| Property | Market | Type | SF | Occupancy | Lender | Loan | Rate | Maturity | Next Action | Due |
|---|---|---|---|---|---|---|---|---|---|---|
| 555 Washington Ave Miami Beach, FL | Miami Beach | Office / Retail / Parking | 65,746 | ~79% (20.7% vac.) | OceanFirst Bank | $35,000,000 | SOFR + spread Cap: 5% strike | Cap exp 1/1/27 | Aug capital call; Apple renewal; elevator mod; Chubby | Aug 1 |
Entity 555 Washington (Davis JV) Business Plan Sale target late Q3 (Oct). NOI +54% since '22. Target ~6% cap / ~$925/SF. Open Items Apple renewal counter pending · Dish Wireless non-paying ~7mo · Warner Music lease amendment in legal · Alacran studio rebuild decision · 4th floor reno · SK Capital waterproofing (KB Highrise vs Sergio bids) · Garage structural repairs · Elevator modernization (~1mo) · Visitor management system training · Chubby restaurant construction | ||||||||||
| 12350 Montague St Pacoima (SFV), CA | LA / SFV | Ind. Condo Conv. (Mosaic) | Multi-unit | Mixed — F, G for lease | No senior debt identified | — | — | — | Reply Unit H redline (Phil); call Adam Stout; AR collections | Overdue |
Entity 12350 Montague Owner LLC / Lakeside Business Center LLC Business Plan Condo conversion sales in progress. Units F & G listed via Delphi (Mike Hooker) @ $1.50-1.55/SF. Active door-knocking. Title & condo mapping (First Am / Calvada). 2 buyers talking to banks. Open Items Bolt Steel 3mo behind on rent · Enhanced Architectural missed May · Listing amendment for F&G signed 7/10 · Caro (Unit M) non-responsive · Draw Request #5 (Mark Heavey 7/23) · Multiple AR delinquencies | ||||||||||
| 3501 & 3511 Thomas Rd Santa Clara, CA | Silicon Valley | Ind. Condo Conv. (Mosaic) | Multi-unit | Multi-tenant; CAM reset | All-cash — no debt | — | — | — | Prep Aug 12 hearing; confirm park name; share capex to Colliers | Aug 12 |
Entity Mosaic 3501 Thomas Property Owner LLC (JREF Mosaic Partners) Business Plan CLOSED 6/29/26 PM handoff to Worth (Carlos Nieto). Condo conversion underway. Published pricing: $579/sf (1,760 SF) / $559/sf (2,138 SF). UW: 2.0x EM / 63% IRR. Open Items Fire & Metal LLC estoppel dispute · Condo plans w/ Wood Rogers · 6" sewer lateral · Paint/signage bids (All Bay Paint) · Confirm park name within 24hr · Contact V3 Solutions (displaced tenant) · SBA TI-credit angle for Acroscope · Cole Brosnan added to brochure | ||||||||||
| 23151 Alcalde Dr (Laguna 3) Laguna Hills, CA | Orange County | Ind. Condo Conv. (Mosaic) | Bldgs A & C | Lease-up / condo sales | Citizens Biz Bank (paid off) | — | — | — | Fire insurance claim; condo plan recording; Chill Masters follow-up | This Week |
Entity Mosaic 23151 Alcalde Property Owner LLC (JREF Mosaic Partners) Business Plan CLOSED 6/15/26 Fire in Bldg C 7/10 — C4/C5/C6 red-tagged. Up to 3mo demo+cleanup. Jeff Carr (CBRE) listing condos. Position fire units as build-to-suit. Vishwa interested in 1-2 as-is. Suite B (Dean Factor) separate parcel. Open Items Stonewood tenant ledgers (Jan-Jun) needed · W9 for El Toro Water District · Reserve study inspection · Condo plan recording ETA delayed · Roll-up door replacements Bldg C · Warranty transfers · Fairmed C10 renewal (12yr, $1.87/sf) · Max RPM fire-impacted | ||||||||||
| 247 Bedford Ave Brooklyn (Williamsburg), NY | Brooklyn | Retail (Apple anchor) | ~12,200 | Apple + Corcoran | CMBS (LNR special servicer) | ~$15-17M est. | 4.75% + default ~7.75% all-in | Imminent | Chase LNR extension; Joel 8th installment; Eyal PFS | Overdue |
Entity JV: Greenmont + Waterbridge (Joel Schreiber) Business Plan REFI CRITICAL Thornoak Capital engaged 4/23. LNR confirmed extension: 1% mod + 1% liq + 0.25% svc + 3% default int. Equity infusion ~$1.07M. Rialto backup S+365 (~7.37%). Open Items Joel Schreiber non-responsive on 8th installment · Eyal PFS to Boswell overdue · Thornoak retainer wired 7/10 · Possible Waterbridge buyout if Joel won't fund · Apple renewal strategy TBD · Part of High Street Retail Portfolio raise | ||||||||||
| 364 Lincoln Pl Brooklyn, NY | Brooklyn | Residential (40 units) | ~40 units | ~97% | [confirm lender] | [confirm] | [confirm] | [confirm] | CO expediter (Aron); architect Manzuo; F1 reno risk | Overdue |
Entity 364 Lincoln Owner LLC Business Plan Active reno cycle. F1 apartment reno (2-3 wks, unpermitted risk $10-20K fine). Hallway reno approved $27.1K. Market 2BR ~$4,950. RGB rent freeze expected. Admiral Elevators starting 7/1. Open Items F1 unpermitted work (DOB risk) · F3 tenant may have filed complaint · CO/TCO expiring — expediter needed · Architect Chris Manzuo unresponsive · B6 repair $18.8K · Unit-by-unit rent comparison delivered 7/23 | ||||||||||
| 805 Uniek Dr Waunakee, WI | Madison, WI | Industrial (NNN) | ~120,000 | 100% (Uniek Inc.) | Sound Point Capital Svc: SitusAMC | ~$11-12M est. | Floating | Refi in motion | Sign-back Aegon AC1 — 3+ months overdue | Overdue |
Entity 805 Uniek Drive JV LLC Refi REFI / RECAP Aegon Lifeco term sheet: $11.5M, 5.69% fixed, 5yr/3yr I/O, no orig fee. Alex Bailkin (Arrow REA) awaiting sign-back since 4/22. Cale Berg NDA received (Twelve2 Commercial). Open Items Aegon sign-back overdue · Eyal PFS to Boswell · Chase Properties needs audited financials (3-4yr) · Front sign/landscaping approval · Distribution #13 to Sabal · Draft tax return + e-filing forms (7/23 email) | ||||||||||
| 295 Ella Grasso Tpke Windsor Locks, CT | Hartford, CT | Industrial (Multi-Tenant) | ~84,449 | ~70% (Fabbrica+MML+CSS) | [confirm lender] | [confirm] | [confirm] | [confirm] | Fabbrica 6th Am; Eversource power cert; PCR/slab; Greyhill | Overdue |
Entity Greenmont / Tryperion JV (Adam Goodstein — Seastone Capital) Business Plan SALE TRACK — GREYHILL Rosewood Realty (David Wildes) introduced Greyhill Group (Mo Bloorian / Jamie Roth). Working model ~$20M / 11.9% going-in. Josh sent loan matrix + sale comps 7/22. Buyer site walk done 7/15. Open Items Fabbrica 6th Am unsigned (~3wk silence) · Eversource power cert (Garofola reply pending) · PCR slab cracking (structural eng needed; Josh may not share PCR) · Ajax financing matrix from Coffman pending · TPZ Commission approved plans 7/23 · LED sign plans (Scott Schaake / USA LED) sent 7/23 | ||||||||||
| Esperante West Palm Beach, FL | West Palm Beach | Office | [confirm] | [confirm] | [confirm lender] | [confirm] | [confirm] | [confirm] | Confirm debt/occupancy/business-plan details | Owned |
Note Added to existing assets per Josh 7/23. Debt, occupancy, entity, and business-plan details to be confirmed — drop docs to populate. | ||||||||||
| Laguna 2 Laguna Hills, CA | Orange County | Ind. Condo Conv. (Mosaic) | [confirm] | [confirm] | [confirm lender] | [confirm] | [confirm] | [confirm] | Confirm debt/occupancy/business-plan details | Owned |
Note Added to existing assets per Josh 7/23. Mosaic sister deal to Laguna 3 (23151 Alcalde). Debt, occupancy, entity, and business-plan details to be confirmed. | ||||||||||
| 58 Kent Ave Brooklyn, NY | Brooklyn | Mixed-Use / Dev | [confirm] | [confirm] | [confirm lender] | [confirm] | [confirm] | JV w/ CC Hsu | High Street Portfolio equity raise (Shawn leading) | Ongoing |
Details JV w/ CC Hsu. Q1 '26 financials delivered. Part of High Street Retail Portfolio (555 Wash + 247 Bedford + 58 Kent). Active outreach: Joseph Shamah (Carlton), Andrew, Dylan, Doug, Rui, Ryan. Goodspace lease transactions added to deck. | ||||||||||
| Deal / Contact | Next Step | Reminder Date | Cadence | Reminder |
|---|---|---|---|---|
| 1710 Ringwood Ave Ian Halker (C&W) · San Jose | Chase Ian on seller read; draft Jamie follow-up for approval | Jul 24, 2026 | One-time | ● Live |
Detail Ian Halker (Ian.Halker@cushwake.com, 612-803-8377; cc Scott Prosser). Said 7/20 he'd push for a seller read "over the next couple of days." Cron 0883b6f8 fires tomorrow 10am PT. | ||||
| 1230 Activity Dr Lee & Assoc (Knoke/Merz) · N. County SD | Check in on North County SD pipeline fit ($10-75M) | Sep 5, 2026 | One-time (45d) | ● Live |
Detail Daniel Knoke (dknoke@lee-associates.com) + Peter Merz. Introduced via 1230 Activity Dr (owner declined). Cron 76253207. | ||||
| 110 Pioneer Way Ralph Longo (Global Commercial) · Mtn View | Monitor seller response to ~$350 PSF; draft check-in | Sep 14, 2026 | Every 60 days | ● Live |
Detail Ralph Longo (rlongo@globalcommercialprop.com, 408-529-1362). $350 PSF floated 7/16, ball on seller. Cron 96b3f2d0, recurring 60d. | ||||
| 1675 Walsh Ave Brent Dressen (Colliers) · Santa Clara | Check if owner appetite changed; reiterate capital ready | Sep 14, 2026 | Every 60 days | ● Live |
Detail Brent Dressen (brent.dressen@colliers.com, 408-202-4740, SIOR). Recorded condo map = high Mosaic fit. ⚠ Two crons exist for this (4663a0e9 Sep 14 + a35dffc4 Sep 18) — flagged to de-dupe. | ||||
| 1257 Tasman Dr Ryan Adlesh (CBRE) · Santa Clara | Get Ryan's read on seller appetite (>$400 PSF floated) | Sep 18, 2026 | Every 60 days | ● Live |
Detail Ryan Adlesh (Ryan.Adlesh@cbre.com, 805-709-1089). Owner not a seller as of 7/20. Team: Josh + Jared. Cron e53f6f0f, recurring 60d (internal nudge to Josh). | ||||
| 3000-3016 Lawrence Expy Carrie Priest (Dollinger) · Santa Clara | Check ownership willingness; draft warm check-in | Sep 18, 2026 | Every 60 days | ● Live |
Detail Carrie Priest (carrie@dollingerproperties.com, 650-642-4907). "Not at this time" 7/15; Josh sent Mosaic track record 7/16. Cron 6e32021b, recurring 60d. | ||||
| Sorrento View Business Park Justin Rimel (Invesco) · Sorrento Mesa | Await Justin's intro into Invesco; follow up ~7/29 | Not set | — | ⚠ No cron |
Detail Justin Rimel replied 7/22 with interest; Invesco-owned. No automated reminder set — say the word and I'll schedule a 7/29 nudge. | ||||
| 1230 Activity Dr — 2nd broker Knoke/Merz · Lee & Associates | Follow up if no reply by 7/29 | Not set | — | ⚠ No cron |
Detail Knoke replied 7/22, Josh followed up same day. This 7/29 check is separate from the Sep 5 Lee & Assoc relationship cron — no near-term cron set. Want one? | ||||
| Deal | Market | Type | Size | Target Price | Equity / Partner | Broker / Counterparty | Status | Next Action | Due | |
|---|---|---|---|---|---|---|---|---|---|---|
| Sky Park / Airport Business Ctr Sky Park Circle, Irvine CA | Orange County | Ind. Condo Conv. (Mosaic) | ~365,000 SF 3 parcel groups | ~$134M ~$367/SF blended | Jadian (Jake Block / Dan Schuchinsky) | Brandon White (Newmark) Seller: Koll (Scott Lanni) | LOI Resubmitted Ball on seller | Schedule Brandon White/Scott Lanni call (slots offered 7/10, stale); HOA/CC&R building-standards confirmation | Overdue | |
Chronology Committee-approved all-cash LOI 5/8 → Koll comments 5/22 → Newmark counter 6/16 → Josh resubmitted signed LOI + redline 6/23 → family meeting positive 6/25 → joint call 6/29. Ball on seller — family tracking down remaining questions. Condo mapping recorded ~70 years ago — heirs likely unaware. Economics $350/SF (groups 1&2) + $375/SF (group 6). 140-150K SF condo sales needed for 10% stabilized yield. Condo pricing $625-700/SF (conservative vs market $750). Levered IRR (rental-only): 11.5% at 60% LTV. | ||||||||||
| Brea (SkyPark Family Property) Brea + Lake Elsinore, CA | OC / IE | Industrial (Mosaic) | ~500,000 SF 104 tenants | $400-450/SF | TBD | John Collins (Voit) — off-market | Coming to Market | PIO listing signed; Argus/photos/Phase I ordered; owner open to splitting Brea from Lake Elsinore | Mid-year listing | |
Details SkyPark family off-market deal. 89-91yo patriarch. Collins: "more when, not if." 30-45d DD + 10-15d close proposed. ~77K SF Spectrum building possible trade (~$28-29M). Owner open to splitting Brea from Lake Elsinore. | ||||||||||
| Torrey Pines Business Park San Diego, CA | San Diego | Multi-Tenant Flex / Office | Multi-bldg | ~$298/SF asking | TBD | Seller: Oxford | In Pipeline | Re-evaluate; sale-comps map delivered (72 SV comps) | Active review | |
Details Asking $298/sf. Seller (Oxford) cost basis $550/sf. All-vacant. Tours Jul 14-16, call for offers ~Jul 20. Sale-comps map (72 comps w/ embedded Street View) built + delivered 7/23. | ||||||||||
| IndiCap × VAC (Co-GP) Arizona / SW | Southwest | Shallow-Bay Industrial Dev Fund | [TBD] | [TBD] | IndiCap / VAC (Co-GP) | Direct — Co-GP opportunity | Under Evaluation | Review Co-GP terms; assess fund structure & economics | This Week | |
Details Co-GP opportunity on a shallow-bay industrial development fund. Diligence log open. Evaluating fund structure, economics, and Greenmont's Co-GP role. | ||||||||||
| Commerce Business Park 3303 Harbor Blvd, Costa Mesa CA | Orange County | Multi-Tenant Industrial | ~177,861 SF | $51.6M $290 PSF LOI | PIMCO (Eyal looped) | Kyle McGillen (C&W) Seller: DWS (Deutsche Bank) | ON HOLD | Deal paused — monitor for reactivation | Hold | |
Status ON HOLD Deal paused as of 7/23. Prior LOI at $290 PSF / $51.6M to Kyle McGillen (C&W), seller DWS. Was below Kyle's $300 floor and Peter's $325 downside UW (intentional lowball). Deposit 2x 2.5% = $2.58M, 30-day DD, 30-day close. Reactivation Notes Low occupancy from DWS management friction. Excessive deposits (4-6mo vs 1mo competitors). $35K annual insurance on 1,500 SF lithium battery tenant. Transwestern PM quality declined. Was bundled w/ Park 151 on PIMCO equity. | ||||||||||
| Park 151 / Interstate Partners Sun Prairie, WI | Madison, WI | Class A Light Industrial | ~641,892 SF 5+ buildings | [TBD] | PIMCO (bundled w/ Commerce) | Ben Filkouski (CCIM) Source: Jared Rechnitz | Due Diligence | Confirm SCP renewal (exp 2/28/27); push for nVent guaranty on Trachte; assess WI Volleyball credit | Ongoing DD | |
Credit Profile 70.2% public IG (Home Depot, Milwaukee Tool, SCP, Trachte/nVent). 15% strong private. 10.6% VC (WI Volleyball/LOVB — weak link). 4.2% PE-backed (PGW/One Equity). Credit score: ~Low-A / BBB+ equivalent. DD Items Sani-Matic 94K SF owner-occupied — in scope? · SCP renewal notice May 2026 · WI Volleyball parent guaranty needed · Trachte/nVent guaranty as closing condition (38.8% rent concentration) | ||||||||||
| Morvay Co-GP (2 deals) Kuser Rd NJ + Space Coast FL | NJ / FL | Shallow-Bay Industrial | Kuser: 43K+75K dev SC: 266K dev (31 ac) | Kuser: $8.7M SC: $6.8M | Morvay Holdings (David Rottenberg / Ken) | Baruch Litwin (intro) Lender: High Peaks Capital | Under Evaluation | Review materials; respond to Rottenberg blue-text comments from 7/22 | This Week | |
Kuser Road NJ Hamilton NJ. 43K SF existing + 7 acres → 75K SF ground-up. 5yr hold. 26% IRR proj. Houzer 1.5yr leaseback. GC: G William Group. Contingent on entitlements. Space Coast FL 31 acres. 266K SF planned. 3.5yr hold. 28.36% IRR proj. Retail pad flip (Metro Commercial). Contingent on site plan approvals. | ||||||||||
| Carlsbad Pacific Coast 5205 Avenida Encinas, Carlsbad CA | San Diego | Multi-Tenant Industrial | 120-130K SF | $45M ~$350/SF | TBD | Blake Wilson (CBRE) | Tour Today | Walkthrough TODAY 7/23; obtain rent roll; Ted Shaw on Carlsbad entitlements | Today 7/23 | |
Details BKM/DJL owner. $44M original purchase 2023. $2.50 NNN in-place (target $2.70). ~1,500-2,000 SF units. 3 parking/1000 SF. Carlsbad doing "180" on entitlements — actively pushing projects. Phil obtaining rent roll. | ||||||||||
| Subject | Contact | Age | Status | Deal Link |
|---|---|---|---|---|
| Ian Heyman (Rosewood) — RE: Offer | Ian Heyman | 17 days | Active — Josh + Ian exchanged 6 emails today | — |
| Adam Weiss (Weiss Law) — Cost Seg | Adam J. Weiss | 17 days | Soft follow-up; ball on Josh | Cost Seg Startup |
| Baruch Litwin — Multi-Tenant Industrial SD | Baruch Litwin (GLJ) | 9 days | Josh replied 7/14; counterparty ball | — |
| Jesse Krantz — Intro via Dov Herzberg | Jesse Krantz | Today | Josh replied 7/23 1:29PM | — |
| Adam Goodstein — Columbus OH STNL | Adam Goodstein (Seastone) | Today | Josh replied 7/23; counterparty ball | — |
| Property | City | Status | Priority | Broker | Price Signal | Next Action | Due |
|---|---|---|---|---|---|---|---|
| 1296-1306 Reamwood Ave | Sunnyvale, CA | Offer Submitted | High | Jeffrey Helm Helm Real Estate | Offer in | Await seller response on submitted offer | Ball on seller |
Situation Two owners — one wants to sell, other doesn't + doesn't want partners. Josh's angle: cash-out selling partner. Sourced via LoopNet 7/15. Offer submitted. | |||||||
| 110 Pioneer Way | Mountain View, CA | Offered $350 PSF | High | Ralph Longo Global Commercial | ~$350 PSF | Monitor seller response; owner had $700 offers & turned down | Sep 14 (60d) |
Situation Josh offered $350 PSF 7/16. Owner previously had offers at $700 PSF and turned them down — so gap is wide. Ball on seller. 60-day cron live. | |||||||
| 3000-3016 Lawrence Expy | Santa Clara, CA | Not a Seller | Low | Carrie Priest Dollinger Properties | — | 60-day check-in on ownership willingness | Sep 18 (60d) |
Situation Owner is not a seller at this time. Josh sent Mosaic track record 7/16. Parked — monitoring on 60-day cadence. Cron live. | |||||||
| Property | City | Status | Priority | Broker / Contact | Owner | Next Action | Due |
|---|---|---|---|---|---|---|---|
| 500 S Andreasen Dr | Escondido, CA 92029 | Need Intro | Med | Jake (to reach out) | Blackstone | Get Jake to reach out to Blackstone on disposition interest | Pending Jake |
Situation Blackstone-owned. Josh wants Jake to make the approach. NEW — added from 7/23 map email. | |||||||
| Sorrento View Business Park | Sorrento Mesa, San Diego, CA | Warm — Interested | Med | Justin Rimel | Invesco | Await Justin's intro into Invesco; follow up ~7/29 | ~Jul 29 |
Situation Josh replied to Justin Rimel 7/22; Justin replied same day with interest. Invesco-owned. Gauging willingness to trade. ⚠ No cron set — say the word for a 7/29 nudge. | |||||||
| 1230 Activity Dr | N. County San Diego, CA | Owner Declined | Low | Daniel Knoke + Peter Merz Lee & Associates | — | Owner won't sell now; keep Lee & Assoc relationship warm (Sep 5 cron) | Sep 5 |
Situation Knoke (dknoke@lee-associates.com) + Merz (pmerz@lee-associates.com). Said owner doesn't want to sell at this time. Broker-relationship cron live Sep 5. | |||||||
| Property | City | Status | Priority | Broker / Contact | Owner | Next Action | Due |
|---|---|---|---|---|---|---|---|
| 2807 Oregon | Torrance, CA | Outreach Sent | Med | Kyle | DWS | Follow up with Kyle on DWS disposition read | Awaiting reply |
Situation DWS-owned. Josh reached out to Kyle. NEW — added from 7/23 map email. (DWS is same seller as Commerce/Costa Mesa deal.) | |||||||
| Property | City | Status | Priority | Broker / Contact | Price Signal | Next Action | Due |
|---|---|---|---|---|---|---|---|
| 1675 Walsh Ave | Santa Clara, CA | Not a Seller (yet) | Med | Brent Dressen Colliers | — | Stay very close — owners aging, could change; 60-day touch | Sep 14 |
Situation Josh reached out to Brent (brent.dressen@colliers.com) 7/13. Per Brent 7/15: not a seller now but getting older, could change — stay very close. Cron live (⚠ dup exists). | |||||||
| 630 Giguere | Santa Clara, CA | Cash Cow — No Sell | Low | Daniel (direct owner) 408-978-8150 | — | Reach out now and then; stay close for when it changes | Periodic |
Situation Josh spoke to owner Daniel 7/20. Family owned since the '80s, self-manages leasing, cash cow, does not want to sell. Direct: 408-978-8150. Good to stay close. | |||||||
| 1710 Ringwood Ave | San Jose, CA | Follow-Up | High | Scott Prosser + Ian Halker Cushman & Wakefield | TBD | Chase Ian on owner read (Scott knows them; pushed 7/20) | Jul 24 |
Situation Scott knows the owners; Josh pushed him 7/20 to see if they'd sell. Ian Halker (C&W) working owner contact. Cron live Jul 24. | |||||||
| 1257 Tasman Dr | Santa Clara, CA | Price Floated | Med | Ryan Adlesh CBRE San Jose | >$400 PSF | Get Ryan's feedback / seller read on >$400 PSF | Sep 18 (60d) |
Situation Josh told leasing agent Ryan we'd be north of $400 PSF (7/20). Working to get feedback. Cron live Sep 18. | |||||||
| 151 E Evelyn Ave | Mountain View, CA | New Lead | Med | Eric Sorensen Cushman & Wakefield | TBD | Josh to review broker reply and set price | Pending Josh |
Situation Broker replied to initial outreach. Awaiting Josh direction on pricing / offering-info request. (In map, per Josh: "few others I need to keep pushing on; last focus 7/20.") | |||||||
| Target | Status | Priority | Contact | Next Action | Due |
|---|---|---|---|---|---|
| Ventura County — general | Working | Low | Grant | Follow up with Grant; also try direct on own | [confirm] |
Note NEW — from 7/23 map email. Two-track: (1) follow up with Grant, (2) Josh trying on own. No specific asset logged yet. | |||||
| Region | Status | Note |
|---|---|---|
| Los Angeles | Mapping | On the map; no specific targets logged yet |
| San Mateo | Mapping | On the map; no specific targets logged yet |
| Santa Barbara | Mapping | On the map; no specific targets logged yet |
| Orange County | Mapping | On the map; no specific targets logged yet (separate from Sky Park/Brea in Pipeline) |
Contract-flip strategy: tie up parcels adjacent to new utility substations/transmission lines before public need, assign or back-to-back close to utility or DC developer. Primary zone: Ellis County, TX — Oncor building new 765/345kV substation + switch station in Stainback/Farrar Road corridor (I-45 SE DFW), serving hyperscaler cluster (Google, Amazon, QTS, Databank, Compass, Skybox, Stack). Investor already sold land to Oncor in this corridor → Play 1 validated. Secondary: Houston/CenterPoint Hockley/Becker 345kV (fresh Apr 2026 route selection).
| Parcel | Location | Acreage | Owner | Dist. to Node | Basis / Notes | Next Action | Due |
|---|---|---|---|---|---|---|---|
| ±96.7ac Farrar Rd ALL-STAR PICK | Palmer, TX 75152 | ~96.7 | Hilda Moya (CoStar) | ~1.0 mi | APN 186660. Dry (no floodplain). Flat ag. CoStar tags retail but land is raw ag. Off-market = no proven willingness. Owner/basis CoStar-inferred, not deed-verified. | Ellis CAD deed pull to verify ownership/basis; assemblage check (Martha Stewart, Nydia Garcia, undisclosed 87ac parcel) | Pending CoStar |
Coordinates ~32.4696 / -96.7063 Honesty Flags Off-market — no proven willingness to sell. Owner/basis CoStar-inferred, not deed-verified. CoStar tags "retail" but land is raw agricultural. Condemnation risk exists if Oncor can condemn cheaply. Assemblage Partners Martha Stewart (adjacent), Nydia Garcia (adjacent), undisclosed 87ac owner — need CAD deed pulls on all three. | |||||||
| 1629 Hunsucker Rd 60 ac | Palmer, TX | ~60 | Apollo RE Holdings (Jan 2026) | ~0.9 mi | #1 on shortlist. Recent buyer — likely flippable at right price. Need TX SOS unmask. | TX SOS unmask Apollo RE Holdings Ltd identity | Pending |
Notes Competition parcel — recent Jan 2026 acquisition suggests awareness of node value. Apollo RE Holdings identity unknown — TX SOS filing needed. | |||||||
| AGC Custom Homes parcel | Farrar Rd area, Palmer TX | — | Angel Gonzales (since 2008) | Near-node | Ideal flip counterparty — transactional builder, raw basis $10.9K/ac. Phone: 972-921-xxxx. | Outreach approach strategy | Pending Josh |
Notes Deep-dive finding. Transactional builder with low basis — ideal for contract flip at meaningful premium to ag value but below utility land value. | |||||||
| Batchler Cir / Matt Rd / FM 983 3 parcels | Palmer area, TX | Various | Various | Near-node | 3 cheapest near-node listings ($15-17K/ac) — ALL in 100-yr floodplain. Cheap BECAUSE they flood. Flood ≠ necessarily disqualifying for utility but limits residential flip. | Assess utility-use viability despite flood | Low priority |
Scoring Insight Price is attractive but flood risk explains low basis. CoStar screen identified these as cheapest near-node parcels. May still work for utility/transmission use if not residential. | |||||||
| Node | Location | Status | Next Action | Due |
|---|---|---|---|---|
| Hockley/Becker 345kV | NW Harris County, TX ~30.0258 / -95.8452 | Screen Complete | Confirm CenterPoint fee-purchase track record (buyer gate); awaiting Josh CoStar export (77447/77484/77445/77493/77355) | Pending CoStar |
Details Fresh Apr 2026 route selection PASSES flip tests. Key verify: does CenterPoint BUY land or condemn? Oncor had proven Ellis precedent; CenterPoint unconfirmed. 943 TX land parcels in CoStar exports, 102 from Dallas area. Williamson County secondary: Muscovy 345kV node (Iron Mountain Taylor Meadows ~500ac anchor). Land repricing $22-25K → $41-68K/ac. | ||||
| Venture | Sector | Lead | Stage | Next Action | Due |
|---|---|---|---|---|---|
| Anann (Israel Data Center) Tzora + Afula | Data Center | Eyal | Capital Raise | Review v13 deck open items (3 red flags flagged 6/12); track K3 co-lead | Active |
Deal $75M @ $275M pre-money = 21.4% Day-1. Base case 4.72x MOIC / 32.6% IRR / 5.5yr hold to 2031 / $354M sponsor proceeds. K3 Family Office (Apostolos Kakkos) named co-lead. Structure Tzora 28.5 MW IT + Afula Ph1 80 MW IT = 108.5 MW IT by 2031. Total project cost $1,535M (85% LTC senior debt). 2031 EBITDA $207M. 18x exit → EV $3.0B. Lian Group (Michele Di Minno) modeling. Open v13 review delivered 6/12: (1) Slide 4 MW IT contradiction; (2) Afula timeline model mismatch; (3) Slide 28 sensitivity cells off. Ball on Eyal/Peter to reconcile. | |||||
| Anann — Secondary | Data Center | Eyal | Structuring | Confirm secondary terms & participants | [confirm] |
Note Anann secondary opportunity — details to be confirmed. Related to primary Anann DC raise (Eyal-led). | |||||
| Anann — New Raise | Data Center | Eyal | Structuring | Confirm new-raise size, timing & use of proceeds | [confirm] |
Note New Anann capital raise (distinct from secondary). Size/timing to be confirmed. | |||||
| United Cost Segregation w/ Matthew Gigantelli | Tax Services | Josh / Eyal | Definitive Docs | Finalize re-papered terms w/ Matt; nail accounting/monitoring fee; Dentons draft turn | Active |
Structure UCS Venture LLC + UCS Investor LLC (DE, via Taylor Lolya). David Zalaznick (JZ Advisors) = majority capital. Greenmont (Josh+Eyal) sponsors. Gigantelli founder/operator. Term sheet executed 6/1; Matt withdrew 7/15, deal re-papered 7/17 (simplified). Open Steve Rist (Dentons) definitive-agreement draft outstanding. Confirm Dentons = DZ's counsel. Q3 historical monthly books still owed by Matt. | |||||
| Offensive Cybersecurity Co. | Cybersecurity | Josh | Under Evaluation | Confirm company, check size & investment thesis | [confirm] |
Note Investment in an offensive cybersecurity company. Company name, structure, and terms to be confirmed — drop docs/thread to populate. | |||||
| Nursing Homes | Healthcare / SNF | Josh | Early Look | Confirm market, operator & deal structure | [confirm] |
Note Skilled-nursing / senior-care opportunity. Details to be confirmed. (Prior Seniors-101 work exists — confirm if related.) | |||||
| Item | Area | Owner | Status | Next Action | Due |
|---|---|---|---|---|---|
| Yardi Upgrade | Systems | Josh / Matt | In Progress | Confirm upgrade scope, timeline & vendor contact | [confirm] |
Note Yardi platform upgrade. Scope/timeline to be confirmed. | |||||
| PTO Policy | HR | Josh | Drafting | Finalize PTO policy & roll out to team | [confirm] |
Note Company PTO policy — drafting/finalizing. Details to be confirmed. | |||||
| Staffing | HR | Josh | Ongoing | Track open roles & hiring pipeline | Ongoing |
Note Staffing / hiring. Open roles and candidates to be tracked here. | |||||
| Terminations | HR | Josh | As Needed | Track any pending personnel actions | Confidential |
Note Personnel / termination matters. Sensitive — keep detail minimal. | |||||
| Broker | Firm | Phone | Market / Deal | Role | Status | Last Contact | |
|---|---|---|---|---|---|---|---|
| Gary Martinez | Ashwill Associates | gary@ashwillassociates.com | Broker on Yorba Linda | New | — | ||
| Cameron Merrill | CBRE | cameron.merril@cbre.com | Broker who toured us through commerce on 9.4.2025 | Leasing | Active | 2025-09-04 | |
| Eric Cox | CBRE | eric.a.cox@cbre.com | Broker on Kearny Mesa | New | — | ||
| Hunter Rowe | CBRE | hunter.rowe@cbre.com | Broker on Kearny Mesa | New | — | ||
| Joe Cesta | CBRE | joe.cesta@cbre.com | Broker on Kearny Mesa | New | — | ||
| Jonathan Garrick | CBRE | jonathan.garrick@cbre.com | Broker on Signal Hill | New | — | ||
| Robert Ferraro | CBRE | Union City | New | — | |||
| Ryan Sparks | CBRE | San Diego | New | — | |||
| Sean Williams | CBRE | San Diego | New | — | |||
| Thomas Taylor | CBRE | Fremont | New | — | |||
| Vince Machado | CBRE | Fremont | New | — | |||
| Gian Bruno | Colliers | gian.bruno@colliers.com | Broker on Temecula deal sent 9.4.25 | Sales | Active | 2026-02-05 | |
| Kenny Patricia | Colliers | kenny.patricia@colliers.com | Broker on Temecula deal sent 9.4.25 | Sales | Active | 2025-09-04 | |
| Matt Dierckman | Colliers | Sylmar | New | — | |||
| Michael Kendall | Colliers | michael.kendall@colliers.com | Broker on Temecula deal sent 9.4.25 | Sales | Active | 2025-09-04 | |
| Mike Carrigg | Colliers | Livermore | New | — | |||
| Mike Lloyd | Colliers | Livermore | New | — | |||
| Brett Lockwood | Cushman & Wakefield | Anaheim | New | — | |||
| Bryce Aberg | Cushman & Wakefield | bryce.aberg@cushwake.com | Broker on San Marcos | Broker on La Costa Meadows | New | — | ||
| Charlie Jacobs | Cushman & Wakefield | charles.jacobs@cushwake.com | Broker on La Costa Meadows | New | — | ||
| Conor Boyle | Cushman & Wakefield | San Marcos | New | — | |||
| JEFF CHIATE | Cushman & Wakefield | jeff.chiate@cushwake.com | Broker on Barranca | Sales brker on Barranca | New | — | ||
| Kris Hagar | Cushman & Wakefield | Concord | New | — | |||
| Kyle McGillen | Cushman & Wakefield | kyle.mcgillen@cushwake.com | Direct 949-930-9229 / Mobile 206-372-0423 | Costa Mesa / 3303 Harbor Blvd (Commerce Business Park); prior: Goodyear Irvine | Sales | Active | 2026-06-11 |
| Louay Alsadek | Cushman & Wakefield | louay.alsadek@cushwake.com | Broker on La Costa Meadows | New | — | ||
| Maddie Mawby | Cushman & Wakefield | maddie.mawby@cushwake.com | Broker on La Costa Meadows | New | — | ||
| Nico Napolitano | Cushman & Wakefield | nico.napolitano@cushwake.com | Broker on Bellgrave | New | — | ||
| Randy Ellison | Cushman & Wakefield | Costa Mesa | New | — | |||
| STEVE BOHANNON | Cushman & Wakefield | steve.bohannon@cushwake.com | Broker Buggati Business Park | New | — | ||
| Steve Pace | Cushman & Wakefield | Steve.Pace@cushwake.com | Broker on O'Toole which we bid on | New | — | ||
| Tyler Epting | Cushman & Wakefield | Concord | New | — | |||
| Zach Niles | JLL | Zach.Niles@jll.com | Broker on Anaheim | Sales | Active | 2026-02-17 | |
| Jim Benson | Kidder Mathews | Oceanside | New | — | |||
| John Witherall | Kidder Mathews | Oceanside | Sales + Leasing | Active | 2026-03-12 | ||
| Andrew Gage | Lee & Associates | agage@lee-associates.com | Broker on Pacoima | Sales | Broker on Pacoima | — | |
| Dale Camera | Lee & Associates | Santa Ana | New | — | |||
| Daniel Knoke | Lee & Associates | dknoke@lee-associates.com | 760.929.7836 | North San Diego small-bay industrial parks (20–40k SF). 1230 Activity Dr intro 7/22/2026. | Sales | Active | 2026-07-22 |
| Erica Balin | Lee & Associates | ebalin@lee-re.com | Broker on Calabasas small bay deal | New | — | ||
| John Collins | Lee & Associates | jcollins@lee-associates.com | Broker on Laguna, Huntington 1 | Sales + Leasing | Active | 2026-03-12 | |
| Peter Merz | Lee & Associates | pmerz@lee-associates.com | North San Diego small-bay industrial parks (20–40k SF). 1230 Activity Dr intro 7/22/2026 with Daniel Knoke. | Sales | Active | 2026-07-22 | |
| Scott Caswell | Lee & Associates | scaswell@lee-re.com | Broker on Calabasas small bay deal | New | — | ||
| Sean Ahern | Lee & Associates | Costa Mesa | New | — | |||
| Tim Walker | Lee & Associates | timwalker@lee-associates.com | Leasing broker on 1540-1570 Reynolds - Mapped deal we made unsolicted offer on | Leasing | Active | 2026-02-17 | |
| J.R. Williamson | NAI Capital Commercial | Santa Ana | New | — | |||
| Brandon White | Newmark | brandon.white@nmrk.com | Broker on Costa Mesa | Sales + Leasing | Active | 2026-02-17 | |
| Joey Farney | Newmark | joey.farney@nmrk.com | Leasing broker who toured commerce with us on 9.4.2025 | Leasing | Active | 2025-09-04 | |
| Nick Krakower | SRS Real Estate Partners | nick.krakower@srsre.com | Broker on Pacoima | Sales | Broker on Pacoima | — | |
| Peter Joyce | Stream Realty Partners | Moreno Valley | New | — | |||
| Mike Vernick | Voit Real Estate Services | Cerritos | New | — | |||
| Patrick Connors | Voit Real Estate Services | San Diego | New | — | |||
| Ryan Moore | Voit Real Estate Services | Corona | New | — | |||
| Trent Walker | Voit Real Estate Services | twalker@voitco.com | Leasing broker on Irvine Barranca | Leasing broker on Barranca | Leasing | Active | 2026-02-17 | |
| Greg Geraci | North Hollywood | New | — | ||||
| Jeff Carr | Broker on Laguna 3 | New | — | ||||
| Jeffrey Richards | Oceanside | New | — | ||||
| Karen Sunday | Santa Ana | New | — | ||||
| Kevin Carroll | North Hollywood | New | — | ||||
| Kevin Lee | Anaheim | New | — | ||||
| Robert Colacion | Gardena | New | — | ||||
| Rusty Williams | San Marcos | New | — | ||||
| Ralph Longo | Global Commercial Properties | rlongo@globalcommercialprop.com | (408) 529-1362 | Silicon Valley / 110 Pioneer Way, Mountain View | Sales | Active | 2026-07-16 |
| Brent Dressen | Colliers | brent.dressen@colliers.com | Direct 408-282-3979 / Mobile 408-202-4740 | Silicon Valley / 1675 Walsh Avenue (recorded condo map) | Sales | Active | 2026-07-15 |