PREDEX is an interval fund designed to offer access to private core real estate through investment in flagship U.S. core property funds managed by leading institutional real estate sponsors. Most of the targeted institutional private funds are included in the NFI-ODCE Index (“ODCE Index”).1 The underlying institutional funds own high-quality office, industrial, retail and apartment properties primarily located across the top 25 U.S. metropolitan areas. Income from these properties (after expenses) is passed through the funds to PREDEX, which provides quarterly distributions to its shareholders.
How PREDEX Works
What is the ODCE Index?
PREDEX operates within the NFI-ODCE Index (“ODCE Index”) guidelines for leverage, property type and geographic diversification. Since 1978, the Index has been widely used to represent the stabilized, income-producing commercial and multi-family real estate market. Funds included in the Index invest in private equity real estate and operate under a strict set of criteria:
- Real Estate. At least 80% of the market value of net assets must be invested in real estate, and no more than 20% in cash or cash equivalents.
- Private Equity. At least 80% of the market value of real estate must be invested in private equity real estate properties, and no more than 20% in real estate debt instruments.
- Domain. At least 95% of the market value of real estate must be invested in the U.S.
- Property Types. At least 80% of the market value of real estate must be invested in office, industrial, apartment and retail properties.
- Life Cycle. At least 80% of the market value of real estate must be invested in operating properties, and no more than 20% invested in (pre)development/redevelopment or initial leasing / lease-up.
- Leverage / Debt. Leverage is limited to 40% of the market value of net assets.
- Diversification. No more than 65% of the market value of real estate may be invested in one property type or one geographic region.
Funds in the ODCE Index must also comply with the NCREIF Real Estate Information Standards, including annual audits, quarterly valuations, and time-weighted returns.
The PREDEX Structure
PREDEX is designed to provide an institutional-quality real estate investment to investors.
PREDEX provides access to private core real estate through the convenience of a mutual fund. Please browse through the topics below to find out more about investing in PREDEX.
PREDEX seeks stable income and long-term capital appreciation by investing in a portfolio of flagship U.S. core property funds managed by leading institutional real estate sponsors. Our underlying funds own interests in more than 1,400 properties valued at more than $100 billion.
Why can’t PREDEX be a pure index fund?
PREDEX cannot be a pure NFI-ODCE Index fund because to do so, it would have to own all of the member funds weighted by their net asset values—an impossible task due to the uneven timing of capital calls and quarterly liquidity. PREDEX seeks to be as close to a “beta” fund as possible and represent the characteristics of the NFI-ODCE Index.
Interval Funds and Redemptions
As an interval fund, PREDEX offers quarterly share repurchases for no less than 5% and no more than 25% of the Fund’s total shares outstanding. Share repurchases are offered at net asset value (NAV).
All of an investor’s tendered shares will be repurchased if the combined total shares tendered by all investors is less than the repurchase offer amount. If total shareholder requests exceed the repurchase offer amount, PREDEX will repurchase shares on a pro rata basis. There is no guarantee that an investor will be able to sell all shares in a repurchase offer. Quarterly share redemption is available throughout the life of the fund.
Daily NAV Pricing
Like open-end mutual funds, PREDEX provides transparency through daily pricing at net asset value (NAV). This is different from publicly traded real estate securities, which are priced based on daily trading activity. It is believed that appraisal NAV pricing may contribute to less volatility of PREDEX shares.
PREDEX offers a low-cost, passive (‘beta’) investment strategy, which means that management fees may be lower than those of other investment options. The annual asset management fee is 0.55%. The gross total expense ratio is 3.63% as stated in the fee table of the September 1, 2017 prospectus. This represents the annualized ratio of expenses to average net assets before reimbursement for the initial fiscal year ended April 30, 2017. The Adviser and the Fund have entered into an Expense Limitation Agreement under which the Adviser has agreed contractually to waive its fees and to pay or absorb the ordinary expenses of the Fund until at least August 31, 2018 to the extent that they exceed 1.20% per annum of the Fund’s average daily net assets.
Minimum Initial Investment
While the minimum investment in PREDEX is $1,000,000, with pre-approval the minimum can be waived by the Advisor. Exceptions are available for registered investment advisors who aggregate accounts for the benefit of their clients.
Underlying Fund Sponsors
The target funds in which PREDEX invests are the flagship U.S. core property funds managed by leading institutional real estate sponsors including:
|AEW Capital Management|
American Realty Advisors
Barings Real Estate
Blackrock Real Estate
Deutsche Bank / RREEF
|Guggenheim Real Estate|
Harrison Street Real Estate
Heitman Capital Management
Invesco Real Estate
J.P. Morgan Asset Management
MetLife Investment Management
|Principal Real Estate Investors
Prudential Real Estate Investors
Sentinel Fund Advisors
UBS Realty Investors
USAA Real Estate Company
PREDEX Service Providers
Custodian: BNY Mellon
Auditor: RSM US LLP
Administrator / Transfer Agent: Gemini Fund Services
Distributor: Northern Lights Distributors
Managed by Experienced Professionals
The management team brings a wealth of industry experience to its leadership of PREDEX.
Both the leadership team and the funds in which PREDEX is invested have long, well-established track records of up to 45 years in length. The principals bring a broad range of real estate investment experience to PREDEX, including the creation and management of other institutional real estate funds.
Leadership Team, PREDEX Capital Management, LLC
- Grayson Sanders is the President/CIO of PREDEX Capital Management
- Formerly President of CNL Fund Advisors; Managing Director, AIG Global Real Estate; Executive Managing Director, CB Richard Ellis Investors; Director-Real Estate, Ameritech Pension Trust; President, Lend Lease Investments; Co-Founder, The Landsing Corporation
- Served on Board of Directors for Pension Real Estate Association (PREA) and National Association of Real Estate Investment Trusts
(NAREIT); President, Stanford Business School Alumni Association
- MBA, Stanford Graduate School of Business; BA, University of Virginia
- Michael Achterberg is the Portfolio Manager of PREDEX
- Formerly CFO for more than two years at CITIC Securities International Partners which conducted investment banking and private equity from offices in Los Angeles, New York, Hong Kong and Beijing
- Prior to that, he was a partner for fifteen years at Strome Investment Management which managed hedge funds with assets in excess of $1 billion. As CFO he managed the operations of their private funds and participated in the due diligence and allocation of capital to other managers
- Audit Manager with Big 4 Accounting Firm, working exclusively in the investment industry with advisers and funds. He served on their national quality review program for the Investment Company practice
- Sharon Linnik is a partner of PREDEX Capital Management
- Formerly Executive Vice President, Business Development of Bailard, Inc. (Foster City, CA). A global investment firm with assets in excess of $2 billion
- Experience includes executive leadership, business development and client service for global asset allocation and alternative products (real estate, hedge funds, emerging life sciences, technology exchange fund) to institutional investors, financial intermediaries, family offices and fund-of-funds
- Brad Childs is a partner of PREDEX Capital Management
- He is a real estate and private equity professional
- His business experience began as a lender to REITs, progressed to senior executive positions with major real estate companies, and has culminated in venture investment, and independent consulting to private and institutional clients
- MBA, Stanford Graduate School of Business; BA, Lawrence University
Independent Trustees of the Fund
- Formerly Chairman, Vice-Chairman and CEO at Piper Jaffray Companies in Minneapolis; Joined Piper Jaffray in 1969 and served as Assistant Equity Syndicate Manager, Director of Securities Trading, and Director of Sales & Marketing
- Currently a Senior Regent at St. Olaf College, and serves as board member of Minnesota Public Radio, American Public Media Group, and The Leuthold Group
- Served as Chair of Abbott Northwestern Hospital; Chair of Washburn Child Guidance Center; Vice-Chair of the Minneapolis Downtown Council, Board of Governors of the Securities Industry Association; Chair of the NYSE Regional Firms Advisory Group; Trustee of the Stanford University Business School Trust
- MBA, Stanford Graduate School of Business; BA, Economics, Williams College
- Formerly Director, Private Real Estate, Russell Investments; Principal & Director of Research, Institutional Property Consultants; Vice President, Public Storage Inc.
- Experience includes running Russell’s discretionary multi-manager private real estate business with $3.2 B in AUM; leading Institutional Property Consultants’ real estate asset class research, manager selection and due diligence processes
- Served as a member of the Pension Real Estate Association (PREA), the European Association for Investors in Non-listed Real Estate Vehicles (INREV), & the Editorial Board of the Institutional Real Estate Letter
- MBA, University of California, Los Angeles; BS, Biochemistry, University of California, Los Angeles
- Director, Center for Real Estate and Professor Real Estate Finance at the Merage School of Business, UC Irvine
- Former Chair of the Department of Real Estate and Urban Land Economics at the University of Wisconsin
- Former Co-Editor of Real Estate Economics
- His recent research on real estate illiquidity provides institutional investors with important tools to ascertain proper allocations to real estate in mixed-asset portfolios
- PhD, Real Estate Finance, Massachusetts Institute of Technology; BS, MS, Engineering, Rice University; MS, City and Regional Planning, Harvard University
1 NCREIF Fund Index – Open End Diversified Core Equity is an index of investment returns reporting on both a historical and current basis the results of 36 open-end commingled funds pursuing a diversified core investment strategy. See ncreif.org for more information on the NFI-ODCE Index and its guidelines. Investors cannot directly invest in an index; unmanaged index returns do not reflect any fees, expenses or sales charges. Past performance does not guarantee future results.