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Industrial Property Trust Prospectus

An investment in IPT is subject to significant risks. We summarize some of the more important risks below. A more detailed description of the risks associated with this offering is found in the section of the prospectus entitled “Risk Factors.” Investors should read and understand all of the risk factors before making a decision to invest in shares of our common stock.

This sales and advertising literature must be read in conjunction with the prospectus in order to understand fully all of the implications and risks of the offering of securities to which it relates. This document must be preceded or be accompanied by a prospectus, which contains important information about Industrial Property Trust Inc. (Industrial Property Trust or IPT). This is neither an offer to sell nor a solicitation of an offer to buy the securities described in the IPT prospectus. The offering is made only by the IPT prospectus. Neither the Securities and Exchange Commission nor any other state securities regulator has approved or disapproved of the securities or determined if the prospectus is truthful or complete. In addition, the Attorney General of the State of New York has not passed on or endorsed the merits of the offering. Any representation to the contrary is unlawful. Specific properties depicted are owned by Industrial Income Trust Inc. (Industrial Income Trust or IIT), which is an investment program affiliated with direct and indirect owners of the sponsor of IPT.
  • Past performance is not a guarantee of future results. Investing in shares of IPT's common stock involves a high degree of risk.
  • IPT is subject to various risks related to owning real estate, including changes in economic, demographic and real estate market conditions, as well as the current severe dislocations in the U.S. and global capital and real estate markets. Due to the risks involved in the ownership of real estate and real estate-related investments, the amount of distributions IPT may pay to stockholders in the future, if any, is uncertain, there is no guarantee of any return on investment and stockholders may lose the amount they invest.
  • IPT anticipates that its investment in real estate assets will be primarily concentrated in the industrial real estate sector and that its investments will be concentrated in the largest distribution and logistics markets in the United States. Such industry concentration may expose IPT to the risk of economic downturns in this sector to a greater extent than if its business activities included investing a more significant portion of the net proceeds of this offering in other sectors of the real estate industry; and such market concentrations may expose IPT to the risk of economic downturns in these areas. In addition, if IPT's tenants are concentrated in any particular industry, any adverse economic developments in such industry could expose IPT to additional risks. These concentration risks could negatively impact IPT's operating results and affect its ability to make distributions to its stockholders.
  • Further, investing in IPT’s common stock involves additional and substantial risks specific to IPT, including, among others, that:
    • IPT has limited operating history and there is no assurance that it will be able to successfully achieve its investment objectives;
    • IPT may change its investment policies without stockholder notice or consent, which could result in investments that are different from those described in the prospectus;
    • The offering is a “best efforts” offering and if IPT is unable to raise substantial funds, then IPT will be more limited in its investments;
    • Distributions may be paid from sources other than cash flows from operating activities, such as cash flows from financing activities, which may include net proceeds from primary shares sold in this offering and borrowings (including borrowings secured by IPT’s assets). Some or all of IPT’s future distributions may be paid from these sources as well as proceeds from the sales of assets, proceeds from the issuance of shares pursuant to its distribution reinvestment plan, cash resulting from a waiver or deferral of fees, and interest income from its cash balances. There is no limit on distributions that may be made from these sources. To the extent IPT pays distributions from sources other than cash flows from operating activities, it may have less funds available for the acquisition of properties, and stockholders’ overall return may be reduced;
    • IPT expects to compete with certain affiliates of direct and indirect owners of the sponsor of IPT for investments, including IIT and Dividend Capital Diversified Property Fund Inc. (DPF, which was formerly known as Dividend Capital Total Realty Trust Inc.). IPT will have priority over IIT and DPF for equity and debt investments related to industrial properties in the U.S. and Mexico in certain instances. However, IIT will have priority over IPT for such investments under certain circumstances, such as the development of properties not already associated with IPT investments, and, when IIT has capital available to deploy into industrial properties in the U.S. and Mexico, IPT’s CEO and regional Managing Directors (who currently serve in similar positions at IIT) will determine in their sole discretion for which program the investment is most suitable by utilizing allocation factors described in IPT’s prospectus. DPF will have priority over IPT and IIT for investments in non-industrial properties. Further, IPT will not have priority over IIT and DPF with respect to certain equity and debt investments related to industrial properties and DPF may compete with IPT for such investments. In addition, IPT’s advisor and its affiliates will face conflicts of interest as a result of compensation arrangements, time constraints and competition for investments and tenants;
    • If IPT terminates its agreement with its advisor, IPT may be required to pay significant fees to its sponsor, which will reduce cash available for distribution to stockholders;
    • This is a blind pool offering. Investors will not have the opportunity to evaluate all of the investments IPT will make with the proceeds of this offering prior to purchasing shares of its common stock;
    • Because IPT’s charter does not require IPT to pursue a transaction to provide liquidity to stockholders, there is no public trading market for shares of IPT’s common stock and there are limits on the ownership, transferability and redemption of shares of IPT’s common stock, which will significantly limit the liquidity of the investment, stockholders must be prepared to hold their shares for an indefinite length of time;
    • The offering price was arbitrarily determined and will not accurately represent the current value of IPT’s assets at any particular time;
    • IPT has operated and elected to be treated as a REIT for U.S. federal income tax purposes, commencing with the taxable year that ended on December 31, 2013. If IPT fails to qualify as a REIT, it could adversely affect IPT’s operations and its ability to make distributions to stockholders; and
    • The use of leverage increases the risk of loss.
  • This material contains forward-looking statements, including statements concerning investment objectives, strategies, other plans and objectives for future operations or economic performance that are based on IPT’s current expectations, plans, estimates, assumptions and beliefs that involve numerous risks and uncertainties, as described in more detail in the “Risk Factors” section of the prospectus and in this sales material. Any of these statements could prove to be inaccurate, and actual events or investments and results of operations could differ materially from those expressed or implied in the forward-looking statement. Investors are cautioned not to place undue reliance on any forward-looking statements.
  • DPF is also sponsored by affiliates of Dividend Capital. DPF sold its common stock at a price of $10.00 per share in two primary public offerings and announced a NAV per share of $6.93 as of 12/31/13. DPF originally indicated an intention to effect a liquidity event by approximately April 2016, but has disclosed that such liquidity event may be delayed and cannot be guaranteed. DPF offers a share redemption program that limits the number of shares to be redeemed during any quarter. From 2009 through 2013, redemption requests exceeded these limits and DPF redeemed, on a pro rata basis, approximately 1% to 26% of the shares included in each stockholder request. In addition, DPF lowered its quarterly distribution rate from $0.15 to $0.125 per share starting with the last quarter of 2011 and further lowered it to $0.0875 per share starting with the fourth quarter of 2012.
Shares will be offered to the public through Dividend Capital Securities LLC., which will act as the managing dealer, and through other members of the Financial Industry Regulatory Authority (FINRA) or with the assistance of registered investment advisors. Securities are not FDIC-insured, nor bank guaranteed, and may lose value.

This material must be read in conjunction with the prospectus in order to understand fully the implications and risks of the offering of securities to which it relates and must not be relied upon to make an investment.

Notice to New York Investors: This is not an offering. No offering is made except by a prospectus filed with the Department of Law of the State of New York. The Attorney General of the State of New York has not passed on or endorsed the merits of this offering.

Please see the prospectus for a complete list of defined terms and discussion of the risks associated with the offering.
Please be aware that IPT, Industrial Property Trust Advisors LLC, Industrial Property Trust Advisors Group LLC, Black Creek Capital Markets, LLC and their respective officers, directors, employees and affiliates are not undertaking to provide impartial investment advice or to give advice in a fiduciary capacity in connection with IPT’s public offering or the purchase of IPT’s common stock and that the Advisor and the Dealer Manager have financial interests associated with the purchase of IPT’s common stock, as described in IPT’s prospectus, including fees, expense reimbursements and other payments they anticipate receiving from IPT in connection with the purchase of IPT’s common stock. These materials are not intended as a recommendation to make an investment in IPT’s common stock and investors should consult their financial advisors before making an investment decision.


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The information within this website concerning IPT is solely for informational purposes and constitutes neither an offer to sell nor the solicitation of an offer to buy securities by any person in any jurisdiction. The information presented herein is not, and is not intended to be, a complete discussion of all material information you should know about IPT or any other product.

The dealer manager for IPT's public offering of securities is Black Creek Capital Markets, LLC, member FINRA.