Offering Overview

Investor-Aligned Structure1

Fund Type

  • Finite life, non-exchange traded real estate investment trust (REIT)

Offering Price / NAV Frequency2

  • Offering price will be equal to the “transaction price,” which generally will equal the most recently published NAV per share for each share class, plus applicable selling commissions and dealer manager fees1,2
  • NAV will be published within 15 days of month end, and available on www.bcindustrialiv.com and in prospectus supplements
  • If a previously disclosed transaction price for a particular month changes, then investors who have subscribed during such month will be notified directly of the updated transaction price and have at least three business days from delivery of such notice to rescind their subscription

Subscription / NAV Frequency

  • Subscription agreements accepted throughout the month
  • Purchases effective as of the first calendar day of each month (subscription requests must be received at least five business days prior to the first calendar day of the month)

Distributions3

  • Monthly

Distribution Reinvestment Plan4

  • Monthly — Automatic

Minimum Initial Investment5

  • $2,000 for Class T and Class W ($2,500 for NY residents other than IRAs)
  • $1,000,000 for Class I (may be waived at Black Creek Industrial REIT IV’s discretion)

Suitability Standards5

  • Either (1) a net worth of at least $250,000 or (2) a gross annual income of at least $70,000 and a net worth of at least $70,000
  • Certain states have additional suitability standards. See the prospectus for more information

Redemption Program

  • Monthly redemptions will be made at the transaction price, which is generally equal to prior month’s NAV
  • Shares of Black Creek Industrial REIT IV’s common stock not held for at least one year will be redeemed at 95% of that month’s transaction price6,7
  • Class T shares that have been outstanding for at least one year but less than two years will be redeemed at 97.5% of the transaction price7
  • Redemption requests must be received in good order by the second to last business day of the applicable month
  • Black Creek Industrial REIT IV’s ability to fulfill redemption requests is subject to a number of limitations and share redemptions may not be available each month5,6,7
  • You can access the Share Redemption Program here

Tax Reporting

  • Form 1099-DIV


Share-Class Specific Fees
Class T8 Class W Class I
Availability Through transactional / brokerage accounts Through fee-based (wrap) programs,  transactional / brokerage accounts, registered investment advisers and other institutional and fiduciary accounts Through institutional accounts,
bank-sponsored collective trusts,
bank-sponsored common trusts, retirement plans, foundations, endowments and fiduciary accounts
Sum of Up-front Selling Commission and Up-front Dealer Manager Fee Up to 4.50% of offering price None None
Annual Distribution Fee
(trailing compensation)
1.00% of NAV per share 0.50% of NAV per share None
Advisory Fee9
Advisory Fee – Fixed Component Real Property Assets
Monthly fee of 1/12th of 0.80% of the aggregate cost of each real property asset located in the U.S.; 1/12th of 1.20% of the aggregate cost of each real property asset located outside the U.S.
Real estate-related entity, debt investment or other investment
Monthly fee of 1/12th of 0.80% of the aggregate cost or investment (before non-cash reserves and depreciation, as applicable) with respect to any interest in any real estate-related entity or any type of debt investment or other investment.
Dispositions
Fee equal to 1.0% of the total consideration paid in connection with a disposition. “Disposition” includes (i) a sale of one or more assets, (ii) a sale of one or more assets effectuated either directly or indirectly through the sale of any entity owning such assets, (iii) a sale, merger, or other transaction in which the stockholders either receive, or have the option to receive, cash, securities redeemable for cash, and / or securities of a publicly traded company, or (iv) a listing of Black Creek Industrial REIT IV’s common stock on a national securities exchange or the receipt by Black Creek Industrial REIT IV’s stockholders of securities that are listed on a national securities exchange in exchange for Black Creek Industrial REIT IV’s common stock.
Advisory Fee – Performance Component The lesser of (1) 12.5% of (a) the annual total return amount less (b) any loss carryforward, and (2) the amount equal to (x) the annual total return amount, less (y) any loss carryforward, less (z) the amount needed to achieve an annual total return amount equal to 5% of the NAV per Fund Interest at the beginning of such year (the “Hurdle Amount”). “Fund Interests” are Black Creek Industrial REIT IV’s outstanding shares and any operating partnership interests held by third parties. Therefore, if the annual total return amount exceeds the Hurdle Amount plus the amount of any loss carryforward, then Black Creek Industrial REIT IV’s sponsor or advisor will earn a performance component equal to 100% of such excess, but limited to 12.5% of the annual total return amount that is in excess of the loss carryforward. The performance component is calculated on a per Fund Interest basis and multiplied by the weighted average Fund Interests outstanding during the year. The performance component will be paid annually to Black Creek Industrial REIT IV’s sponsor as a performance participation interest in the operating partnership or, at the election of the sponsor, will be paid instead to Black Creek Industrial REIT IV’s advisor as a fee.

1 Black Creek Industrial REIT IV Inc. (BCI IV) is offering Class T shares, Class W shares and Class I shares. Terms summarized are for informational purposes and qualified in their entirety by the more detailed information set forth in the BCI IV prospectus.
2 BCI IV may offer shares at a price that it believes reflects the NAV per share of such stock more appropriately than the prior month’s NAV per share, including by updating a previously disclosed transaction price, in cases where BCI IV believes there has been a material change (positive or negative) to BCI IV’s NAV per share since the end of the prior month.
3 The amount of distributions BCI IV may make is uncertain, is not guaranteed, maybe be modified at the program’s discretion, and is subject to board approval. Substantial fees and expenses will be paid to BCI IV’s advisor, dealer manager and other affiliates of BCI IV’s sponsor for services they provide to BCI IV in connection with the offering and the operation of BCI IV’s business and the acquisition, management and disposition of BCI IV’s investments. Distributions may be paid from sources other than cash flow from operations. Distributions to stockholders may represent a return of capital.
4 Stockholders will automatically become a participant in BCI IV’s distribution reinvestment plan at the time of their initial purchase unless the stockholder is a resident of Kansas, Kentucky, Maine, Maryland, Massachusetts, New Jersey or Ohio, is a client of a participating broker dealer that does not permit automatic enrollment in the distribution reinvestment plan, or the stockholder elects not to become a participant by noting such election on their subscription agreement. If a stockholder is a resident of Kansas, Kentucky, Maine, Maryland, Massachusetts, New Jersey or Ohio, or a client of a participating broker dealer that does not permit automatic enrollment in the distribution reinvestment plan, the stockholder may choose to enroll as a participant in BCI IV’s distribution reinvestment plan. As a participant, the cash distributions attributable to the class of shares that the stockholder owns will automatically be reinvested in additional shares of the same class. The cash distributions the stockholder receives will be reinvested in shares of BCI IV’s common stock at the transaction price in effect on the distribution date. However, BCI IV’s board of directors may determine, in its sole discretion, to have any distributions paid in cash without notice to participants, without suspending the plan and without affecting the future operation of the plan with respect to participants. BCI IV’s board of directors may amend, suspend or terminate the distribution reinvestment plan in its discretion at any time upon 10 days’ notice to stockholders. BCI IV may provide notice by including such information (a) in a Current Report on Form 8-K or in its annual or quarterly reports, all publicly filed with the Commission or (b) in a separate mailing to the participants. Following any termination of the distribution reinvestment plan, all subsequent distributions to stockholders would be made in cash.
5 Certain broker / dealers may have different suitability standards, may not offer all share classes, and / or may offer BCI IV at a higher minimum initial investment.
6 Under BCI IV’s share redemption program, BCI IV may redeem during any calendar month shares whose aggregate value (based on the price at which the shares are redeemed) is 2% of BCI IV’s aggregate NAV as of the last calendar day of the previous quarter and during any calendar quarter whose aggregate value (based on the price at which the shares are redeemed) is up to 5% of BCI IV’s aggregate NAV as of the last calendar day of the prior calendar quarter. During a given quarter, if in each of the first two months of such quarter the 2% redemption limit is reached and stockholders’ redemptions are reduced pro rata for such months, then in the third and final month of that quarter, the applicable limit for such month will likely be less than 2% of BCI IV’s aggregate NAV as of the last calendar day of the previous month because the redemptions for that month, combined with the redemptions in the previous two months, cannot exceed 5% of BCI IV’s aggregate NAV as of the last calendar day of the prior calendar quarter.
7 BCI IV’s board of directors reserves the right to reject any request for redemption of common stock for any reason, or to amend, suspend or terminate the share redemption programs at any time. Therefore, investors should not assume that any or all of their shares will be redeemed by BCI IV pursuant to this program.
8 With respect to Class T shares, the amount of upfront selling commissions and dealer manager fees may vary at certain broker / dealers, provided that the sum will not exceed 4.5% of the offering price.
9 See the prospectus for a description of other fees and expense reimbursements payable to the Advisor and its affiliates.