel Phillips Creek and Sovereign Apartments, while the displayed holding period relates to one property. A matched portfolio annual rate is unavailable. The portfolio is counted once; its supported multiple and reported success remain.

Treatment: Annual return already unavailable; reported portfolio multiple and outcome retained

Source: Bluerock - BR Diversified Industrial Portfolio 8, DST - PPM.pdf, PDF viewer pages 131, 134.

<a id="note-42"></a>

### 42. Annual return unavailable

No supported comparable annual return is available for this record. An available hold period, multiple or qualified outcome may still enter its own sponsor comparison sample.

<a id="note-46"></a>

### 46. Investor structure unconfirmed

The source does not confirm the investor security structure. The property history remains in the broad screen; inclusion does not establish 1031 eligibility.

## Proprietary compilation and use

Baker 1031 Investments, LLC’s selection, organization, annotations and presentation form a proprietary compilation. Underlying sponsor materials and third-party content remain subject to their respective owners’ rights. No open-data or redistribution license is granted. Contact Baker 1031 for permission to reproduce the compilation.

Methods: https://baker1031.com/data/full-cycle/methodology.md

Securities offered through Aurora Securities, Inc., member FINRA/SIPC. Baker 1031 Investments, LLC is independent of Aurora Securities, Inc. Contact: hello@baker1031.com.