The IREIT by BGO Advantage

IREIT by BGO intends to draw on enduring market forces to deliver compelling advantages for our investors

IREIT by BGO is a non-traded real estate investment trust primarily focused on acquiring stabilized, income-oriented, modern industrial warehouse and logistics properties that cater to the demands of last-mile delivery, e-commerce, and mission-critical supply chain operations. Utilizing a unique blend of deep investment expertise, proprietary data science, and in-house research, IREIT by BGO intends to construct a strong portfolio of industrial assets that delivers consistent returns to our investors.(1)(2)

IREIT by BGO aims to capitalize on the shift towards e-commerce and increasing demand for supply-chain resilience. We believe our team of experienced professionals are experts in identifying markets and submarkets that have moderate to high barriers to entry, are situated near large and growing population centers, have access to key transportation infrastructure, and are adjacent to food or goods production centers.

BGO expects a multi-decade shift in demand for strategically located industrial real estate to meet the evolving consumer demands of the e-commerce sector


Demand Drivers: E-commerce

E-commerce operations often necessitate the use of three times more warehouse space than traditional brick-and-mortar retail stores. We believe the e-commerce revolution is still in its infancy and will continue to experience robust growth. This trend is driving an increased demand for industrial real estate. Strong e-commerce demand trends are expected to remain well above GDP growth for the foreseeable future.(3)

Current industrial stock is outdated, providing an opportunity to create a modern, efficient product

Tenants are becoming more inclined to adopt advanced technologies such as artificial intelligence, robotics, and automation to cut operational costs. These innovative technology systems necessitate modern, energy-efficient real estate with robust power infrastructure to support building automation and electric vehicle charging.


Industrial rental costs are generally a small percentage of the cost of goods sold and we believe tenants are willing to pay premium rents for strategically located properties that offer significant operational advantages, such as proximity to a large pool of blue-collar workers and strategic transportation connections that reduce expenses and enhance speed to market.

Companies that serve large regional markets are still in the early stages of supply chain optimization. Maintaining 'safety stock' and streamlining logistics operations remain top priorities for logistics and warehouse real estate users. The disruptions and stresses on global supply chains as a result of the pandemic have further accelerated the shift from the 'just-in-time' model to a 'just-in-case' approach, which necessitates suppliers to hold 3-12 months of inventory to reduce their vulnerability.

IREIT by BGO target assets

Building Type Description

Bulk distribution

Large-scale facilities with a size ranging from 150,000 to 1.5 million square feet that serve single or multitenant users for storing and distributing goods across a wide geographic area, such as e-commerce fulfillment centers

Light industrial

Buildings similar in function to bulk distribution centers, but more easily divisible to accommodate tenants distributing to a smaller geographic area. These buildings are usually 150,000 square feet or less and are rented to either single or multitenant users

Last-mile distribution

Bulk distribution or light industrial facilities utilized in connection with e-commerce and focused on end-user distribution

Temperature controlled logistics

Distribution facilities that include freezer facilities, agriculture production facilities, pre-cooling facilities, and pharmaceutical facilities

Logistics chain investments

Industrial outdoor storage, data centers, logistics terminals and other essential components of the logistics supply chain

Market selection

IREIT by BGO will focus on acquiring industrial warehouse and logistics properties that are primarily located in the lower 48 states, with a particular importance on locations that emphasize:

Access to blue-collar labor

The availability of a sufficient blue-collar labor force is crucial for the effective operation of modern industrial facilities. IREIT by BGO will target locations with structurally low unemployment and rapid growth in industrial demand to ensure a supply of blue-collar labor

Supply constraints

High population density and land costs, difficult local approval processes, and challenging topography can all contribute to a shortfall of desired modern industrial product

Undersupplied locations with large, growing population

Many strong demographic markets have historically lacked the manufacturing base to warrant large amounts of industrial space, leaving them with limited space per capita. However, with e-commerce and onshoring changing the nature of demand, these markets are experiencing an upswing in the need for space to serve expanding local and regional populations

Proximity to large demographic base and/or substantial distribution infrastructure

Access to population, nearby goods production, and the distribution networks necessary to move goods locally, regionally, or globally are key aspects of industrial users' location selection process


Video depicted is for illustrative purposes only.

(1) There can be no assurance we will meet our investment objectives.

(2) IREIT by BGO cannot guarantee that it will make distributions, and if it does, IREIT by BGO may fund such distributions from sources other than cash flow from operations, including, without limitation, the sale of or repayments under its assets, borrowings, return of capital or offering proceeds and advances or the deferral of fees and expense reimbursements, and IREIT by BGO has no limits on the amounts it may pay from such sources.

(3) U.S. Census Bureau as of 3Q22, Green Street U.S. Industrial Outlook (January 2023), BGO Research. Prologis Research (July 2014)

This sales and advertising literature is neither an offer to sell nor a solicitation of an offer to buy securities. An offering is made only by the prospectus. This literature must be read in conjunction with the prospectus in order to fully understand all of the implications and risks of the offering of securities to which the prospectus relates. A copy of the prospectus must be made available to you in connection with any offering. No offering is made except by a prospectus filed with the Department of Law of the State of New York. Neither the Securities and Exchange Commission, the Attorney General of the State of New York nor any other state securities regulator has approved or disapproved of our common stock, determined if the prospectus is truthful or complete or passed on or endorsed the merits of the offering. Any representation to the contrary is a criminal offense.

Past performance does not guarantee future results. Financial data is estimated and unaudited. The words “we,” “us,” and “our” refer to IREIT by BGO, together with its consolidated subsidiaries, including BGO REIT Operating Partnership LP, unless the context requires otherwise.

Opinions expressed reflect the current opinions of IREIT by BGO as of the date appearing in the materials only and are based on IREIT by BGO’s opinions of the current market environment, which is subject to change. Stockholders, financial professionals and prospective investors should not rely solely upon the information presented when making an investment decision and should review the most recent prospectus, as supplemented, available at Certain information contained in the materials discusses general market activity, industry or sector trends, or other broad-based economic, market or political conditions and should not be construed as research or investment advice.

An investment in shares of common stock of BGO Industrial Real Estate Income Trust, Inc. (“IREIT”) involves a high degree of risk. These securities should only be purchased if you can afford to lose your complete investment. Please read the prospectus for a description of the material risks associated with an investment in IREIT by BGO. These risks include, but are not limited to, the following:

  • We have no operating history and there is no assurance that we will be able to successfully achieve our investment objectives.
  • This is a “blind pool” offering. Other than the Seed Joint Venture (as defined in the prospectus), you will not have the opportunity to evaluate our future investments before we make them.
  • Since there is no public trading market for shares of our common stock, repurchase of shares by us will likely be the only way to dispose of your shares.
  • Our share repurchase plan will provide stockholders with the opportunity to request that we repurchase their shares on a monthly basis, but we are not obligated to repurchase any shares and may choose to repurchase only some, or even none, of the shares that have been requested to be repurchased in any month. In addition, repurchases will be subject to available liquidity and other significant restrictions. Further, our board of directors may make exceptions to, modify or suspend for any period of time or indefinitely our share repurchase plan if in its reasonable judgment it deems such action to be in our best interest and the best interest of our stockholders, such as when repurchase requests would place an undue burden on our liquidity, adversely affect our operations or risk having an adverse impact on us that would outweigh the benefit of repurchasing our shares. Upon suspension of our share repurchase plan, our share repurchase plan requires our board of directors to consider at least quarterly whether the continued suspension of the plan is in the best interest of the Company and its stockholders; however, we are not required to authorize the recommencement of the share repurchase plan within any specified period of time. Our board of directors cannot terminate our share repurchase plan absent a liquidity event which results in our stockholders receiving cash or securities listed on a national securities exchange or where otherwise required by law. As a result, our shares should be considered as having only limited liquidity and at times may be illiquid.
  • We are a perpetual-life REIT. While we may consider a liquidity event at any time in the future, we are not obligated by our charter or otherwise to effect a liquidity event at any time.
  • We cannot guarantee that we will make distributions, and if we do we may fund such distributions from sources other than cash flow from operations, including, without limitation, the sale of or repayments under our assets, borrowings, return of capital and offering proceeds, and we have no limits on the amounts we may pay from such sources.
  • The purchase price and repurchase price for shares of our common stock will generally be based on our prior month’s NAV (subject to material changes as described above) and are not based on any public trading market. While there will be independent annual appraisals of our properties, the appraisal of properties is inherently subjective, and our NAV may not accurately reflect the actual price at which our properties could be liquidated on any given day.
  • We have no employees and are dependent on the Adviser to conduct our operations. The Adviser will face conflicts of interest as a result of, among other things, the allocation of investment opportunities among us and Other BGO Accounts (as defined in the prospectus), the allocation of time of its investment professionals and the substantial fees that we will pay to the Adviser.
    This is a “best efforts” offering. If we are not able to raise a substantial amount of capital in the near term, our ability to achieve our investment objectives could be adversely affected.
  • On acquiring shares, you will experience immediate dilution in the net tangible book value of your investment.
    There are limits on the ownership and transferability of our shares. See “Description of Capital Stock—Restrictions on Ownership and Transfer” in the prospectus.
  • If we fail to qualify to be taxed as a REIT for U.S. federal income tax purposes and no relief provisions apply, our NAV and cash available for distribution to our stockholders could materially decrease.
  • We do not own the BGO name, but we are permitted to use it as part of our corporate name pursuant to a trademark license agreement with an affiliate of BentallGreenOak. Use of the name by other parties or the termination of our trademark license agreement may harm our business.

This sales and advertising literature contains forward-looking statements about IREIT by BGO’s business, including, in particular, statements about its plans, strategies and objectives. You can generally identify forward-looking statements by the use of forward-looking terminology such as “may,” “will,” “expect,” “intend,” “anticipate,” “estimate,” “believe,” “continue” or other similar words or the negatives thereof. These statements include IREIT by BGO’s plans and objectives for future operations, including plans and objectives relating to future growth and availability of funds, and are based on current expectations that involve numerous risks and uncertainties. Assumptions relating to these statements involve judgments with respect to, among other things, future economic, competitive and market conditions and future business decisions, all of which are difficult or impossible to accurately predict and many of which are beyond IREIT by BGO’s control. Although IREIT by BGO believes the assumptions underlying the forward-looking statements, and the forward-looking statements themselves, are reasonable, any of the assumptions could be inaccurate and, therefore, there can be no assurance that these forward-looking statements will prove to be accurate and IREIT by BGO’s actual results, performance and achievements may be materially different from that expressed or implied by these forward-looking statements. In light of the significant uncertainties inherent in these forward-looking statements, the inclusion of this information should not be regarded as a representation by IREIT by BGO or any other person that its objectives and plans, which IREIT by BGO considers to be reasonable, will be achieved.

You should carefully review the “Risk Factors” section of the prospectus for a discussion of the risks and uncertainties that IREIT by BGO believes are material to its business, operating results, prospects and financial condition. Except as otherwise required by federal securities laws, IREIT by BGO does not undertake to publicly update or revise any forward-looking statements, whether as a result of new information, future events or otherwise.


BentallGreenOak Real Estate US LLC, Dealer Manager / Member FINRA

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