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Fund IV FULLY SUBSCRIBED

Our Investment Strategy

Patriot Fund IV LLC will acquire existing self-storage facilities, mobile home parks, or industrial facilities and install capital improvements, optimize management, and stabilize the assets. The fund may acquire self-storage, mobile home park, or industrial assets with room for expansion or land / permitted land and develop state-of-the-art self-storage, small bay industrial, or industrial facilities in high-demand locations with excellent demographics, and reasonable competition.

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- This investment Fund will buy 15 to 20 properties.

- The assets are expected to cost $80M to $100M & investors would have a share of the assets.

- This provides a diversified income stream for investors.

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Fund V - Now Open

8%

Investment Preferred Return

2.1x - 2.4x

Investor Equity Multiple

16 - 19%

Projected Investor IRR

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Assets Under Management & Track Record

25%+

Average Investor Net IRR

$400M+

Assets Under Management

3M+

SF Managed Across Portfolio

FAQs

Find answers to common questions about commercial property investment and our approach.

What is the process to invest with Patriot?

Please start by completing the Investor Enquiry Form (Click here). You can also schedule a call with Patriot's Investor Relations Manager, Jeanie here.
Once you’ve been given access to our portal, you will be required to verify your Accredited Investor status. Once your qualification status has been confirmed, you will be given access to the Offering Package that will include the Private Placement Memorandum (PPM) and supporting documents which may include, but not be limited to an Operating Agreement (OA) and Executive Summary.
Sign the Subscription Agreement.
Receive funding instructions and fund your investment through wire, ACH, or check.
Once Patriot Holdings receives your funds, you will be given an Ownership Certificate evidencing your ownership of the securities subscribed to.
Patriot will allocate the funds to the applicable commercial real estate project.
If a Preferred Return is offered in offered in the investments, your Preferred Return will begin accruing and payment will be distributed pursuant to the terms of the PPM and the OA.
You will receive investment updates for your investment periodically (depending on the fund this is usually quarterly), and paid distributions pursuant to the terms of the PPM and the OA.
You will receive any major announcements via email as they arise.

What is the fund's duration

An investment in Patriot Holdings should be considered long-term. Investors should expect to commit their investment for a minimum of five (5) years and up to ten (10) years.

What type of funds can I use to invest?

You can invest with cash or funds held through trusts, LLCs, LPs or corporations. In addition, you can invest through self-directed IRAs, self-directed eQRPs (Enhanced Qualified Retirement Plan aka Self-Directed Solo 401k Plan).

How are Patriot Holding’s investments structured?

Our investments are typically structured through an LLC created specifically for the Fund. As an investor, you will own a membership interest in the LLC. Through this structure, investors have direct ownership in the individual investments or assets in the Fund.

What am I investing in?

You are investing in the commercial real estate assets offered in the fund. You can invest personally or with funds held through trusts, LLCs, LPs or corporations. In addition, you can invest through self-directed IRAs, self-directed eQRPs (Enhanced Qualified Retirement Plan aka Self-Directed Solo 401k Plan).

Invest in Resilience

An acquisitions-to-operations engine with expert asset management, disciplined execution, and transparent reporting drives resilient investment performance across cycles.

Become a Partner

Protect Principal + Preserve Yield

Fund V: Essential CRE—Target 16-19% Net IRR*

Fifth vintage of Patriot’s private real-estate fund—identifying 15–20 self-storage, mobile-home park, and small-bay industrial flex-space assets across select nationwide markets. 8 assets already acquired. It’s the same playbook that delivered mid-20% net IRRs across fully realized portfolios—without a single capital call or ever losing a dollar of investor principal.

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Watch Fund V Video

16 - 19%

Targeted IRR

2.1 - 2.4x

Targeted Multiple

Targeted Preferred Return

5 Years

Targeted Hold Period

$50k

Minimum Investment

16 - 19%

Targeted IRR

2.1 - 2.4x

Targeted Multiple

Targeted Preferred Return

5 Years

Targeted Hold Period

$50k

Minimum Investment

16 - 19%

Targeted IRR

2.1 - 2.4x

Targeted Multiple

Targeted Preferred Return

5 Years

Targeted Hold Period

$50k

Minimum Investment

16 - 19%

Targeted IRR

2.1 - 2.4x

Targeted Multiple

Targeted Preferred Return

5 Years

Targeted Hold Period

$50k

Minimum Investment

What are we really offering?

Fund V aims to capitalize on newly reinstated 100% bonus depreciation. We pass along 100% of potential passive losses to LPs in year one following cost segregation. Next, an 8% targeted preferred return ("pref") that accrues from the moment your investment is funded. Following the catch-up of pref and full deployment of the value-add strategy, we aim to leverage strategic refinances to return capital. In the past, such refis have allowed partners to compound the velocity of money while still owning the potential future upside of fund assets after complete NOI harvest.

Once pref is caught up and originally invested capital is returned, fund underwriting targets a 16-19% targeted net IRR and 2.1 – 2.4× targeted equity multiple over the life of the fund. 100% bonus depreciation, reinstated by the OBBBA legislation, could deliver greater than 1:1 passive losses per dollar of equity invested in 2025. The power of tax loss harvesting is further compounded with REP status, a fundamental advantage for our partners in real estate.

Why Fund V Now?

100% Bonus Depreciation is Back

Purchasing overlooked, off-market assets between $1M - $10M keeps deals off institutional radars, while strategic cost-segregation offers tax advantages that are hard to ignore.
300,000+ cold calls over 20+ years and 10,000+ direct owner-seller relationships allow us to buy off-market at an attractive price. We get the first call when our sellers are ready to roll.
A scalable, remote management platform, completely vertically integrated team, and value-add playbook allows us to anticipate, operate, and position our partners to win in up and down cycles.

Blueprint to Doubling Asset Value

When the crowd chases core, your capital owns the essentials. We invest in asset classes that
meet essential needs and have historically thrived in up and down markets.

01 Acquire Right

Off-market, 10–50% below replacement.

02 Operate Better

Top 50 Storage Operator Nationally, 20+ year playbook.

03 Stabilize

Value-driven CapEx, AI price engine, remote management.

04 Refi / Exit

Recent Fund II refi delivered 5.7 years of NOI in one transaction.

Resilient Assets Offer Durability

Historical Performance We Can't Ignore

Since 1994 the national self-storage REIT index has produced a 17% average annual total return, outpacing apartments, retail, office— and even the S&P 500 (NAREIT 2024). Momentum you can actually measure. 40M+ Americans rely on storage.

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Downside Defense

During the 2008 financial crisis, self-storage asset values declined just 3.9%, while the S&P 500 dropped nearly 57% from peak to trough. While people may move, downsize, or divorce during downturns, their belongings still need a secure, affordable place to go—making storage a sticky, needs-based asset class that has historically performed when others falter.

Consolidation Upside

Roughly 70% of the 50,000 self-storage facilities in the U.S. remain independently owned and under-managed (2024 Self-Storage Almanac). Patriot targets these fragmented assets, applying dynamic pricing, tech-enabled marketing, and centralized operations through All Purpose Storage—converting underperformance into accelerated NOI growth.

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Discover Track Record

*Past performance is not a guarantee of future results. Investing involves risk, including complete loss of principal.

Our Proven Track Record

Patriot Holdings was established in 2007 and has generated an average 25%+ IRR for investors across approximately $200M in transactions.

25%+

Average IRR

Funds

$200MM+

Sold

20+ Years

in CRE

Fund I Win: $15M Invested—$34M Returned

Off-Market Assets Full Cycle

38%+

Gross Fund I IRR

2.28x

Gross Fund I MOIC

34M+

Total Distributions on $15M

View Fund I Case Study

How to Invest

Accessing off-market alternative CRE private placements in five steps.

01 Schedule Clarity Call

02 Access Deal
Room

03 Complete Portal Onboarding

04 Confirm Commitment

05 Sign &
Fund

Book A Strategy Call

It's a Big, Beautiful Advantage

Turn Gains into Tax Shields

If you qualify as a Real Estate Professional (REP), the recent 100% bonus depreciation reinstatement could offer meaningful paper deductions, reducing federal taxes associated with passive rental gains and your active brokerage commissions or real estate-related gains. We're not CPAs, so we urge you to discuss with a trusted tax advisor.

Get the 2025 Loss Harvesting Guide

Fund IV FULLY SUBSCRIBED

Fund V - Now Open

8%

2.1x - 2.4x

16 - 19%

Prev Offering

Next Offering

Investment Highlights

Competitive Advantages

Assets Under Management & Track Record

25%+

$400M+

3M+

FAQs

Invest in Resilience

Why Fund V Now?

Blueprint to Doubling Asset Value

01

Acquire Right

02

Operate Better

03

Stabilize

04

Refi / Exit

Acquire Right

Optimize Fast

Expand Smart

Exit Disciplined

Resilient Assets Offer Durability

Historical Performance We Can't Ignore

Downside Defense

Consolidation Upside

Our Proven Track Record

Fund I Win: $15M Invested—$34M Returned

How to Invest

01

Schedule Clarity Call

02

Access Deal Room

03

Complete Portal Onboarding

04

Confirm Commitment

05

Sign & Fund

Access Deal
Room

Sign &
Fund