Recommendation: BUY · Rating 7,6/10
The RZAT11 is an unusual case in the Brazilian REIT universe: it purchased properties at a 62% discount to market value through sale-leaseback transactions, re-leased them back at an average contract rate of IPCA + 10% p.a., and retains a repurchase option exercisable by the tenant. In Apr/2026 the fund completed two sales announced previously: Aliança Agrícola to C.Vale (R$ 53M, gain of R$ 2.06/unit) and the buyback of the Rio Claro property by Rede Monte Carlo (R$ 16.5M, R$ 0.34/unit). The portfolio was reduced to 8 properties and management distributed R$ 1.40 (Apr) and R$ 1.70 (May), with guidance of R$ 1.65-1.75 while it deploys the R$ 2.75/unit in reserved cash.
The unit trades at R$ 97.29 with a book value of R$ 104.08 (P/BV 0.93). The recurring DPS (rent only) is R$ 0.95-1.10; the current surplus is non-recurring. The main risks are concentration in Cidade Imperial (~65% of real estate holdings), the short remaining term of the Splice lease (2 years), and a performance fee that erodes excess returns at every semi-annual period-end.
The RZAT11 is a bet on sale-leaseback as an asset class: the fund buys properties from companies seeking to unlock working capital, at discounts of up to 50% below market value, and re-leases them back to the same tenant at IPCA+9-14%. The combination of acquisition discount + real-rate indexation + repurchase option is what sets the fund apart from conventional REITs.
The thesis works on three levels: (1) High current income — 12.5% DY with 100% IPCA indexation; (2) Asset protection — in the event of default, the fund repossesses the property and can sell it at market value, capturing the historical discount; (3) Extraordinary gains from buybacks — when a tenant exercises the repurchase option early, they pay a 10-20% penalty on the acquisition value, generating an extraordinary distribution to unitholders. This was illustrated clearly with the Aliança termination in Feb/2026.
The Cidade Imperial brewery (Frutal-MG) accounts for ~37% of the market value of the properties (R$ 617M out of R$ 1.04B). It is the 4th-largest player in the beer segment, but any adverse event (market share loss, financial distress) would have a disproportionate impact on the fund. No credit rating, no additional collateral beyond the R$ 18M deposit.
The lease with Splice Indústria (Votorantim-SP, R$ 70M market value, 7% of portfolio) has a remaining term of only 2 years. If Splice does not exercise the repurchase option or renew, the fund must sell or re-lease the asset, with the risk of a vacancy period and/or price concession.
The manager charges 20% on returns above IPCA + 5% p.a.. In Jun/25 the performance fee was R$ 1.33M and in Dec/24 it was R$ 2.03M — these months typically end with accumulated surplus close to zero. It is a recurring cost that reduces the predictability of extraordinary distributions.
Since virtually all rental income is indexed to IPCA, months with low (or negative) inflation reduce distributable income. Management uses retained surplus (R$ 0.70/unit in Feb/26) to smooth distributions, but in a prolonged low-IPCA cycle the DPS could revert to the R$ 0.90-0.95 range.
The sales of Aliança Agrícola (C.Vale, R$ 53M) and the Rio Claro buyback (Rede Monte Carlo, R$ 16.5M) were completed in Apr/2026, generating R$ 2.40/unit in gains. This lifted the DPS to R$ 1.70 and the guidance to R$ 1.65-1.75 — but this is non-recurring income: once the R$ 2.75/unit in reserved cash is depleted, the DPS will normalize to R$ 0.95-1.10. Investors should not anchor their thesis to the current DPS level.
The Cidade Imperial property (largest in the portfolio) is marked as "N/A" for lease collateral in the report — only a R$ 18M deposit (3% of market value). Comfrio Logística and Andorinha Transportes rely on lease insurance, which provides limited coverage. In the event of prolonged default, the fund must repossess the property.
Our current reading of RZAT11 is BUY, with a score of 7,6/10. This score comes neither from the manager nor the administrator: it is Rico aos Poucos' editorial assessment, built from the documents the fund files with the CVM. Below is what supports it — and what argues against it.
Leader of the brick · other · high quality bucket (n=3). RZAT11 delivers the rarest thesis in the bucket — a sale-leaseback portfolio acquired at a 61% discount with a contractual rate of IPCA+10% real, 12.45% DY, and P/BV 0.77 (or 0.79 on updated BV of R$ 125.93). Two announced catalysts pending (C.Vale R$ 53M + Rede Monte Carlo R$ 16.5M = ~R$ 16.4/unit in potential extraordinary distributions) add concrete near-term upside in the 2026 horizon.
It beats RZTR11 in index quality (IPCA+10% real vs. a 15% rate in soybean bags — RZTR11 has no IPCA clause and suffers from a depressed commodity cycle), in P/BV 0.77 vs. 0.99 (24pp extra margin), and in robust accumulated surplus vs. R$ 0.19/unit of the peer (a thin reserve that forces RZTR11 to rely on semi-annual capture Jun-Jul/Nov-Dec). It beats PLAG11 in DY (12.45% vs. 9.64%), P/BV (0.77 vs. 0.98), indexation (IPCA+ vs. CDI), and tenant diversification (9 vs. 1).
It trails PLAG11 in credit quality (no equivalent AAA rating), WALE (6.0 vs. 9.2 years), and capital discipline (zero performance fee). It trails RZTR11 in scale (R$ 533M vs. R$ 1.73B net assets) and sector diversification (10 properties in 1 vector vs. 24 farms in 8 states). The risks capping the score at 7.6 are Cidade Imperial concentrated at 37% of net assets, the short remaining term of the Splice lease (2 years, 7% of portfolio), and the 20% performance fee above IPCA+5% that erodes ~30% of excess returns at every semi-annual period-end.
R$ 13.29M (R$ 3.14/unit) recognized but not yet received due to 'uncertainty of recovery'. Could become a gain or write-off.
60% of real estate net assets concentrated in a regional brewery with no agency credit rating. Default would be catastrophic.
In Jun and Dec each year, ~R$ 1-2M goes to Riza, zeroing out surplus before it can become an extraordinary distribution.
Book value per unit jumped from R$ 101.5 to R$ 125.9 in Mar/26 due to the accounting recognition of R$ 150M in property sale receivables. If the sales had failed, the BV would have reverted.
Comfrio and Andorinha rely on simple insurance/surety; Cidade Imperial has only a R$ 18M deposit (3% of property value).
| Scenario | Description |
|---|---|
| C.Vale closes + Rio Claro closes | If both asset sales close within 2-3 months, R$ 16.4/unit in extraordinary distributions = ~16% of the current unit price as near-term extra return. |
| IPCA returns to 5-6% p.a. | A persistently high IPCA scenario pushes the sustainable DPS back to R$ 1.10-1.20/month. |
| Aliança recovers indemnity | The R$ 13.29M not yet recognized (R$ 3.14/unit) becomes cash if the negotiation is successful. |
| Cidade Imperial delays rent | Since it concentrates 60% of real estate net assets, any delay or renegotiation reduces DPS by 20-30%. |
| C.Vale walks away from the purchase | Aliança remains vacant for another 6-12 months until an alternative buyer is found, losing rental income. |
| Splice neither renews nor exercises repurchase option (2028) | R$ 70M industrial property in Votorantim enters vacancy — DPS cut or sale at a discount. |
The RZAT11 is an atypical brick REIT worth understanding: a unique strategy
In Apr/2026 the fund completed two previously announced transactions: the
The recurring DPS base is R$ 0.95-1.10/month via IPCA+10% rents, which yields a recurring DY of ~11-
Current recommendation: BUY. Rating 7,6/10. The RZAT11 is an unusual case in the Brazilian REIT universe: it purchased properties at a 62% discount to market value through sale-leaseback transactions, re-leased them back at an average contract rate of IPCA + 10% p.a. , and retains a repurchase option exercisable by the…
Our current read on RZAT11 is “BUY”. Rating 7,6/10. Assess it against your risk profile and the points of attention listed above.
The main points of attention for Riza Arctium Real Estate FII include: Extreme concentration in Cidade Imperial; Splice Indústria lease expires in 2 years; Performance fee erodes surplus every six months; Distributions depend on IPCA.
RZAT11 is suitable for: Investors who accept complexity in exchange for high DY and long-lasting real-rate (IPCA+) income Investors seeking exposure to industrial/logistics/commercial assets with protection via acquisition discount Intermediate risk profile (5-15 year horizon) looking for robust monthly income