What CAI Investments does

CAI Investments is a Las Vegas-based, privately held real estate investment and development firm founded in 2011 by Christopher Beavor. It operates a vertically integrated platform spanning the financing, development, and management of commercial properties across the United States. The company specializes in Delaware Statutory Trust (DST) offerings, which provide accredited investors with fractional ownership interests in institutional-grade, net-leased commercial real estate and serve as vehicles for 1031 exchange replacement property. The firm reports $1.5B+ in assets under management and more than 5.6 million square feet under management across 1,000+ assets.

CAI's core product is the DST, with completed offerings spanning industrial and manufacturing facilities (the Manufacturing Essential Asset / MEA series leased to U.S. Medical Glove Company, Healthcare Products I leased to VVF Cincinnati, Medical Products I leased to Kewaunee Scientific, and the Lake Forest global headquarters of Pactiv Evergreen), net-leased retail (two long-duration Cabela's properties in Kansas City and Reno), and office/industrial properties (Daytona Beach News-Journal, Harley Davidson Financial Services). The MEA I raise — totaling $286M including $182M in investor equity for the former Motorola headquarters in Harvard, IL — is the largest single transaction on record. The company also runs a parallel hospitality development line, including the 290-room Westin Tempe hotel opened in partnership with CAI Tempe Hotel Partners.

Revenue is generated through acquisition fees, asset management fees, and operating expense reimbursements disclosed in Private Placement Memorandums, with all offerings structured and distributed through Emerson Equity LLC, a registered FINRA/SIP

Name

CAI Investments

Legal name

CAI Investments, LLC

Website

https://caicap.com

Company type

Private

Founded year

2011

Operating status

Operating

Headcount range

11–50 employees

Short description

CAI Investments is a Las Vegas-based, vertically integrated real estate firm founded in 2011 that finances, develops, and manages commercial properties and sponsors Delaware Statutory Trust offerings for accredited 1031 exchange investors, distributed through Emerson Equity LLC.

Ownership category

akta.pro rank

Product category

Commercial Real Estate Investment

NAICS

Portfolio Management and Investment Advice (523940), Funds, Trusts, and Other Financial Vehicles (525)

SIC

Real Estate Investment Trusts (6798), Real Estate Agents & Managers (For Others) (6531)

akta.pro primary industry

REITs & Listed Real Estate Securities (FSAAAKAD)

Keywords

• Real estate investment
• DST offerings
• 1031 exchange services
• Commercial property management
• Passive real estate investing

Headquarters

HQ city

Las Vegas

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2C

Offering type

Services

Cost components

Personnel, Operations, Marketing or Sales, Technology or R&D, Others

Revenue model

1. DST Sponsorship and Management Fees: CAI Investments generates revenue as a DST sponsor through acquisition fees, asset management fees, and operating expenses charged to investors in Delaware Statutory Trust offerings. The firm structures investments through Emerson Equity LLC and receives sponsor compensation disclosed in Private Placement Memorandums.

Pricing tiers

Go-to-market motion1 record

Distribution channels1 record

Marketing channels6 records

Core offering

CAI Investments is a vertically integrated real estate investment company that finances, develops, and manages commercial properties across the United States. Its primary offering is Delaware Statutory Trust (DST) products that enable accredited investors to acquire fractional, passive ownership of institutional-grade, net-leased commercial real estate suitable for 1031 exchange transactions. The firm sources, underwrites, and structures each property, then distributes offerings through Emerson Equity LLC (a registered broker-dealer).

Product overview

CAI Investments operates as a vertically integrated real estate investment platform offering structured DST (Delaware Statutory Trust) products for 1031 exchange investors and passive real estate participants. The core offering comprises fractional ownership interests in institutional-grade commercial properties including industrial/manufacturing facilities (MEA I and II, Healthcare Products I, Medical Products I), net-leased retail (Cabela's properties), and Class A office (Lake Forest HQ). These DST products are complemented by 1031 exchange advisory services, due diligence resources, and educational materials. The company also develops hospitality properties. All investment offerings are structured through Emerson Equity LLC, Member FINRA and SIPC.

Differentiator

Problem solved

Functional benefit

Products and services

• Delaware Statutory Trust (DST) Offerings Structured private placement offerings providing fractional ownership of institutional-grade commercial real estate via Delaware Statutory Trusts for accredited investors.
• Manufacturing Essential Asset (MEA I) DST $182 million DST offering for the 1.5 million sq ft former Motorola North American headquarters property in Harvard, Illinois, leased on an absolute NNN basis to U.S. Medical Glove Company.
• Manufacturing Essential Asset II (MEA II) DST $22.3 million all-cash, debt-free DST offering for a 96,204 sq ft industrial facility in Honea Path, South Carolina, leased to a U.S. Medical Glove Company affiliate, targeting 7% first-year cash-on-cash distribution.
• Healthcare Products I DST $25.8 million DST offering for a 650,000 sq ft manufacturing facility in St. Bernard/Cincinnati, Ohio, leased to VVF Cincinnati LLC, a manufacturer of personal care products including bar soaps.
• Medical Products I DST $18.1 million DST offering for a 470,000 sq ft manufacturing facility in Statesville, North Carolina, leased to Kewaunee Scientific Corporation for laboratory and healthcare furniture production.
• Lake Forest Global HQ DST $22.8 million DST offering for the 268,000 sq ft Class A office building in Lake Forest, Illinois, leased to Pactiv Evergreen LLC (NASDAQ: PTVE) as its global headquarters.
• Kansas City Cabela's DST DST offering for the 164,100 sq ft Cabela's retail property in Kansas City, Kansas, on a 25-year triple-net lease to Cabela's (a subsidiary of Bass Pro Shops).
• Reno Cabela's DST DST offering for the 129,000 sq ft Cabela's retail property in Reno, Nevada, on a long-term triple-net lease to Cabela's (a subsidiary of Bass Pro Shops).
• Daytona DST

Quantifiable outcome

• MEA II targeted 7% first year cash-on-cash distribution
• +2 more outcomes

Named customers7 records

Segments4 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Four partnerships are on record, tiered core and minor.

• Emerson Equity LLCcoreChannel Partner/ Reseller/ DistributorEmerson Equity LLC is the registered broker-dealer through which all CAI Investments DST offerings are structured and distributed. Member of FINRA and SIPC. The partnership ensures regulatory compliance and provides access to a network of registered representatives and investment advisors for distributing offerings to accredited investors.
• Qualified IntermediariescoreImplementation/ SI/ Consulting PartnerThird-party qualified intermediaries hold proceeds from relinquished property sales during 1031 exchange periods, ensuring IRS compliance and proper documentation transfer. Required for all 1031 exchanges to avoid disqualification.
• Third-Party Legal Review FirmsminorImplementation/ SI/ Consulting PartnerIndependent law firms specializing in real estate and securities law conduct due diligence on DST sponsors and offerings, providing opinion on whether projections are realistic and aligned with industry standards.
• KemperSportsminorStrategic or Co-development PartnerThird-party golf management company selected to manage golf and clubhouse operations at Bay Point Resort in Panama City Beach, Florida. KemperSports is one of the nation's premier golf management companies.

Scale indicators11 records

Recent moves7 records

Expansion highlights5 records

Direct peers

• Inland Private Capital Corporation: Largest U.S. DST sponsor, offering fractional 1031-eligible real estate through similar NNN-leased commercial offerings. Directly comparable in business model (DST sponsorship, broker-dealer distribution, accredited-investor focus).
• Capital Square: Major sponsor of DST and 1031 exchange offerings, with a focus on NNN-leased commercial properties across multiple asset classes. Same go-to-market (RIA/broker-dealer distribution, accredited-investor subscriptions) and same regulatory wrapper (DST).
• Passco Companies: Privately held real estate investment firm sponsoring DST offerings for 1031 exchange investors with diversified commercial property portfolios. Directly comparable in product structure, distribution approach, and target investor.
• Carter Exchange (formerly Carter Validus): DST sponsor offering institutional-quality net-leased and multifamily properties for 1031 exchange investors. Comparable product (DST fractional ownership), distribution model, and tenant/asset themes to CAI.
• ExchangeRight: DST sponsor specializing in net-leased commercial properties offered via 1031 exchange structure. Closely comparable in NNN-tenant focus, deal size, and accredited-investor distribution through broker-dealer networks.
• BlueRock Real Estate: DST sponsor focused on diversified income-producing commercial real estate for 1031 exchange investors. Comparable in DST structuring, distribution through financial advisors, and single-tenant NNN thesis.
• NNN Realty Partners: DST sponsor focused on single-tenant net-leased retail and commercial properties for 1031 exchange investors. Direct competitor for net-leased DST placements targeting the same RIA/broker-dealer channel.
• Resource Real Estate (Resource RE): Sponsor of DST offerings for 1031 exchange and accredited investors, with multi-tenant and net-leased commercial assets. Comparable in deal structure, accredited-investor fundraising, and broker-dealer distribution.

Broad incumbents

• Blackstone Real Estate (BREIT / BREP): Largest global real estate investment manager with $300B+ AUM and a growing net-lease industrial strategy. Captures many of the same institutional investors and competes for industrial/manufacturing real estate, though CAI operates in the private placement / DST niche rather than fund-based wealth products.

Others

• IPX1031: Large qualified intermediary facilitating 1031 exchanges — a key ecosystem partner for CAI's investor base rather than a direct competitor. Relevant adjacency because CAI's DST customers depend on QI services to complete their exchanges.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xtwitter.com/caicap
• Facebookfacebook.com/caicap
• LinkedInlinkedin.com/company/cai-investments
• Instagraminstagram.com/caicap

Revenue estimate

Valuation estimate

Number of profiles

Profiles5 records

Subsidiaries2 records

Funding overview

Funding rounds1 record

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about CAI Investments