Baker 1031 · Data
Full-cycle investment data
Overall historical offering results, sponsor summaries and source methods, compiled by Baker 1031 for educational analysis.
Manually compiled and unaudited. Metrics use higher source endpoints. Review the current PPM and data limitations.
- Investment histories
- 837
- Sponsors covered (25 with histories)
- 39
- Annual-return observations
- 737
Methods and source notes
How the data population, comparisons and exceptional outcomes are recorded.
Data population
This snapshot presents all 837 distinct entries on the compiled workbook’s Investments tab, with one comparison row for each of 39 covered sponsors. The workbook retains 1,851 underlying source observations.
The broad U.S. replacement-property screen retains TICs, DSTs and property histories with unconfirmed structures. Identified fund, debt, corporate-security and foreign-property histories are outside that screen. Repeated portfolio components and duplicate disclosures count once.
Listed counts include comparison exceptions. A missing metric affects only its own sample. Ordinary losses and adverse market outcomes remain in the comparisons.
Annual returns and holding periods
Use a source-reported annual return when available. Otherwise, the descriptive simple annual-profit calculation is (equity multiple − 1) / hold years, where those inputs have a supported common period.
Source AAR and calculated simple annual profit can use different conventions. Source IRR is kept separately, and no equity multiple is inferred from IRR. Dated cash flows would be needed to calculate an actual portfolio IRR.
Holds retain their source convention: exact day counts / 365.25, elapsed source months / 12, or a reported positive period. Reversed or incompatible dates remain documented.
Averages, higher endpoints and samples
Means and medians treat each available investment observation equally. They are descriptive samples rather than capital-weighted or pooled portfolio returns. Gross/net fees and property/fund/investor bases remain identified by source.
For a source range, display its higher endpoint. Displayed means and medians use those higher values, with the same per-metric samples and exclusions. Original bounds remain in the underlying data and source materials. Selecting higher return endpoints presents the more favorable source case; these figures do not establish typical or expected performance.
Some observations are sponsor estimates or valuation-based exits. The sponsor and investment pages identify these qualifications alongside the results.
Success Rate
A capital-inclusive multiple of at least 1.00x indicates nominal capital recovery or better. Lower values indicate loss on the source basis. No inflation or time-value adjustment is applied.
Where a multiple is unavailable, some outcomes use an explicitly qualified indication from the sign of a reported lifetime return or IRR, assuming conventional cash flows. Unknown outcomes are omitted from this metric’s denominator.
NAV / 721 outcomes use the source valuation and do not establish final cash realization. Neither income-only yield nor property-price movement is substituted for an investor’s complete return.
Preferred Sponsors comparison
“Preferred Sponsors” identifies Baker 1031’s selected group for quantitative comparison of historical sponsor results against the wider compiled dataset. The designation is not an endorsement or recommendation of any sponsor or investment, a suitability determination, or a prediction of future performance.
The selected group and the available histories are retrospective and may be incomplete. The full-dataset averages include the preferred group. Extreme observations and uneven sponsor representation can materially affect the averages; no outlier trimming or risk/time normalization is applied. This compilation is not a broad-market benchmark or a risk-adjusted, time-matched comparison and does not establish that every designated sponsor has outperformed, or will outperform, the wider market. A designation alone does not establish an available track record; sponsors without reported histories contribute no observations to the averages.
For educational purposes only; not investment advice. Review the current PPM, supplements and sponsor reports for complete, up-to-date track records, methods, fees and risks before considering an investment. Past performance does not guarantee or predict future results.
The Summary lists the exact selected sponsors and compares their available investment observations with the full dataset using the same calculation and exclusion policy.
View the comparison and selected sponsorsSource notes
Notes 1–4 define specific comparison exclusions. Notes 5–14 explain source warnings, missing inputs and restored reported outcomes.
US Government Veterans Administration (original VA Birmingham DST)
Original VA Birmingham DST: a member of its single ownership group died in 2020, and Net Lease Capital Advisors purchased the property in March 2021. The PPM reports 1.104x including returned capital, equivalent to a 10.4% nominal gain. Excluded from performance comparisons at Jerry’s direction as the death-related early-exit exception he identified. The source confirms the death and property purchase; the estate-driven early-exit rationale comes from Jerry.
Excluded from annual, hold, multiple, success comparisons; listing retained
NLC - NLC Financial Service HQ DST - PPM.pdf · PDF viewer pages 45, 48
LSC-BIO HC1, DST
LSC-BIO HC1: the PPM reports 1.46x, while its disclosed total distributions of $7,319,376 divided by $4,453,890 of invested equity equal about 1.6434x. Multiple and derived annual-return averages omit the conflicted magnitude; the reported capital-recovery outcome remains a success.
Excluded from annual, multiple comparisons; listing retained
Livingston Street Capital - LSC-Fort Washington MD, DST - PPM.pdf · PDF viewer page 101
Midgard Naples 2
Midgard Naples 2: the PPM reports a 1.09x deal multiple, but $8,461,740 of investor distributions divided by $4,788,100 of investor capital equals about 1.7672x. Multiple and derived annual-return averages omit the unresolved magnitude; success remains positive under both figures.
Excluded from annual, multiple comparisons; listing retained
Reliant - Reliant Midgard Self Storage DST I - PPM.pdf · PDF viewer pages 61, 62
1501 Jackson
1501 Jackson: the report prints malformed distributions of “$1,869,0533” and a 0.28x multiple. The magnitude is unresolved and omitted from multiple/annual-return averages. Its explicitly reported loss outcome remains in Success Rate; no cash amount is corrected by assumption.
Excluded from annual, multiple comparisons; listing retained
Syndicated Full Track Record (2024).pdf · PDF viewer page 10
LSC-UKHS HC2, DST
LSC-UKHS HC2: the source states 2 years 11 months, while its dates imply about 2.74 years. Its 1.29x multiple is slightly below the 1.2995x cash ratio. The worksheet uses its stated date convention and preserves these differences.
Source warning / existing missing input; offering retained
Livingston Street Capital - LSC-Fort Washington MD, DST - PPM.pdf · PDF viewer page 101
The Cottages at Warner Robins
The Cottages at Warner Robins: printed purchase/sale years are reversed. The calculations use the separately reported 24-month hold; the date typo is preserved in the notes.
Source warning / existing missing input; offering retained
Bluerock - BR Diversified Industrial Portfolio 8, DST - PPM.pdf · PDF viewer page 133
NREA Adair DST
NREA Adair DST: source acquisition October 2022 follows its April 2022 sale. Hold is unavailable. Reported 17.1% annualized return and 1.70x multiple remain source observations.
Source warning / existing missing input; offering retained
NexPoint - NexPoint Lodging II DST - PPM.pdf · PDF viewer page 85
Midgard Murrells Inlet Two
Midgard Murrells Inlet Two: both dates are June 2020 at month precision. The reported 4.3x multiple remains included; a positive hold and simple annual-return estimate are unavailable.
Source warning / existing missing input; offering retained
Reliant - Reliant Midgard Self Storage DST I - PPM.pdf · PDF viewer page 62
Superior Huntington
Superior Huntington: no investor capital was called; source MOIC and IRR are N/A. The offering remains listed, with return magnitude and success outcome unavailable rather than treated as a failure.
Source warning / existing missing input; offering retained
Secure Properties - Secure Net Lease Industrial II, DST - PPM.pdf · PDF viewer page 67
Guidepost
Guidepost: an 18-asset program reports “Various” dates. Its cash multiple and success outcome remain; a single hold or simple annual-return estimate is unavailable.
Source warning / existing missing input; offering retained
Secure Properties - Secure Net Lease Industrial II, DST - PPM.pdf · PDF viewer page 67
Kyle Estates - West
Kyle Estates–West: source MOIC is 0.00x. Positive property-sale proceeds do not establish investor distributions after allocations. The reported loss remains included; its cash allocation has not been independently reconciled.
Source warning / existing missing input; offering retained
Walton Global - Colorado Growth 1 - Holly Ridge DST - PPM.pdf · PDF viewer pages 200, 201, 211
Hunt County
The source row starts in April 2018 but has no RUC vehicle label or footnote proving a capital rebase. The earlier rebase inference is not used to suppress its reported-multiple outcome: loss (0.88x). Capital-basis uncertainty is retained as a warning. The Investments-tab annual return remains unavailable.
Reported-multiple outcome restored; annual return remains unavailable
Walton Global - Colorado Growth 1 - Holly Ridge DST - PPM.pdf · PDF viewer pages 200, 208, 211
Caldwell- Southern US Land 2, 100 Acres
The source row starts in April 2018 but has no RUC vehicle label or footnote proving a capital rebase. The earlier rebase inference is not used to suppress its reported-multiple outcome: success (1.71x). Capital-basis uncertainty is retained as a warning. The Investments-tab annual return remains unavailable.
Reported-multiple outcome restored; annual return remains unavailable
Walton Global - Colorado Growth 1 - Holly Ridge DST - PPM.pdf · PDF viewer pages 200, 208, 211
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.
Annual return already unavailable; reported portfolio multiple and outcome retained
Bluerock - BR Diversified Industrial Portfolio 8, DST - PPM.pdf · PDF viewer pages 131, 134
Snapshot provenance
- Compiled
- November 3, 2026
- Source workbook
- full_cycle_sponsor_summary_reviewed.xlsx
- Workbook checksum (SHA-256)
57b6a4f1684fe8705993e9ddbe73bdadc275be6df22e56a12153298457264a8e- Availability
- Crawler-readable data with visitor sign-in
Source references identify document names and PDF viewer pages. Visitors sign in to view the data; crawlers can read the complete HTML and Markdown. The compilation date does not establish the currency of each source 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.
Compilation rights and source methods · Current offering statistics
Proprietary compilation
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.