Our Approach
Acquisition Criteria
Our acquisition criteria for commercial real estate investments are deeply rooted in our commitment to revitalizing underserved cities and historically significant commercial locations. We meticulously evaluate each opportunity through a multi-faceted lens, balancing financial viability with the potential for transformative community impact and successful public-private partnerships.
The Benefits For You
I.Location & Market Potential (The "Underserved with Uplift" )
-
Underserved Status:
- Economic Indicators: We target areas demonstrating historical underinvestment, indicated by higher-than-average unemployment rates, lower median incomes, underutilized commercial space, or a lack of modern amenities/services despite existing population density.
- Capital Gap: Evidence of a significant gap in traditional capital deployment, where conventional developers or investors have overlooked opportunities due to perceived risk or lower immediate returns, creating an opening for our impact-driven approach.
- Community Need: Demonstrated demand for specific commercial services, retail, or job-generating industries that are currently absent or severely lacking within the community.
-
Historical Significance & Character:
- Architectural Heritage: We target areas demonstrating historical underinvestment, indicated by higher-than-average unemployment rates, lower median incomes, underutilized commercial space, or a lack of modern amenities/services despite existing population density.
- Cultural Narrative: Evidence of a significant gap in traditional capital deployment, where conventional developers or investors have overlooked opportunities due to perceived risk or lower immediate returns, creating an opening for our impact-driven approach.
-
On the Verge of Uplift:
- Emerging Trends: Evidence of nascent positive trends, such as recent public infrastructure investments (e.g., new transit lines, road improvements), anchor institution expansion (universities, hospitals), or growing demographic shifts (e.g., young professionals, new families moving in due to affordability).
- Local Government Vision: Strong indicators of a proactive and supportive local government that has articulated a clear vision for revitalization and is actively seeking private sector partners for development. This includes master plans, redevelopment zones, or specific incentive programs.
- Catalytic Potential: Properties that, once redeveloped, have the potential to spark broader revitalization in the surrounding area, attracting further investment and new businesses.
II. Project Feasibility & Impact (The "Convincing Project" Framework):
-
Transformative Project Scope:
- Mixed-Use Potential: Strong preference for projects that can incorporate a mix of uses (e.g., retail, office, light industrial, community space, potentially housing) to create vibrant, self-sustaining ecosystems.
- Job Creation: A clear pathway to generating new, sustainable jobs for local residents, whether through direct employment in the redeveloped space or by fostering new businesses that will employ community members. Quantifiable job creation metrics are highly desirable.
- Economic Multiplier Effect: Projects that have the potential for significant indirect economic benefits, such as increased local spending, higher property values, and a larger tax base for the municipality.
-
Public-Private Partnership (P3) Readiness:
- Incentive Potential:Eligibility for and access to various public incentives, including but not limited to:
- Federal and State Historic Tax Credits (HTCs)
- New Markets Tax Credits (NMTCs)
- Opportunity Zone (OZ) investments
- Tax Increment Financing (TIF)
- Grants or low-interest loans from local, state, or federal programs
- Land write-downs or advantageous land leases
- Streamlined permitting processes
- Risk Sharing: A willingness from the public sector to appropriately share development risks and rewards, creating a truly collaborative environment.
-
Financial & Operational Viability:
- Realistic Projections: Solid financial models demonstrating strong risk-adjusted returns, even considering the initial complexities of urban revitalization and historic preservation.
- Adaptive Reuse Potential: Properties suitable for adaptive reuse, minimizing demolition and maximizing the inherent value and character of existing structures.
- Sustainable Design: Commitment to integrating sustainable building practices and energy-efficient systems, aligning with long-term environmental and operational goals.
- Operational Scalability: Ability to manage the asset efficiently post-acquisition and redevelopment, ensuring long-term success and continued community benefit.
III. Partnership & Community Engagement (The "Collaborative Approach"):
-
Local Government Engagement:
- Proactive Dialogue: A demonstrated openness from local government officials and economic development agencies for early and continuous dialogue and collaboration.
- Shared Vision: An ability to articulate and agree upon a shared vision for the project's impact and its integration into the broader community plan.
- Dedicated Liaisons: Identification of key municipal contacts who can facilitate the P3 process.
-
Community Support:
- Stakeholder Buy-in: Evidence of existing community groups, business associations, or residents who are supportive of revitalization efforts and potential new development. We seek to understand and address community needs and concerns.
- Workforce Development Alignment: Opportunities to align with existing local workforce development programs or to create new ones to ensure job creation benefits local residents directly.
-
Due Diligence & Risk Mitigation:
- Environmental & Structural Assessment: Thorough due diligence to identify and mitigate environmental concerns (e.g., brownfield sites) and structural issues common in older buildings.
- Regulatory Environment: A clear understanding of local zoning, building codes, and historic preservation regulations.
- Market Analysis: In-depth analysis of local demographics, consumer spending habits, and competitive landscapes to ensure market demand for the proposed uses.