What We Buy.
Value-add industrial and retail in the Northeast and Southern United States. $1M–$10M. 30,000–80,000 SF. We close in 30–45 days.
Capital, Speed & Fair Pricing.
We Have the Capital
- Private investor group ready to deploy $500K–$2M per deal
- Capital commitments from repeat partners on previous deals
- Can close in 30–45 days once under contract
We Move Fast
- Initial underwriting within 48 hours of receiving the package
- LOI submitted within 5–7 days if the deal fits, oftentimes sooner
- In-person property tour during due diligence period
We Pay Fair Market Price
- We underwrite to actual NOI at market cap rates, not lowball artists
- Buying to hold and improve, not flip
- If your seller is motivated and realistic, we can get a deal done
The Specs We Underwrite To.
We are actively acquiring industrial assets that match the criteria below. If your property checks these boxes, we want to see it. We do not chase every deal; we chase the right ones.
Occupancy Profile
40–80% preferred, or 100% occupied with below-market rents or gross lease structures we can optimize. Vacancy is not a disqualifier. It is an opportunity.
Industrial Acquisition Criteria
The Deals We Love.
What Gets Us Excited
- Below-market rents with lease rollovers coming
- Deferred maintenance we can fix
- Properties that need active management
- Lease-up opportunities
- Repositioning potential
- Lease structures arbitrage (gross lease convertible to NNN, expense recovery upside)
- Vacancy we can fill
- Deferred maintenance we can handle
What Doesn't Scare Us
- Your "problem" listings other buyers passed on
- Environmental issues
- Vacancy
- Difficult tenants or management issues
- Complicated situations that need creative solutions
You've got deals sitting because some buyers are scared of vacancy, maintenance, or complexity. We're not those buyers.
What Moves Us Fast.
Off-market or limited exposure
Properties sitting on the market
Sellers who want to close in 30–45 days
Active Markets.
Southeast / Midwest
Northeast
Two Asset Types. Deep Expertise.
Industrial
Industrial is our primary focus. Demand fundamentals across our target markets remain strong, and value-add opportunities are consistent in submarkets where institutional capital has not yet fully penetrated.
Retail
We focus on necessity-based and service-oriented retail in markets with stable population and employment trends. We avoid commodity retail and focus on assets with durable tenant demand.
Acquisition criteria presented by Josh Barrow and Josh Eidson
Have a Deal That Fits?
If you have a property that matches our criteria, we want to hear about it. We move quickly and communicate clearly.
Submit a Deal