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SEC filing record
Primary Source · SEC.gov

BentallGreenOak US IV Industrial Co-Investment REIT, LLC

Co-Investment Vehicle2023 vintage506(b), 3(c)

Raised

$500K

Investors

125

Min Invest

$4,000

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AltStreet Analysis

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Generated from EDGAR primary sources

BentallGreenOak US IV Industrial Co-Investment REIT, LLC is a Delaware-organized pooled investment fund filed under Rule 506(b) and 3(c) exemptions on January 18, 2023. The entity raised $500K from 125 investors with a $4K minimum investment. The filing lists N/A BGO Industrial Development Partnership LP as promoter and six directors including Chris Niehaus, Karamjit Kalsi, Andrew Yoon, Jonathan Epstein, Amy Price, and Kevin Rivest.

This is a private REIT co-investment vehicle in the industrial real estate sector, using standard 506(b) and 3(c) exemptions typical of alternative investment pooled funds. The $4K minimum investment is exceptionally low for a real estate co-investment structure, which typically targets institutional or high-net-worth investors with six-figure minimums.

Data Flags

minimum investment vs. investor count125 investors contributing $500K total at $4K minimum investment results in an average commitment of $4K per investor, suggesting potential syndication or fractional ownership structure atypical for institutional industrial real estate co-investments
first sale dateFirst sale date not disclosed despite total raise being only $500K, which is well below the threshold where institutional funds routinely omit this field

EDGAR Filing Data

Form D — Primary Source

View on SEC.gov
CIK Number0001959863
Entity NameBentallGreenOak US IV Industrial Co-Investment REIT, LLC
ExemptionRule 506(b), Section 3(c)(7), Section 3(c)
What the exemption meansRule 506(b) of Regulation D: securities may be sold to an unlimited number of accredited investors and up to 35 non-accredited investors who meet the rule's sophistication standard, without general solicitation or advertising. Section 3(c)(7) of the Investment Company Act: the fund is excluded from investment-company registration because every investor is a qualified purchaser, generally an individual with at least $5 million in investments or an institution with at least $25 million. Section 3(c) of the Investment Company Act of 1940: the issuer is a pooled investment vehicle relying on an exclusion from registration as an investment company.
Entity TypeLimited Liability Company
Jurisdiction of OrganizationDelaware
Issuer AddressC/O Bentallgreenoak, 399 Park Avenue, 18th Floor, New York, NY 10022
Phone(212) 359-7800
Industry / Fund TypeREITS and Finance
Investment Company ActExcluded under Section 3(c)(7) (qualified purchasers only)
Securities TypeEquity, Pooled Investment Fund
First Sale Date—
Filing DateJanuary 18, 2023
Accession Number0001959863-23-000001
Total Offering Amount$500,000
Total Amount Sold$500,000
Amount Remaining$0
Total Investors125
Non-Accredited InvestorsNone
Minimum Investment$4,000
Offering DurationOne year or less
Revenue RangeDecline to Disclose
State (Issuer Address)NY
Amendment CountOriginal filing only

Filings on Record

Every filing AltStreet's ledger holds for this CIK, newest first. Each opens the SEC archive folder.

DJanuary 18, 2023

In the Terminal

Filing events

0

none on file

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Statements extracted

0

none on file

NAV prints

0

none on file

Offering chains

1

closed

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Adviser of Record (Form ADV)

Bentallgreenoak (U.S.) Limited Partnership

CRD 111470 · SEC-registered adviser · lists this fund on Schedule D 7.B.(1) as a real estate fund

Auditor named on Form ADV: Ernst & Young · PCAOB-registered per the adviser

From the adviser's Form ADV as loaded from the SEC bulk data, joined on this issuer's Form D file number. Fund-level figures and the adviser's full fund roster are in the terminal.

Related Persons (Form D)

Executive officers, directors, and promoters listed on the SEC Form D filing. Source: SEC.gov.

N/A BGO Industrial Development Partnership LP

Promoter · New York, NY

Chris Niehaus

Director · New York, NY

Karamjit Kalsi

Director · New York, NY

Andrew Yoon

Director · New York, NY

Jonathan Epstein

Director · New York, NY

Amy Price

Director · New York, NY

Kevin Rivest

Director · New York, NY

Placement Agents and Sales Compensation (Form D)

Who the issuer reported paying to sell the securities (Form D Item 12), with the FINRA registration number the filer gave. Source: SEC.gov.

Charles HarrisonCRD 3071551 on BrokerCheck

Associated broker-dealer: H & L Equities, LLC (CRD 113794) · Atlanta, GA · Soliciting in FL, GA, TX

Lori MayfieldCRD 4899271 on BrokerCheck

Associated broker-dealer: H & L Equities, LLC (CRD 113794) · Atlanta, GA · Soliciting in FL, GA, TX

Patrick WhelchelCRD 5389090 on BrokerCheck

Associated broker-dealer: H & L Equities, LLC (CRD 113794) · Atlanta, GA · Soliciting in FL, GA, TX

Scott HarrisonCRD 4981070 on BrokerCheck

Associated broker-dealer: H & L Equities, LLC (CRD 113794) · Atlanta, GA · Soliciting in FL, GA, TX

Questions About BentallGreenOak US IV Industrial Co-Investment REIT, LLC

Each answer is built from the values on the SEC filing and the AltStreet ledger, not from the issuer's marketing.

What is BentallGreenOak US IV Industrial Co-Investment REIT, LLC?

BentallGreenOak US IV Industrial Co-Investment REIT, LLC is a Delaware limited liability company that filed a Form D with the SEC on January 18, 2023 in the REITS and Finance industry group. The filing claims Rule 506(b), Section 3(c)(7), Section 3(c) for an offering of equity and pooled investment fund interests.

Is BentallGreenOak US IV Industrial Co-Investment REIT, LLC legit?

AltStreet does not rate legitimacy; it reports the public record. BentallGreenOak US IV Industrial Co-Investment REIT, LLC filed a Form D with the SEC on January 18, 2023 claiming Rule 506(b), Section 3(c)(7), Section 3(c). A Form D is a notice of an exempt offering, not a review or approval of it. The newest notice reports $500,000 sold to 125 investors. AltStreet's enforcement record (SEC, FINRA and state actions) shows no action naming the issuer as of today. Before investing, confirm the filing on EDGAR, check the seller's registration on FINRA BrokerCheck, and read the offering documents, which a Form D does not include.

Is BentallGreenOak US IV Industrial Co-Investment REIT, LLC registered with or approved by the SEC?

No. A Form D is a notice that an issuer is selling securities under an exemption from registration, and the SEC does not review, approve, or pass on the merits of the offering. The filing shows that BentallGreenOak US IV Industrial Co-Investment REIT, LLC claimed Rule 506(b), Section 3(c)(7), Section 3(c) and disclosed the items the form requires, such as the amount sold, the minimum investment, related persons, and anyone paid to sell the securities. It does not verify the issuer's claims or its business.

How much has BentallGreenOak US IV Industrial Co-Investment REIT, LLC raised?

BentallGreenOak US IV Industrial Co-Investment REIT, LLC reported $500,000 sold from 125 investors of a $500,000 total offering as of the Form D filed January 18, 2023.

Who can invest in BentallGreenOak US IV Industrial Co-Investment REIT, LLC?

The offering relies on Rule 506(b), which permits sales to accredited investors and to no more than 35 non-accredited investors who meet a sophistication standard, and prohibits general solicitation. Because the fund also relies on Section 3(c)(7), each investor must be a qualified purchaser, generally an individual with at least $5 million in investments. The filing reports no non-accredited investors. The minimum investment accepted from an outside investor is $4,000.

What is the minimum investment in BentallGreenOak US IV Industrial Co-Investment REIT, LLC?

The Form D lists $4,000 as the minimum investment accepted from any outside investor as of January 18, 2023. Issuers can waive their own minimums, and the figure does not include fees.

Who is selling BentallGreenOak US IV Industrial Co-Investment REIT, LLC and how are they paid?

The Form D names Charles Harrison (CRD 3071551), associated with H & L Equities, LLC; Lori Mayfield (CRD 4899271), associated with H & L Equities, LLC; Patrick Whelchel (CRD 5389090), associated with H & L Equities, LLC; Scott Harrison (CRD 4981070), associated with H & L Equities, LLC as recipients of sales compensation soliciting in FL, GA, TX.

Who is behind BentallGreenOak US IV Industrial Co-Investment REIT, LLC?

The Form D lists 7 related persons: BGO Industrial Development Partnership LP, promoter (General Partner of BGO Prime Industrial Development REIT LP); Chris Niehaus, director (Director of BentallGreenOak US IV Industrial Co-Investment REIT, LLC, BentallGreenOak US IV REIT LLC and BentallGreenOak US Lending REIT LLC); Karamjit Kalsi, director (Director of BentallGreenOak US IV Industrial Co-Investment REIT, LLC and BentallGreenOak US IV REIT LLC); Andrew Yoon, director (Director of BentallGreenOak US IV Industrial Co-Investment REIT, LLC and BentallGreenOak US IV REIT LLC); Jonathan Epstein, director (Director of BentallGreenOak US Lending REIT LLC); Amy Price, director (Director of BentallGreenOak US Lending REIT LLC); Kevin Rivest, director (Director of BentallGreenOak US Lending REIT LLC). Form D Item 3 requires executive officers, directors, and promoters of the issuer to be listed.

Where is BentallGreenOak US IV Industrial Co-Investment REIT, LLC located?

The issuer's address on its SEC filings is C/O Bentallgreenoak, 399 Park Avenue, 18th Floor, New York, NY 10022. Its phone number of record is 212-359-7800. It is organized under the laws of Delaware.

How long is the BentallGreenOak US IV Industrial Co-Investment REIT, LLC offering open?

The issuer indicated that the offering is not intended to last more than one year. An issuer must amend its Form D annually while a continuing offering stays open, and no amendment is on record yet.

What is BentallGreenOak US IV Industrial Co-Investment REIT, LLC's revenue?

The issuer declined to disclose its revenue range on the Form D, which the form permits.

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Data Methodology

Capital raise figures, investor counts, and filing dates are sourced directly from SEC EDGAR Form D primary documents via the SEC EDGAR submissions API and full-text search index. EDGAR entity profiles and deal-level data are reviewed by AltStreet analysts with backgrounds in corporate finance and securities law — cross-referenced against offering circulars, audited financial statements, and primary regulatory filings before publication. Platform-provided information, where present, is clearly labeled and does not affect EDGAR data or AltStreet editorial coverage. Platforms may request factual corrections for demonstrable inaccuracies by contacting [email protected]. This page does not constitute investment advice.