Class T converting at the 8.75% cap: is the cap measured on gross offering price or on NAV?
Working through a public non-traded REIT prospectus and the share class mechanics don't reconcile for me. Class T carries a 3.0% upfront selling commission plus a 0.5% dealer manager fee, then an ongoing stockholder servicing fee of 0.85% per year, and the shares convert into Class I once the total of upfront plus servicing fees reaches 8.75% of the gross offering price of the share.
The servicing fee accrues daily on NAV. The cap is stated against gross offering price at purchase. Those are two different bases. If NAV runs up 20% over the holding period, the 0.85% is accruing on a larger number while the ceiling stays fixed at the original price, so I hit conversion sooner. If NAV drops, the clock stretches out and I keep paying the trail longer, which is precisely the scenario where I'd want it to stop.
Separately the repurchase plan has a 2% early repurchase deduction inside the first year, and the plan can be amended or suspended by the board.
Questions I can't answer from the document: does the fee accrue per share purchased so each tranche has its own conversion date, and does anything in the conversion reset if the plan gets amended midstream?