Investment Strategy
Buy usable dirt. Make it more useful.
Our strategy targets land-heavy industrial assets where physical improvements, better operations, and correct leasing produce measurable NOI growth.
Target Assets
What we buy.
Six asset profiles, one common thread: outdoor space and service tenants.
Industrial Outdoor Storage
Secured yards for trailers, containers, equipment, and fleet parking with limited new supply.
Industrial Flex
Small-bay flex product combining warehouse, shop, and attached office for service businesses.
Contractor Yards
Fenced yards with shop and office space serving construction and infrastructure contractors.
Truck Facilities
Terminals, cross-docks, and maintenance facilities near freight and interstate corridors.
Equipment Storage
Laydown and storage yards for equipment rental, utility, and industrial supply operators.
Industrial Land
Entitled or entitleable land improved into income-producing outdoor storage.
Investment Criteria
Acquisition parameters.
- Site size
- 1 – 25 usable acres of yard
- Building
- 0 – 75,000 SF, shop, flex, or terminal
- Check size
- $1M – $25M per transaction
- Hold period
- 3 – 7 years, plan-driven
- Structures
- Fee simple, sale-leaseback, JV, land
- Condition
- Value-add, underutilized, or stabilized
Markets
Where we focus.
Freight corridors, infrastructure spending, and industrial employment growth across the central and southeastern United States.
- Texas
- Oklahoma
- Ohio
- Indiana
- Tennessee
- Georgia
- Missouri
- Utah
- Kansas
Value Creation
From source to exit.
A written plan per asset, tracked against underwriting from the day we close.
- 01
Source
Direct owner relationships, tenant referrals, and broker coverage in target submarkets.
- 02
Underwrite
Yard-first diligence: legal use, surface, drainage, circulation, power, and market rents.
- 03
Acquire
Clean terms, funded diligence, and certainty of close for the seller.
- 04
Improve
Self-directed construction scopes that raise usable yard and tenant quality.
- 05
Lease
Rents and structures informed by operating as a tenant in the same asset class.
- 06
Stabilize
Operations, reporting, and expense control that hold NOI through cycles.
- 07
Exit
Disciplined hold periods with exits driven by plan completion, not market timing.
Risk Management
How we protect capital.
Legal use first
We confirm outdoor storage use, grandfathering, and municipal posture before we spend real diligence dollars.
Conservative leverage
Debt is sized to hold through a downturn, with reserves for improvements and re-leasing.
Environmental discipline
Phase I and, where warranted, Phase II work on every yard with historic industrial use.
Tenant credit and granularity
Rent rolls are diversified where possible, with security deposits and structured escalations.
Ready to discuss your property or investment goals?
Whether you own an industrial asset or want to invest alongside us, the conversation starts the same way — directly with a principal.