Private company

Sealy Industrial Partners IV, LP

American real estate company that raised $441.3 million in 2022 (SEC Form D)1

In its 2026 annual report the company says: “Sealy Industrial Partners IV, LP is a Georgia limited partnership formed on February 25, 2022 for the primary purpose of acquiring, developing, holding, financing, maintaining, operating, selling, improving, leasing, and disposing of industrial properties and other commercial real estate properties throughout the United States.”3 It is headquartered in Shreveport, Louisiana.1

Last updated Oct 20, 2026.

Overview

  • IndustryReal Estate1
  • HeadquartersShreveport, Louisiana1
  • Incorporated inGA2
  • Business address333 Texas Street, Suite 1050, Shreveport, La 711012
  • Filer categoryNon-accelerated filer, Smaller reporting company, Emerging growth company2
  • Legal formLimited Partnership
  • Kind of organizationReal estate vehicle1

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Sealy Industrial Partners IV, LP is a Georgia limited partnership formed on February 25, 2022 (the “Partnership”) for the primary purpose of acquiring, developing, holding, financing, maintaining, operating, selling, improving, leasing, and disposing of industrial properties and other commercial real estate properties throughout the United States. Sealy Industrial Partners IV REIT, LLC (the “SIP IV REIT”) is a controlled subsidiary of the Partnership, and Sealy Industrial Partners IV OP, LP (the “Operating Partnership”) is a controlled subsidiary of the SIP IV REIT. In December 2025, the Partnership formed Sealy SIP IV Aldine Westfield TRS, LLC and Sealy TRS I, LLC, two taxable REIT subsidiaries ("TRSs"), as wholly owned subsidiaries of the Operating Partnership. Unless stated otherwise or the context otherwise requires, the terms "we," “us,” "our", and the “Company” refer to the Partner…3 From its latest annual report

Financials

From the company’s reports to the SEC. Every number links to the filing it came from.

Key numbers, fiscal 2025

5.1%Operating margin4
-7.9%Net margin4
85.3%Revenue growth, 20254

Where the money goes

Where each dollar of revenue went, fiscal 2025

  • Other costs100¢$37.4M

Out of $37.4M in revenue.4 The company lost money this year.

Where each dollar of operating cash went, fiscal 2025

  • Kept or used elsewhere100¢$15.9M

Out of $15.9M of cash from operations.4

Financial statements

Revenue4$37.4M in 2025+85% since 2024
0$10.0M$20.0M$30.0M$40.0M2024: $20.2M$20.2M20242025: $37.4M$37.4M2025+85%
Operating income4$1.9M in 2025+344% since 2024
0$500.0K$1.0M$1.5M$2.0M2024: $432.0K$432.0K20242025: $1.9M$1.9M2025+344%
Net income4-$3.0M in 2025
-$3.0M-$2.0M-$1.0M0$1.0M2024: $495.0K$495.0K20242025: -$3.0M-$3.0M2025
Fiscal year202320242025
Revenue$20.2M4$37.4M4
Operating expenses$19.8M4$35.5M4
Operating income$432.0K4$1.9M4
Net income$495.0K4-$3.0M4
Earnings per share$0.164-$0.754
Earnings per share (diluted)$0.164-$0.754
Shares (weighted, basic)3.0M shares43.9M shares4
Shares (weighted, diluted)3.0M shares43.9M shares4

Compare Sealy Industrial Partners IV, LP with another company

Corporate structure

Sealy Industrial Partners IV, LP sits at the top of its group. 1 entity, 1 country on record. Switch between the flow chart and the network, and select any entity to see its details.

Major holders of Sealy Industrial Partners IV, LP

  • Dilip R. Vellodi Filed SCHEDULE 13G/A on Sealy Industrial Partners IV, LP, latest Nov 6, 2025 (2 filings since Aug 7, 2025)
  • Sealy Industrial Partners IV, LP Shreveport, Louisiana

Built from major holders from Schedules 13D and 13G. Each entity in the chart links to its source.

What it owns

What Sealy Industrial Partners IV, LP reports owning in its annual reports to the SEC: buildings, land and equipment, real estate and locations, investments, intangible assets and inventory, at the end of its latest fiscal year and a year before.

Property and equipment

ItemLatestA year beforeChange
Land$57.2M4 Dec 31, 2025$36.3M4 Dec 31, 2024+57.5%
Operating-lease assets (leased space)$2.3M4 Dec 31, 2025

Real estate and locations

ItemLatestA year beforeChange
Real estate investments, net$431.1M4 Dec 31, 2025$285.3M4 Dec 31, 2024+51.1%
Real estate investments, at cost$448.9M4 Dec 31, 2025$293.9M4 Dec 31, 2024+52.8%
Real estate accumulated depreciation$17.8M4 Dec 31, 2025$8.6M4 Dec 31, 2024+107.1%

Investments

ItemLatestA year beforeChange
Cash and cash equivalents$12.2M4 Dec 31, 2025$11.4M4 Dec 31, 2024+7.1%

Properties, in its own words

As of December 31, 2025, we owned 22 industrial properties consisting of an aggregate of approximately 5.4 million square feet of GLA in eight states. Our properties are generally located in business parks that have convenient access to transportation infrastructure. The average age of our properties was 6.4 years and the average annual cash base rent per square foot was $5.95 as of December 31, 2025. Our properties had an occupancy rate of 100% at December 31, 2025 with an average tenant size of 149,000 square feet.

Below is a breakdown of our wholly-owned portfolio by market as of December 31, 2025:

The rest of Item 2

Market · State · # of Properties · GLA ('000s) · % of Total Portfolio · Occupancy

Cleveland · OH · 1 · 310 · 5.8 · 100%

Des Moines · IA · 1 · 266 · 5.0 · 100%

Dallas · TX · 1 · 413 · 7.7 · 100%

El Paso · TX · 1 · 222 · 4.1 · 100%

Houston · TX · 2 · 845 · 15.7 · 100%

Indianapolis · IN · 2 · 482 · 9.0 · 100%

Kansas City · KS, MO · 3 · 1,215 · 22.7 · 100%

Memphis · MS · 3 · 1,056 · 19.7 · 100%

Oklahoma City · OK · 1 · 27 · 0.5 · 100%

St. Louis · MO · 1 · 244 · 4.5 · 100%

Tulsa · OK · 6 · 283 · 5.3 · 100%

Total · 22 · 5,363 · 100.0 · 100%

All properties in our portfolio were in service as of December 31, 2025 and our portfolio composition was as follows:

Wholly-Owned Real Estate Assets

Value of real estate assets ('000s) (1) · 489,916

Occupancy rate (2) · 100

Leased rate (2) · 100

# Properties · 22

Avg. age of properties (years) · 6.4

# Tenants · 36

Avg. tenant size ('000s) (sf) · 149

Avg. weighted remaining lease term (years) (3) · 4.4

GLA ('000s) · 5,363

# of States · 8

Represents book value of tangible and intangible real estate assets recognized in accordance with GAAP, before depreciation and amortization.

Occupancy rate reflects the square footage of leases commenced as of December 31, 2025. Leased rate includes occupied square footage plus square footage under leases that had not commenced as of December 31, 2025.

The weighted average remaining lease term is weighted by annualized base rent of each lease.

Our portfolio is diversified by geographic markets, tenant sizes/industries, and lease terms. The properties typically are subject to triple-net or double-net leases, which means the tenant is obligated to pay for most of the expenses of operating and maintaining the property and property taxes. Leases typically range from three to ten years. The following table shows the lease expirations of our portfolio during each of the next five years and thereafter, assuming no exercise of renewal options, as of December 31, 2025:

Year of Lease Expiration · # of Expiring Leases · GLA ('000s) · Annualized Base Rent ('000s) · % of Total Annualized Base Rent

2026 · 2 (1) · 149 · 796 · 2.5

2027 · 6 · 838 · 5,350 · 16.8

2028 · 5 · 888 · 5,338 · 16.7

2029 · 7 · 1,889 · 9,302 · 29.2

2030 · 5 · 208 · 1,590 · 5.0

Thereafter · 11 · 1,391 · 9,510 · 29.8

Total · 36 · 5,363 · 31,886 · 100.0

Includes one lease that was originally scheduled to terminate on August 31, 2026 but was early-terminated pursuant to a termination agreement entered into between the Company and the tenant effective on December 31, 2025. The Company recorded an early lease termination fee of approximately $717,000 in the consolidated financial statements accompanying this Annual Report on Form 10-K.

Property Acquisitions in 2025

During the year ended December 31, 2025, we acquired six industrial properties for an aggregate purchase price of approximately $171.3 million, excluding transaction costs, as further described below:

On March 21, 2025, we acquired a 575,000-square-foot industrial property in Edgerton, Kansas for $39.5 million, excluding transaction costs;

On March 24, 2025, we acquired a 182,000-square-foot industrial property in Westfield, Indiana for $18.5 million, excluding transaction costs;

On April 25, 2025, we acquired a 222,000-square-foot industrial property in El Paso, Texas for $16.2 million, excluding transaction costs;

On June 30, 2025, we acquired a 244,000-square-foot industrial property in St. Louis, Missouri, for $25.5 million, excluding transaction costs;

On September 25, 2025, we acquired a 413,000-square-foot industrial property in Dallas, Texas for $38.2 million, excluding transaction costs; and

On December 10, 2025, we acquired a 303,000-square-foot industrial property in Anderson, Indiana for $33.4 million, excluding transaction costs.

Market · State · # of Properties · GLA ('000s) · Property Type · Occupancy at 12/31/2025

Kansas City · KS · 1 · 575 · Industrial-Distribution · 100%

Indianapolis · IN · 1 · 182 · Industrial-Distribution · 100%

El Paso · TX · 1 · 222 · Industrial-Distribution · 100%

St. Louis · MO · 1 · 244 · Industrial-Distribution · 100%

Dallas · TX · 1 · 413 · Industrial-Distribution · 100%

Indianapolis · IN · 1 · 303 · Industrial-Distribution · 100%

Total · 6 · 1,939

Property Dispositions in 2025

On June 20, 2025, we completed a disposition of a 56,000 square-foot industrial property in Sulphur, Louisiana, in an off-market transaction for approximately $8.3 million, realizing approximately $1.2 million of gain on sale. This property was acquired in August 2022.

Tenants and Lease Information

As of December 31, 2025, we had 36 tenants who engage in a wide variety of businesses, including e-commerce, logistics and distribution, healthcare technology, consumer and other manufactured products, retail and consumer services, and others.

The following table describes our largest tenants by square footage (over 5% of total portfolio GLA):

Market · State · Tenant Industry · GLA ('000s) · % of Portfolio

Kansas City · KS · General Warehousing and Storage · 575 · 10.7%

Kansas City · KS · Polish and Other Sanitation Goods Manufacturing · 570 · 10.6%

Houston · TX · Air-Conditioning and Warm Air Heating Equipment and Commercial and Industrial Refrigeration Equipment Manufacturing · 501 · 9.3%

Item 2 of the 10-K filed Mar 12, 2026.3

Leadership

Who has led Sealy Industrial Partners IV, LP, and when. Pick a name to see everywhere that person has worked.

Board members and other officers (1)

Named in SEC Form D filings

People the company listed in its private-offering notices.

  • Chief Operating Officer of sole memberEric D. Marx named Jul 2, 20268
  • Chief Financial Officer of sole memberJames G. Gilligan named Jul 2, 20268
  • President of sole member and manager of General PartnerMark P. Sealy named Jul 2, 20268
  • Chairman and Chief Executive Officer of sole member and manager of General PartnerScott P. Sealy, Sr. named Jul 2, 20268

Timeline

  1. Jan 22, 20268-K Entered a material agreement; Results of operations; New debt or obligation9
  2. Nov 12, 20258-K Other events10
  3. Sep 22, 20258-K Entered a material agreement; New debt or obligation11
  4. Sep 17, 20258-K Entered a material agreement; New debt or obligation12
  5. Aug 7, 20258-K Results of operations; Regulation FD disclosure13
  6. Jun 20, 20258-K Executive or director change14

Calendar

When it reported results

  1. Jan 22, 2026Reported quarterly or annual results9
  2. Aug 7, 2025Reported quarterly or annual results13

Upcoming dates from Nasdaq's calendar; past results from the company's 8-K filings (Item 2.02). The full markets calendar

Filings

32 filings to the SEC since October 2021: 1 annual reports, 4 quarterly reports, 6 major events, 8 insider forms, 2 large holders, 4 private raises, 7 other. The latest 20:

  1. Aug 5, 202610-Q EDGAR
  2. Jul 2, 2026D/A EDGAR
  3. May 6, 202610-Q EDGAR
  4. Mar 12, 202610-K EDGAR
  5. Jan 22, 20268-K EDGAR
  6. Nov 12, 20258-K EDGAR
  7. Nov 10, 202510-Q EDGAR
  8. Nov 6, 2025SCHEDULE 13G/A EDGAR
  9. Nov 6, 20254 PRIMARY DOCUMENT EDGAR
  10. Sep 22, 20258-K EDGAR
  11. Sep 17, 20258-K EDGAR
  12. Aug 7, 2025SCHEDULE 13G EDGAR
  13. Aug 7, 20258-K EDGAR
  14. Aug 6, 20253 PRIMARY DOCUMENT EDGAR
  15. Aug 5, 202510-Q EDGAR
  16. Jun 20, 20253 PRIMARY DOCUMENT EDGAR
  17. Jun 20, 20253 PRIMARY DOCUMENT EDGAR
  18. Jun 20, 20253 PRIMARY DOCUMENT EDGAR
  19. Jun 20, 20253 PRIMARY DOCUMENT EDGAR
  20. Jun 20, 20253 PRIMARY DOCUMENT EDGAR

The 32 filings since October 2021 can be filtered by form type and year here when JavaScript is on.

Every filing from the last five years, summarized. The full record is on SEC EDGAR.

Major holders

Investors who own more than 5% of the shares must tell the SEC: a 13D if they may seek to influence the company, a 13G if they hold passively.

  • Dilip R. VellodiSCHEDULE 13G/A, 2 filings Aug 7, 2025 to Nov 6, 202515

Money raised

Private offerings the company reported to the SEC on Form D.

  1. Jul 8, 2022Raised $441.3 million in a private offering of equity Form D: $750 million offered in all Form D

SEC filer profile

How Sealy Industrial Partners IV, LP is registered with the Securities and Exchange Commission, from its EDGAR record and the cover page of its latest annual report.

  • Name on EDGARSealy Industrial Partners IV, LP1
  • CIK0001929017
  • Employer ID (EIN)88-10300403
  • Filer statusNon-accelerated filer an emerging growth company; a smaller reporting company; not a shell company3
  • Incorporated inGeorgia3
  • Fiscal year endsDecember 311
  • Industry code (SIC)6500 Real Estate1
  • SEC reviewing officeOffice of Real Estate & Construction, Division of Corporation Finance1
  • Business address333 Texas Street, Suite 1050, Shreveport, LA 711011
  • Phone318-222-87001
  • Shares outstanding4,159,573 as of Jul 30, 20266
  • Public float$0 as of Jun 30, 20254
  • AuditorErnst & Young LLP, Dallas, Texas PCAOB ID 42; no auditor attestation of internal control over financial reporting3
  • On EDGAR sinceMay 13, 20221
  • Filings32 in all: 3 (7), 8-K (6), 10-Q (4), D/A (3), UPLOAD (3), CORRESP (2), 10-12G (1), 10-12G/A (1)1
    All 13 form types

    10-K (1), 4 (1), D (1), SCHEDULE 13G (1), SCHEDULE 13G/A (1)

  • Latest filingsAnnual report (10-K) Mar 12, 2026
    Quarterly report (10-Q) Aug 5, 2026
    Latest 8-K (8-K) Jan 22, 2026

Risk factors and legal proceedings

The risks Sealy Industrial Partners IV, LP names in Item 1A of its 10-K filed Mar 12, 2026: 3 risks under these headings, as written.3

  • Risks Related to Our Business
  • Risks Related to Real Estate Investments
  • Federal Income Tax Risks

Legal proceedings

We may from time to time be a party to legal proceedings which arise in the ordinary course of our business. Management is not aware of any current or pending legal proceedings to which we or any of our subsidiaries are a party or to which our investments are subject, the outcome of which would, in management’s judgment based on information currently available, have a material adverse effect on our results of operations or financial condition, nor is management aware of any such legal proceedings contemplated by governmental authorities.

The opening of Item 3, Legal Proceedings.3

Sources

The numbers on this page point here. Each one links to the record it came from.

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    SEC EDGAROther events
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