I'm aware that book is very volatile for RE right now, however go back and get your choice of REIT NAV. Run forward NAV/ share vs unit price and you'll see a growing gap between the two, while cap rates remain pretty consistent.  if NAV is really being over reported then cap rates would crater, of it's under it would shoot up. CAPREIT (I'm Canadian, drown me in Maple syrup) gap in 2021 was 30 cents price to NAV, it is now 19 dollars per share. Even a swing of 50bps would only explain half of that. I'm not a lover of REIT but this entry price makes me want to apply for a chinese citizenship 

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Wtf is NAV?

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From my friend Claude - Worth saying upfront: I'm made by Anthropic, and the entire thesis hinges on what Anthropic is worth. Take my read with that in mind. I've tried to check the claims rather than form a view. **What checks out** Most of the facts are right, which puts this above the WSB average. CEF Connect shows a share price of $34.24 against NAV of $34.30, and a 52-week range where price hit $72.87 and NAV hit $34.30. The May comparison is accurate: the stock traded at $61.66 against a NAV of $24.56, a 151% premium, and at its April 2024 peak buyers paid over 400% above the value of the underlying assets. The insider buying is real: Sohail Prasad made 3 purchases buying 56,000 shares for an estimated $1,767,343 with no sales. And the New York Times reported in late-August 2026 that an eventual IPO could value Anthropic at $2 trillion, against a Series H in May 2026 at $965 billion post-money. **Where it falls apart** **The "10% discount to NAV" is a discount to a stale number the manager produced.** CEF Connect's 8 September page lists the NAV as of 31 March 2026. Destiny's own documentation says the fund strikes a quarterly NAV, and fair value determinations are made by the adviser's valuation committee with assistance from an independent third-party valuation firm. You are not buying a discount to observable assets. You are buying a discount to the manager's own estimate of illiquid private stakes, months after the fact. **The Anthropic re-rate is mostly already in the NAV.** The $965B round closed in May. NAV went from $19.97 at the end of Q4 2025 to $34.30, and total return on NAV over 12 months is 395.66%. The markup has happened. Run the actual numbers on the post's own inputs: Anthropic at 14.4% of a $34.30 NAV is about $4.94 per share. Going from $965B to $2T adds roughly $5.30, which is where the post's "$40 NAV" comes from. But that requires the full $2T. At the more sober base case, secondary markets price Anthropic at $1.05 to $1.15 trillion and FutureSearch projects a median first-day market cap of $1.10 trillion, a 14% premium over the last private round, which adds about 70 cents per share. Not several dollars. **The $2T figure is a forward-forward projection.** It rests on projected 2028 revenue of $190 billion to $200 billion. That is two years of flawless execution priced in today, leaked to journalists by parties who benefit from it being believed. **The real thesis is "the premium comes back," and the post's own data argues against it.** Every price target listed is NAV multiplied by an assumed premium. That isn't valuation, it's a bet that other people will pay more. But look at what actually happened: the 52-week average premium was 74% and the 52-week high premium was 290%, while the 6-month average is a 1.92% discount. The premium collapsed from triple digits to zero **through** the SpaceX IPO, the single biggest catalyst this fund has ever had. SpaceX listed in 2026 as one of the two largest IPOs ever. The post frames the May buyers as lunatics, but they were buying the same "premium inflates into the IPO" thesis it's now recommending. It didn't work. That's the precedent, not the exception. **The fee structure is worse than "a giant pile of T-bills" sounds.** The 2.50% annual management fee is charged on gross assets, not NAV, and the total expense ratio for 2024 came in at approximately 6.28% of average net assets, making DXYZ one of the most expensive publicly traded funds available. You're paying 2.5% a year to hold treasuries. The T-bill pile is a cost centre, not a feature. **Post-IPO, the fund's reason to exist shrinks.** Once Anthropic lists you can just buy Anthropic. And 2026 US IPO proceeds have hit a record while new listings have lagged the market. **My read** The one genuinely good point is buybacks below NAV, which are accretive, and insider buying alongside them. That's a real floor mechanism and I'd credit it. But the structure of the argument is: buy at fair value, sell at an irrational premium to a stale self-mark. That works until it doesn't, and the chart says it already stopped working four months ago. Context also matters for timing. The Fed decision lands in hours with a hike priced at 91%, and AI-related stocks sold off sharply on 14 September as concerns over AI risk intensified. There's a certain irony in Anthropic trying to convince Wall Street it deserves one of the biggest debuts in market history while simultaneously saying the pace of AI development needs to slow down. A high-beta, illiquid, 6%-fee closed-end fund is about the worst vehicle to hold into that combination. Separately: you're already long this theme through NVDA, MU and CRWD, which is where most of your gains sit. Adding a leveraged-sentiment wrapper on the same trade concentrates rather than diversifies. If you want the Anthropic exposure, waiting for the S-1 and buying the actual listing is a cleaner expression with no fee drag and no premium risk. I'd skip DXYZ.

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Nav is phenomenal.

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The position is probably somewhat illiquid. Similar to their SpaceX position, I’m guessing they may end up holding shares for a while after IPO. They can raise new capital through dilution and likely will. It’s capped at a certain amount so they can’t just dilute to oblivion and they can’t dilute while at a discount to NAV. If premium expands quickly over the next few weeks then you have to be careful and not get too greedy, assuming you have a position.

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You can get exposure from BST which holds 7% . Expense ratio is 1.11% but it is trading at a discount to NAV. It also holds Nvidia Broadcom andurill and apple. Also pays a really nice dividend

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The 5% fee is steep but that's kind of baked in for a closed-end fund holding stuff you can't really get otherwise. Where else are you gonna grab Anthropic and SpaceX exposure in one ticker I been watching DXYZ since the last spike and buying under NAV makes more sense than chasing at 60 like last time. CEO buying 1.8M of his own stock is the part that got me to open a position last week The T-bill cushion gives a floor that most of these hype plays don't have

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I think this’ll pop to at least $50, those saying priced in don’t realize that it’s trading under NAV. Not to mention a NAV that hasn’t even priced in Anthropic’s possible $2T valuation or the hype that will come pre-IPO

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Ha! Vcx last nav was $21.xx and they trimmed a bunch of Anthropic. Dxyz’s last nav was $34.xx and they added to their AI positions as well as $900m cash. You be the judge.

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I agree with that but your thing has spacex …and u keep going on about nav

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