I.
Third-Party Logistics (3PL)
Multi-tenant distribution, cross-dock, and parcel-sort operations with throughput-driven site selection, dock ratio analysis, and trailer-storage modeling across regional and last-mile facilities.
Industrial Capital Markets · Since 2008
Tenant & Occupier Services
Industrial-scale commercial real estate, built on relationships that outlast the buildings. We represent occupiers — not landlords — across the Sun Belt and Midwest, securing facilities in the 100,000 to 1,000,000 square-foot range on terms that hold up to a board’s scrutiny.
$11.6B
Cumulative industrial transaction volume since 2008
1,840
Verified off-market owners, landlords & capital sources
11 days
Average time-to-mandate vs. 47-day industry average
94%
2023 engagement-to-close conversion rate
The Occupier Engagement
Three service lines, sequenced to a signed LOI.
A tenant-representation mandate is not a feature list. It is a sequenced engagement with distinct deliverables at each stage — market intelligence, underwriting, negotiation, and post-execution support. The three service lines below describe what we do, when we do it, and what lands on a client’s desk.
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01
Tenant Representation
Principal-to-principal negotiation of leases, renewals, and dispositions across the Sun Belt and Midwest. We underwrite every alternative — renew-in-place, relocate, build-to-suit — before a tour is scheduled, and we run the comparison on a single pro forma the client’s CFO can read in one sitting.
- Multi-market financial comparison & sensitivity analysis
- Landlord credit, building condition, and replacement-cost review
- Concession negotiation: free rent, TI allowances, expansion rights, termination options
- Lease execution support through counsel coordination
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02
Build-to-Suit Pre-Leasing
When a market cannot deliver an existing facility that fits the operating model, we structure build-to-suit pre-leases with landlords who will deliver a specification-grade building on a contracted schedule. We protect the occupier against delivery risk with phased commencement, punch-list escrow, and rent abatement tied to performance milestones.
- Site feasibility and entitlement coordination
- Specification drafting with the occupier’s operations team
- Landlord selection and capital-source vetting
- Delivery, commissioning, and warranty-period oversight
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03
Site Selection & Market Mapping
For occupiers entering a new region, consolidating a network, or rightsizing an existing footprint, we deliver a market map that ranks candidate submarkets on labor, power, infrastructure, throughput, and tax posture — not on asking rent alone. The output is a defensible shortlist with a recommendation memo a regional VP can take to a capital committee.
- Submarket scoring across 14 weighted operating variables
- Labor shed, power capacity, and freight analysis
- Incentive quantification: abatements, grants, and workforce programs
- Shortlist tour choreography and final recommendation memo
Sector Specialization
Four industrial verticals. One underwriting discipline.
Sector fluency is not a marketing line. It is the difference between a broker who quotes a rate card and a broker who understands why a 38-foot clear height matters more to a 3PL than a dollar of free rent. Our occupier team underwrites for the operating constraints of the four verticals below.
II.
Advanced Manufacturing
Heavy-power, crane-served, and cleanroom-adjacent facilities for aerospace, electronics, and light-industrial OEMs. We underwrite for power density, structural floor load, and adjacency to skilled labor.
III.
Cold Storage
Refrigerated and frozen-storage mandates from import-export ports through last-mile grocery and pharmaceutical distribution. Lease structures that account for capex passthrough, energy pass-through, and slab insulation warranties.
IV.
Life Sciences
Specialized industrial space for pharmaceutical manufacturing, medical-device assembly, and biotechnology logistics. We bridge the gap between traditional industrial landlords and the cGMP-adjacent specifications life-sciences occupiers require.
Engagement Principles
How we work for occupiers.
A tenant-representation mandate is a fiduciary relationship. The client’s information, intent, and negotiating posture must be protected with the same care an outside counsel extends to a transaction. These are the principles we operate under on every occupier engagement.
Confidentiality, by default.
Footprint changes signal strategic intent to landlords, competitors, employees, and capital markets. We do not advertise our mandates. Site tours are choreographed through intermediaries where appropriate. Information shared with us is shared only with named, approved counterparties, and only with the client’s written consent.
Off-market access, not on-market noise.
On-market listings are the visible ten percent of the market. Our 1,840-owner Off-Market Network surfaces facilities before they are formally marketed, frequently before a broker is engaged — giving occupiers options that do not appear on a CoStar report. This access is a function of seventeen years of principal-to-principal relationship-building, not a database subscription.
Principal-to-principal underwriting.
We underwrite before others draft. Every alternative — renew, relocate, build, exit — is modeled against the same set of operating assumptions, with sensitivity tested against labor, fuel, freight, and tax. The output is a recommendation the client’s CFO and board can sign without a second-pass review.
Aligned economics.
Our compensation is paid by the landlord on a successful lease or purchase, structured so the client’s economics improve, not deteriorate, with each concession we negotiate. There are no retained fees, no dual-agency arrangements, and no referral payments that compromise negotiating posture.
An engagement begins with a single call. From first call to signed mandate averages 11 days — process, not improvisation.
Engagement Cadence
From first call to signed LOI.
The 11-day average time-to-mandate is a function of a repeatable process, not improvisation. Below is the cadence a corporate occupier experiences from intake through LOI execution.
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Chapter I
Intake Call
Day 1
A senior partner takes the call. We listen for operating constraints, board timeline, deal-breakers, and the unwritten objectives that never make it into a written RFP. Engagement terms are exchanged the same day.
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Chapter II
Requirements Memo
Days 2 to 4
A two-page requirements memo converts the intake into a binding document: headcount, throughput, dock count, clear height, power, expansion triggers, and termination economics. This memo governs every subsequent decision.
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Chapter III
Market Map
Days 5 to 8
Candidate submarkets are scored against the requirements memo. Longlist is culled to a shortlist of four to seven sites, with on-market and off-market opportunities presented on a single comparison page.
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Chapter IV
Shortlist Tour & LOI
Days 9 to 11
Tours are run in a single day where geography permits. A non-binding LOI is delivered within 48 hours of the final tour, with full economic terms, concession requests, and a side-by-side comparison against the requirements memo.
The Track Record
1,114
Transactions closed over the firm’s history
28.4M
Square feet in current active listings pipeline
6.8 yrs
Average client tenure across the firm’s top 20 accounts
94%
2023 engagement-to-close conversion rate