| 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 | USD 35,000,000 | SOFR + spread Cap: 5% strike | Cap expires 1/1/27 | Green-light Eyal to open the CBRE fee call at 60 bps (target 65, ceiling 75 — CBRE asked 90); Decide whether to carve Steve Hurwitz into the sale fee to align the leasing broker; Walk the property with Grace on cosmetic and R&M items before tours begin; Release the listing agreement and buyer NDA once fee terms land; Grace to send the 2026 tax-appeal data to Miriam Quintana at RVMR; Have counsel confirm what an entity-level sale actually saves a buyer — Ethan Leavitt (Lane Capital) reads it as the doc stamp only, with the property still reassessed, which undercuts the entity-purchase angle from the Pebb / UNO South Pointe comp | Fee call this week |
Operations (8/4–8/5) Parking / LAZ: July gross just under USD 90K (~USD 45K monthly + ~USD 40K transient); LAZ’s own P&L showed USD 41,627 vs. a USD 35K budget. Moxie Hotel signed at USD 2,000/mo starting next month. A valet company took an agreement purely to get a City of Miami Beach letter, never used or paid for the space — LAZ sent the city a cancellation letter; policy now requires 3–4 months of payment before a letter is honored. City of Miami Beach restarted USD 1/hour street parking Aug 1, extended through Oct 31 — three months of discounted competition; Erika does not expect worse than last year since budget was set against that comparable. August started slow on Florida storms. LAZ lease runs to Dec 2028 with a 60-day no-fee owner termination — confirmed by Peter; gives a buyer operator optionality with ~2 years of continuity. Building: 4th floor buildout ~95% complete, wraps next week. Elevators 1 & 2 went down 8/4 and are restored — Don chasing root cause. Warner Music had a service disruption during a celebrity artist visit (resolved) and an AC issue fixed in ~1 hour at tenant cost; WMG lease amendment promised by Mauricio 8/5. Elevator modernization testing underway, float switch inbound. Chubby buildout nearing end of concrete cutting; Harvey wants to accelerate to a September opening. Roof + HVAC closure still being re-bid (KB came in very high). Admin: SK Capital Partners 2nd Amendment / extension invoice confirmed by Grace and closed out with JLL 8/4. 2026 tax appeal information request from RVMR (Miriam Quintana) routed to Grace 8/4. Sale process (8/5 weekly) Broker fee is the live negotiation: CBRE / Sean Kelly proposed 90 bps plus a USD 5,000 marketing fee (8/4) — still unanswered as of 8/6, with Eyal holding the first call. Internal read carried forward: negotiate the scope covered by the marketing fee rather than trading only on rate. Underwriting assumed under 75. On a ~USD 65M sale, 65 bps ≈ USD 425K and 75 bps ≈ USD 500K. Team aligned: open at 60, target 65, hard ceiling 75, no kicker structures. Eyal makes the first call given the relationship; David or Kathy (Cappy) escalate. Do not commit to the engagement during the fee conversation. David raised paying leasing broker Steve Hurwitz a slice of the sale fee to get him advocating — a tactic Greenmont has used before; worth putting to Sean. Timing: David wants a buyer committed by early-to-mid October to duck midterms and geopolitical risk; Eyal says launching in August is a mistake (Labor Day ~Sept 8 compresses an August teaser to month-end). No launch date fixed — but marketing materials get built now regardless. Comps: an off-market 61,000 SF trade at ~USD 31.5M (~USD 516/SF) hit The Real Deal — buyer (Robert Rivani) must reskin, has worthless parking, all-in basis well above 555. Yukon is the high-end benchmark at ~USD 150 NNN. Notify Grace and Steve Hurwitz once the sale broker is signed. Decision taken: no new spec-suite renderings — Hurwitz confirmed existing materials suffice. 8/5 — entity-vs-deed structure challenged: Ethan Leavitt (Lane Capital, LP) pushed back on the Pebb entity-purchase read — “it only saves you the doc stamp, you still get reassessed,” and recalls Neisen advising against it years ago absent a newer ruling. You confirmed the Rivani/South Beach trade is old news (buyer spending heavily, asking north of USD 100 rent) and that Yukon is structured the same way. Needs a counsel read before entity-level sale is marketed as a buyer benefit. Situation Davis JV. Prepping late-Q3 (Oct) sale; going-in NOI +54% since '22; target ~6% cap / ~USD 925/SF. Justin Ochalla (Davis) finalizing IC memo to approve broker hire + list; ball is on Josh to backfill the memo’s missing rent-roll / capex detail. Broker beauty contest CBRE (Kelly+Lee) vs. JLL (McCormack) still open. Email chronology • 7/21 10:24a Peter K: Apple appraisal materials assembled — 3yr financials, 2026 budget, Apple + Corcoran leases, CAM calc, Yardi rent roll. • 7/22 5:11p Hunter Stone: June financial report out. • 7/23 8:00a Chubby operations call; RCD adjustment thread with David Allen. • 7/24 10:02a Vanessa Florido (JLL): “Checking in — same page on the abatement?” (SK Capital 2nd Am). • 7/27 Ops call + 555 catch-up held; Battery Global carve-out killed on Eyal’s say-so. • 7/28 5:34a Josh → Grace: “This was pending your confirmation to my last email.” • 7/28 8:34a Vanessa: “So sorry to keep bugging… 4-mo abatement May–Aug 2026, base rent USD 20,458” — Day-5 unanswered. • 7/28 8:42a Peter K → Josh/Eyal: “Put the 555 CapEx together with Claude — base-bldg vs. leasing vs. OpEx that should’ve been CapEx. Will send to Justin if you’re good.” • 7/28 9:30a Fellow: 555 Wash Leasing Update — broker E-blast held until after summer; renderings negotiation with Katie live; Alacran/BGO Georgia re-engage 3rd wk August. • 7/28 9:44a Josh → Justin Ochalla (Davis): “We’ll have the capex detail for you shortly. Waiting on broker comps.” • 7/28 10:22a Grace Valdivia: “Vanessa — could you share the document that references the (4) months abatement?” (still needs source doc). • 7/28 10:26a Anna Grilli (Colliers): “I was able to log in to OceanFirst — thank you.” • 7/28 12:13p Peter K → Justin: “Attaching historic capex analysis — split base-building vs. TI/LC vs. OpEx that should’ve been CapEx.” Open follow-up 7/29 — CBRE (Christian Lee) delivered the 119 Washington / UNO South Pointe sale comp: +USD 70M price, +USD 1,598 PSF, 4.8% in-place cap, 43,817 SF, 97% occ, recorded Jul-26. Buyer Pebb Capital bought the entity (not fee) to hold down RE taxes — David Allen flagged this as validation of both strong pricing AND buyer appetite for entity-level purchase. Supports the low-to-mid USD 60s / ~6% cap ask. SK Capital 2nd Am abatement RESOLVED 7/31 — Grace Valdivia confirmed she’ll credit July base rent + OpEx, credit Aug OpEx/RE-tax, abate OpEx/RE-tax Sep–Oct. Valdyn Labs LLC signed (per VTS 8/1): Floor 3 / Suite 380, 882 SF, base rent USD 61.80/SF, LXD 1/31/28. Justin’s team reviews Peter’s capex analysis → IC memo → broker beauty contest (CBRE vs. JLL) is now the live gate. Remaining comp asks from Justin: 404 Washington, Lincoln Rd, Design District/Wynwood, 3480 Main Hwy. Open items Broker beauty contest CBRE vs. JLL · Davis IC-memo capex detail · Apple renewal counter · Katie holding firm at USD 3K fixed (renderings negotiation) · Dish Wireless termination claim filed 7/31 (USD 25,366 arrears) · Wells Fargo ATM window-tint dispute · Mepin 4th-fl scope (AP approved 7/27) · Warner Music amendment in legal · elevator mod · Chubby buildout Recent correspondence 7/29 · Christian Lee (CBRE) — UNO South Pointe / 119 Washington sale comp (USD 1,598 PSF, 4.8% cap) 7/29 · David Allen — Chubby Group Letter of Understanding (Sept 15 commencement offer) 7/31 · Anna Grilli / Colliers — Yardi approver access “all set” 7/31 · David Allen — 555 Dish claim filed (notice) 7/31 · Grace Valdivia (Colliers) — SK abatement confirmed (July credit + Sep/Oct abated) 8/1 · VTS — Valdyn Labs LLC signed (882 SF, Fl 3, USD 61.80/SF, LXD 1/31/28) 8/2 · Matthew Nicholas — Vcorp Services Open Invoices 8/3 · John Randall — Catch up - Greenmont Group 8/4 · Kelly, Sean @ Miami — 555 Washington - CBRE Fee Proposal 8/5 · Grace Valdivia (Colliers) — SK Capital leak report revised per Josh (current-status reference removed); awaiting David Allen’s OK to share with SK Capital 8/5 · Ethan Leavitt — 555 Washington Updates and Capital Call | ||||||||||
| 12350 Montague St Pacoima (SFV), CA | LA / SFV | Ind. Condo Conv. (Mosaic) | Multi-unit | Mixed — F, G for lease | No senior debt identified | — | — | — | Chase Adam Stout (Delphi) for the current Montague sales tracker, and ask that the marketing log carry addresses and project names for every property walked; Review Mark Heavey’s Pacoima Industrial Center Q2 update | Overdue |
Situation 12350 Montague Owner LLC / Lakeside Business Center LLC. Active condo-conversion sell-out (units F & G listed via Delphi’s Mike Hooker at USD 1.50-1.55/SF). Two prospects in bank talks; Adam @ Delphi driving broker outreach + LOI revision. Condo map DD with David Evans & Associates (DEA) engineering + Rosenheim. Email chronology • 6/24 Gela Villarroel (Worth PM): May financials for 12350 Montague Owner LLC out. • 7/23 8:14a Rob Ortega → Cathy Fisher (SitusAMC): Draw #5 photos + lien waivers link sent. • 7/23 11:32a Cathy Fisher: “Will review. Targeting first part of next week.” • 7/23 Weekly A/R report (Lakeside + 12350) — Gela. • 7/24 8:03a Rob → Mark Heavey: “Just to be sure DEA still goes to Condo Map Approval budget?” Mark: “DEA → Architect & Engineering; Rosenheim + City of LA charges → Condo Map.” • 7/24 11:52a Jenn Berlin (DEA): retainer wire instructions sent. • 7/27 12:16p Fellow: Montague standing meeting — Adam @ Delphi revising LOI on rent-credit-toward-down-payment (Bold Steel template); prospect texted intent to defer purchase pending USD 5-6M home sale; team asked not to sign renewal before checking back. • 7/27 2:17p Mark Heavey: “Following up on this — the appointment to submit is today, I need to know if we can submit.” • 7/27 5:39p Josh → Rob: “Did we hear from them today?” Rob: “Unfortunately not. Called again, no answer.” • 7/27 3:42p Joseph Stanislawski (Thorofare): “Draw has been approved, funds within 48hrs.” • 7/28 8:26a Sydney Jackson (DEA): “Verbally couldn’t hear you this morning — will call from physical phone tomorrow.” • 7/28 8:13a Rob: “Wire instructions verbally confirmed at 12:08PM EST — wire going out today.” • 7/28 10:13a Rob: “Gela — ETA on the June financials?” Open follow-up DEA retainer wire cleared 7/28 → condo-map plans submission unblocks. Adam @ Delphi revised LOI (rent-credit) to prospective buyer this week + broker E-blast for the USD 1.5M discounted unit. Two-unit solar-business prospect gone dark — Adam chasing in person. Open items Bold 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 funded (Thorofare 7/27) · Multiple AR delinquencies · Budget rebalance: DEA + Rosenheim spend running above condo-map budget line Recent correspondence 7/23 · Mark Heavey — Pacoima, CA - 12350 Montague Street - Draw Request #5 7/23 · Catherine Fisher — Pacoima, CA - 12350 Montague Street - Draw Request #5 7/29 · Joseph Stanislawski — Pacoima, CA - 12350 Montague Street - Draw Request #5 7/30 · Joseph Stanislawski — Pacoima, CA - 12350 Montague Street - Draw Request #5 7/30 · Joseph Stanislawski — 330183998 - 12350 Montague Street - June Reporting 7/22 · Catherine Fisher — Pacoima, CA - 12350 Montague Street - Draw Request #5 7/20 · Catherine Fisher — Pacoima, CA - 12350 Montague Street - Draw Request #5 8/3 · Max Hands — 330183998 - 12350 Montague Street - June Reporting 7/14 · Armando Dupont — TITLE & MAPPING ORDERS -- 12350 Montague St, Los Angeles -- 7430414-9 & 1260365M 7/13 · Armando Dupont — TITLE & MAPPING ORDERS -- 12350 Montague St, Los Angeles -- 7430414-9 & 1260365M | ||||||||||
| 3501 & 3511 Thomas Rd Santa Clara, CA | Silicon Valley | Ind. Condo Conv. (Mosaic) | Multi-unit | Multi-tenant; CAM reset | All-cash — no debt | — | — | — | Await Fast Turn’s signature on the executed Units 6 & 7 LOI, released to Brian Kelly 8/5; Mark to put the three-unit second tenant in front of an SBA lender and finance the business acquisition and the real estate in one loan; Hold the Sept 2 Planning Commission date — Javier’s schedule is out and the survey is being finalized ahead of the hearing rather than as a condition; Tell Carlos whether ownership takes back 3511 Unit 3 (Fire & Metal) on 8/31/2026 or later | PCC Sept 2 |
Sales + entitlements (8/4–8/5) Fast Turn — a machine shop in two units for ~20 years — offered USD 2.2M (USD 515/ft) as-is; team countered USD 2.35M; Fast Turn came back at USD 2.25M (USD 526/ft). Structure agreed: USD 2.3M face with a USD 50K rent credit, printing the comp at ~USD 538/ft — the same face-rate protection used at Laguna 2. The two units are 4,276 SF each, over 10% of Santa Clara’s total SF, putting two units in escrow before formal launch. Phil sent the executed LOI to Brian Kelly 8/5 11:06am after Josh cleared it 6:45am (“Looks good to me”). Second tenant occupies three units and is trying to buy the company from its founder for USD 200K but lacks capital; he also owes USD 200K of rent through April 2028, which motivates buying over relocating. Mark is routing him to an SBA lender to bundle both into one loan. If he takes two of three units that is ~3,500 SF more and pushes Santa Clara to ~20% sold before full launch, excluding the office unit. Entitlements / capex: targeting the September 2 Planning Commission; Javier delivered the full step schedule 8/4. Roof completes end of September to first week of October per submittal (team pushing for September). Jose starts end of August on facade, trash enclosure and two units; flooring engaged; a second more local contractor is bidding the remaining two vacancies as a benchmark. Tree removal starts this week, then parking lot leveling. Painting and LED exterior lighting engaged but sequenced later. Signage is the last item, pending the designer’s return — it blocks nothing. Situation Mosaic 3501 Thomas Property Owner LLC (JREF Mosaic Partners). CLOSED 6/29/26 PM handoff to Worth (Carlos Nieto). Condo conversion underway. Published: USD 579/sf (1,760 SF) / USD 559/sf (2,138 SF). UW: 2.0x EM / 63% IRR. Substantial-completion target 10/1/26. Colliers’ Emerson Hofer marketing. FIRST UNIT SALE — Units 6 & 7 signed LOI in hand; Brian Kelly recommends ACCEPT (7/31) (sell-down underway). Email chronology • 5/26 Carlos → Jared: Allied Landscape tree removal plan — 10 redwoods, cost breakdown between 24" boxes vs. 36" boxes. • 7/16 1:36p Patrick Butler (Kimley-Horn): 3501/3511 survey scheduled second half of this week. • 7/20 9:52a Josh: “Still set for the Wed 22nd site walk?” • 7/23 7:47a Carlos: “Met with Steve (Vulcan Construction, David Rowley referral) yesterday on 3501-09 & 3511-05 unit walks — needs office & warehouse specs.” • 7/24 2:41p Carlos → Jared: R&S hollow-metal + rolling doors proposal — USD 62,718 total (3501 USD 33,803 / 3511 USD 28,915), assessment fees waived if we proceed. • 7/27 12:24p Josh → Butler: “Are we still on target for delivery this week?” (chasing survey). • 7/27 4:56p Jared → Carlos: “Any tiny nicks — no big deal, will be painted. Check if hollow metals can be repaired instead of replaced.” (pushing back on scope) • 7/27 5:05p Carlos: Tree-portion recap — Proposal #50416 USD 16,830 + #50676 USD 34,550; 1-for-1 redwood swap with 36" boxes saves USD 1,550. • 7/27 5:42p Jared: “Why are we being charged for replacement trees on top of the USD 3,500 per removal? USD 18k not accounted for.” • 7/28 11:11a Anthony Vera (Kimley-Horn): “Underground survey completed yesterday, still on target to deliver this week.” • 7/28 11:50a Jared: “Allied tree proposals — good to go. Savings vs. UW when factoring permit.” • 7/28 11:57a Jared → Carlos: “Take first pass at unit-walk scope with Steve, use units 10/13 as reference; Mark walked new ones with you.” • 7/28 12:34p Carlos: “Engaged Jose Lopez for building improvements — signed Construction Agreement, tentative start wk of 8/24.” • 7/28 2:06p Emerson Hofer marketing update: 3 live prospects — V2 Solutions/Tribal Fit (owner Vijay in India, wants to tour vacant units after 8/10 return); BelFuse (via C&W, on-pause hunting <2,000 SF with >400 amps — needs unit panel/electrical data); a third former tenant still not termed (confidential per Hofer’s other client). • 7/29 8:33a GMA architect + Carlos agree 4000K for exterior LED wall packs (Carlos wants to order same day). • 7/29 8:48a Phil Linton circulated draft Santa Clara PSA (buyers + terms as placeholders for the pending Units 6 & 7 deal). • 7/29 10:54a-12:41p Josh ↔ Mark/Phil/Jared on 3511 Units 6 & 7 counter — economics: base untrended USD 550/SF on 2,138 SF units; combined 4,276 SF unit needs new AC; lease expires 2/28/27, new-buyer close pushed to ~6/30/27 (4mo vacancy). Phil: dividing the combined unit likely not cost-effective per floor plan. • 7/29 11:24a Jared circulated interior-finishes design specs (Mosaic Business Center PDF). • 7/29 3:57p Anthony Vera (Kimley-Horn): updated ALTA survey with utilities delivered — USA did not paint water in the streets; water along Thomas Rd shown, awaiting City drawings for Norman & Leonard before final update. • 7/29 1:19p VER: Entitlements & Improvement Plan Zoom set Fri 7/31 9:00am PT. • 7/31 9:00a VER Entitlements & Improvement Plan Zoom HELD. • 7/31 2:18–3:24p ALTA water-meter loop escalated: USA/survey team omitted water meters; Mark Heavey — “they owe us another update with water meters.” Josh directed Xavier Campos (VER) to deal with survey team directly, list first/second-round mistakes, demand it fixed fast and free. Water still unpainted on Norman/Leonard; ALTA update pending City drawings. • 7/31 2:57–3:24p Kinetex/flooring scope: Jared corrected spec — common areas LVT (no carpet tile), private offices carpet tile, bathrooms concrete-look LVT; DFS W9/construction agreement in motion (Carlos Nieto/Worth PM). • 7/31 Brian Kelly recommends ACCEPT the 3511 Units 6 & 7 signed LOI (best-and-final, existing tenant). • 8/4 6:04a Shawn: Mosaic Q2 Portfolio Model — Thomas acquisition fee added; going to Jake with methodology (per your 5-step plan, JREF-consolidated version to follow). • 8/4 6:13a → 9:40a Flooring submittal LIVE: Miakah McCauley (DFS/Lance Grant) sent the electronic flooring submittal for 3501 Thomas Rd Suites 10 & 13 for review; materials won’t be ordered until submittals + signed installation-method form are approved. Signed DFS proposal in from Bryan MacKendrick (via Carlos Nieto/Worth PM). • 8/4 5:26p Phil Linton: “Ok to send this [Santa Clara Units 6 & 7 LOI] to Brian?” — clearance owed to Josh (LOI finalized, ready to go to buyer). • 8/5 6:45a Josh: “Looks good to me.” — LOI CLEARED to Brian Kelly. Ball now with Fast Turn (Tony Tran / Tom Khuu); the 8/4 draft dropped the seller-funded HVAC replacement and their exterior-improvements walk-right, so expect that to be the counterparty’s pushback (AC9 Suite 7 is a 28-year Rheem, ~USD 19.5K to replace). Open follow-up Units 6 & 7 LOI cleared to Brian 8/5 6:45a — now awaiting Fast Turn. Decide divide vs. sell-whole the 4,276 SF combined unit (Phil says dividing likely not cost-effective). Approve DFS flooring submittals for Suites 10 & 13 so materials can be ordered. Give VER a survey-team contact so Xavier can push the missing Norman/Leonard water meters. Feed Hofer unit panel/electrical (amps) data to keep BelFuse alive; V2/Tribal Fit (Vijay) tour after 8/10. Open items Units 6 & 7 — Fast Turn response to cleared LOI (HVAC clause exposure) · combined-unit divide decision · Norman/Leonard water on ALTA (Xavier pushing survey team) · flooring scope finalization (DFS/EF) · Condo plans with Wood Rogers · 6" sewer lateral · Jose Lopez improvements start wk 8/24 Recent correspondence 7/27 · Traded Submissions — Traded - @tradedla - Sale - 3501 Thomas Road - 06/29/2026 - Joshua Honig 7/29 · Traded — Your Traded Post 3501 Thomas Road Links & Insights 7/29 · Vera, Anthony — 3501 - 3511 Thomas Survey 7/30 · Gus Weidner — Kinetex/Flooring Options 7/31 · Jared Rechnitz — Kinetex/Flooring Options 7/31 · Mark Heavey — 3501 - 3511 Thomas Survey 7/31 · Xavier Campos — 3501 - 3511 Thomas Survey 8/3 · Carlos Nieto — Kinetex/Flooring Options 8/4 · Shawn Pandit — Brokerage Database For Review 8/4 · Jessica Xie — Brokerage Database For Review | ||||||||||
| 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) | — | — | — | Jeff Carr to join David’s chain to B2 tenant Jesse Fan, whose lease expires end of August, and qualify him on a 10%-down SBA purchase; Phil to pull the repair schedule and the COA reserve study status from David; Phil to build the line-item expense breakdown — tax, insurance, maintenance, COA and management, current and post-repair — for buyer net-cost presentations; Select the stronger of the two remediation bids and move to shoring and rebuild; Launch the formal Laguna 3 brochure | This Week |
Sales + fire update (8/4 Alcalde call) Fire: cleanup complete and done to a high standard — damage effectively invisible, units simply boarded as if under interior construction. Insurance already cut a USD 50,000 check, which exceeded cleanup cost and left a surplus; loss-of-rent coverage is in place and gets evaluated once post-rebuild leases are confirmed. Two teams are pricing remediation — the insurer’s and David’s — better bid wins before shoring/rebuild. Buyers: Investor Vishwa met City National (passed — he is an investor, not owner-user) and First Citizens, who are actively underwriting and want him as a deposit customer; his interest moved to unit B4 for the higher in-place lease rate a lender can underwrite without a P&L (lease + expense estimate delivered 8/4). Ken Vought (former C3 tenant, paid all back rent) re-engaged after learning C3–C6 will be brand new post-fire — walked B4, B5, C10, C11 and got a tenant rent / remaining-term spreadsheet; reply expected within a day or two. Jesse Fan (B2) lease expires end of August and asked for more time; David raised buying instead. Fan is using a residential broker with no commercial knowledge — Jeff is taking the conversation over directly. Giancarlo (broker, Jonathan’s contact) has a couple of clients he thinks fit. Jordan is back Thursday with a call scheduled with Mitch on A1. A church prospect is unresponsive on a city approval step. Canvassing: ~100 brochures across 16 and 18 Technology (Irvine Company) and Triquest — Triquest’s property manager sent a stop-distributing complaint, which the team read as proof it is landing. Next: Olen Company parks in Irvine, then Tustin, then Lake Forest. Roughly a quarter to a third of tenants are surprised they can buy at all; most need educating on SBA and the 10%-down owner-user path. Situation Mosaic 23151 Alcalde Property Owner LLC (JREF Mosaic Partners). CLOSED 6/15/26. Bldg C fire 7/10 — C4/C5/C6 impacted; Hanover adjuster completed initial inspection, issuing USD 50K check covering all out-of-pocket to date (David est. actual spend USD 30-40K). Architect ruled shoring must be specialty structural (not GC). Jeff Carr (CBRE) listing condos; 142-B closed 7/16, 142-C (Regatta) closed, 52-F expected to close by Thu (estoppel last open item). Only largest existing tenant interested in buying (mirrors Laguna 1/2 pattern). Lost-rent / business-income coverage CONFIRMED by Hanover adjuster 8/3 — loss calc to be built off rent roll + P&L + CAM for the restoration period. Fire fallout is now driving a wave of tenant early-exit asks (C6, Igram, Angelo Termite, B2) — your posture: say no by default, “we have a lot of inventory.” Email chronology • 7/14 5:00p Saminah Welker (Mariners Escrow): 142-B — estimate to Mark; loan docs in, coordinating buyer signing. • 7/20 3:30p Matt N → Mariners: “Please share final signed settlement statement that ties to USD 1,258,349.82 disbursed to seller.” • 7/23 12:31p Vishwa Tiwari to Voit (John Collins): B4/B5 interest — target USD 550/sf vs. team USD 620. • 7/23 1:03p John Collins → C3/Mark: “Best & final on longer-term leases — 23122-B at USD 560/sf (USD 1.62M); 23042-A&B at USD 515/sf (USD 5.37M).” • 7/24 8:17a Saminah Welker: “Apologies for delay — attached is final statement” (142-B closed). • 7/24 9:36a David Rowley: Weekly inventory reports for today’s call. • 7/24 2:00p Fellow (Weekly Lakeside/Montague): Shoring engineer walks the space next Tue 7/29; shoring+demo proposals by end of next week. Saddleback Roofing USD 4,500 C7 waterproof submitted to Hanover. C7 water line ran through C4/C5 — must be re-run. Insurance expected to cover all immediate repair costs. C4/C5 lease termination ~9/10 (Rowley sending formal notices pending Heavey approval). C6 tenant early surrender end of July (forfeits 1 mo rent). B2 tenant Jesse Fan extension approved ≥30 days. • 7/27 12:30p Fellow (Alcalde Call): Vishwa focused on B4/B5, target USD 550/sf vs. team USD 620; net worth USD 22-25M, 850 credit; church prospect exploring use approval with Laguna Hills planning. • 7/27 1:43p Jeff Carr (CBRE): “Please find our updated Alcalde Tracker for today’s 12:30 call.” • 7/28 5:00p Fellow (Mosaic Weekly): 142-C (Regatta) closed, 52-F closes Thu (estoppel last item). 142-C (Mill Creek Electric) signed LOI at USD 575/sf with 11-credit — buyer wants Dec possession but tenant lease runs to end of Apr; Collins/Jordan showing tenant cheaper nearby space to negotiate early exit. Vishwa (active on Laguna 3) quoting USD 550/sf to Jeff here while opening at USD 475 elsewhere — narrowed to one Mosaic project. 3 vacant units make-ready by EOW. Fire: Hanover adjuster issuing USD 50K check (est. actual spend USD 30-40K). • 7/29 Hanover structural consultants toured the building. 7/28 demo contractor toured (proposal pending). Architect rebuild-design proposal received + forwarded to adjuster. • 7/31 Rowley Weekly (call was 7/24): B2 (Jesse Fan) — offered 30-day extension; tenant responded he wants to BUY the unit → connected to Jeff Carr for purchase details. C6 early-exit end of July confirmed (~1 mo rent impact). Deadline to serve C4/C5 termination notices = 8/10/26 (leases terminate ~9/10). Email sent to adjuster re lost-rent coverage. Saddleback Roofing USD 4,500 C7 waterproof still insurance-review pending; C7 water line re-run proposals sent to adjuster. Illegal heavy-metal dumping in B-bldg dumpster (CRNR won’t haul) — supports locking doors. • 7/31 11:27a Rowley on Igram mutual termination: owner shutting the business, moving to Idaho, no assets (lives with parents per title search). Cost to pursue judgment ~USD 6K — Rowley recommends not worth it; possession delivered “next week.” Awaiting Josh/Heavey go/no-go on breach complaint. • 7/31 3:12p Jeff Carr scheduled the Alcalde Call (Teams, Newport Beach). • 8/1 9:47a Angelo Termite (Virji), 23112 Alcalde Ste A — formal early-termination request; says a broker told him ownership is selling and might release him. Plans to vacate Mon Aug 3. • 8/3 5:49a Heavey → Josh: “Let’s discuss.” 8/3 6:16a Josh: “Wow…just keeps coming. Sure let’s discuss but I’m inclined to just say no. Especially if there is a personal guarantee. We have a lot of inventory.” • 8/3 8:26a John Collins: Lakeside marketing report 8/3 circulated. • 8/3 3:14-3:23p Rowley → Heavey/Jared/Josh: Hanover adjuster CONFIRMED business-income (lost rents) coverage applies — loss-of-rent calc to be built from rent rolls, P&L and CAM charges for the period of restoration. This closes the open lost-rent question. • 7/31 2:37p John Collins: 23142 Alcalde A1 & A2 suite-renovation recommendations — demo all hash-marked walls, keep restrooms (renovate in sync with Jim Biram’s former-office restroom), full Unit A reno; leasing suite reads “circa 2002,” reconfiguration plan attached. • 7/31 / 8/3 Jeff Carr traveling — Monday call moved to TUE 8/4 12:30; Heavey unavailable Tuesday, told team to proceed without him; Phil Linton confirmed 12:30. Open follow-up Serve C4/C5 termination notices by 8/10 — hard deadline, 6 days out. Shoring + demo proposals are now OVERDUE (promised “end of week” on the 7/24 call, i.e. ~8/1; nothing received) — chase Heavey/Rowley on the 8/4 call. Two tenant-exit decisions owed by Josh: Angelo Termite (Josh leaning NO — verify personal guarantee first) and Igram (go/no-go on a USD 6K breach complaint against a tenant with no assets; recommend pass and re-let). Alcalde call TUE 8/4 12:30 without Heavey. Vishwa still working Bldg B. Open items C4/C5 termination notices DUE 8/10 · Shoring/demo proposals OVERDUE · Angelo Termite early-exit decision (check PG) · Igram breach complaint go/no-go (~USD 6K, no assets) · Saddleback Roofing C7 waterproof (Hanover approval pending) · C7 water line re-run · B2 (Jesse Fan) unit purchase → Jeff Carr · 23142 A1/A2 suite reno scope (Collins plan) · Condo plan recording · Fairmed C10 renewal (12yr, USD 1.87/sf) Recent correspondence 7/13 · Shane Keepence — 23151 Alcalde Dr - Building A 7/13 · Shane Keepence — 23151 Alcalde Dr - Building A 7/8 · Shane Keepence — 23151 Alcalde Dr - Building A 7/8 · Shane Keepence — 23151 Alcalde Dr - Building A 7/7 · Traded Submissions — Traded - @tradedla - Sale - 23151 Alcalde Drive - 06/15/2026 - Joshua Honig 6/20 · First American Customer Insights — Reminder Josh, we still want to hear from you! 6/17 · First American Customer Insights — Josh, we request your feedback! 6/5 · Erin Hurd — Survey - 23151 Alcalde Drive Laguna Hills 6/5 · Erin Hurd — Survey - 23151 Alcalde Drive Laguna Hills 6/5 · Dimmeler, Krystel — Zoning Report Project No. 26-594545.1- 23151 Alcalde Drive Laguna Hills - Comments | ||||||||||
| 247 Bedford Ave Brooklyn (Williamsburg), NY | Brooklyn | Retail (Apple anchor) | ~12,200 | Apple + Corcoran | CMBS (LNR special servicer) | ~USD 15-17M est. | 4.75% + default ~7.75% all-in | Imminent | Chase Caldero and Thornoak — no LNR update since 7/21 on a loan sitting in maturity default; Collect Joel’s eighth installment; Eyal to send his PFS to Boswell | Overdue |
Situation JV: Greenmont + Waterbridge (Joel Schreiber). REFI CRITICAL. Thornoak Capital (Caldero/Gluck) engaged 4/23. LNR extension terms: 1% mod + 1% liq + 0.25% svc + 3% default int. Marketed alongside the High Street Retail Portfolio raise. NOTE (corrected 8/4): the USD 102M LOI Shawn sent Brett Siegel (Newmark) 8/3 covers 24 Prince (USD 7.5M), 8-14 Prince (USD 15.25M), 30 East Oak (USD 24.3M), 90 Prince (USD 31.2M), 224 Mulberry (USD 9.75M), 450 Broadway (USD 14.0M) — a six-building SoHo/Nolita + Chicago acquisition. It does NOT include 247 Bedford, 555 Washington or 58 Kent; those are Greenmont-owned assets. Prior entry conflated the two — 247 Bedford’s refi stands on its own. Email chronology • 7/10 2:41a Josh sends 247 Bedford update; Eyal replies same day (thread with James Caldero + Darren Gluck, Thornoak). • 7/13 9:12a Matt Nicholas: internal reply on 247 Bedford (financials package). • 7/16 12:33-40p Shawn Pandit → Doug / Dylan / Andrew / Rui: “High Street Retail Portfolio” outreach — 53,515 SF, 6-bldg NY+Chicago, incl. 247 Bedford, with Chris DeCrosta (Goodspace) + George Karnoupakis leasing edge. • 7/21 10:52a Shawn → Joseph Shamah (via Adam Goodstein intro): same deck sent. • 7/21 11:24a Peter K: Apple appraisal materials assembled — 3yr financials (Eyal to review), 2026 budget, Apple + Corcoran leases, CAM calc, rent roll. • 7/21 2:30p Scott Fishkind (LNR): “Can you guys please send us the leases for 247?” • 7/21 2:32p James Caldero (Thornoak) → Eyal: “See below.” 7/21 2:37p Eyal: “See attached” (leases forwarded). • 7/23 6:02p EOD: Caldero/Thornoak sending 247 leases to LNR; Josh added to Apple appraisal loop. • 7/28 8:09a Shawn: High Street Retail Portfolio deck to Gabe (per Eyal). • 7/28 ECB hearing held (signs/sprinkler-labels violation 014249088N); USD 1,000 defaulted ECB balance outstanding — routine Jack Jaffa compliance, not deal-critical. • 7/31 – 8/3 Carlton (Joseph Shamah) running the equity process: tracking memo issued Fri 7/31, refreshed twice Mon 8/3 (9:55a then 11:22a — “a few additional updates from this morning’s follow up… continuing to push”). Farallon (Jawad Ahmed) is the live counterparty: Peter K sent comp data + underwritten-vs-in-place rents 7/31 and a custom Street View map (high-street-retail-portfolio.pages.dev). • 8/3 2:00p Greenmont / Pearl Group (Anthony) call — a participant never joined despite email, call and text; group agreed to reschedule. Shawn offered after 4p 8/3 or anytime before 4p 8/4. Action sits with Anthony@pearlgroup.ca to re-time it. • 8/3 9:21a Brett Siegel (Newmark) on the USD 102M portfolio LOI: “Received. Back to you asap.” Awaiting seller response. Open follow-up Refi is the critical path and it has gone quiet. Last substantive LNR movement was 7/21 (Fishkind requesting leases, Thornoak delivering) — two weeks of silence on a loan already in maturity default. Worth a direct push to Caldero/Gluck for a status read this week. Separately: your Y/N on Shawn’s revised Carlton carve-out list (Battery Global out per Eyal 7/28) still unresolved. Open items LNR/Thornoak refi status — no update since 7/21, chase Caldero · Joel Schreiber non-responsive on 8th installment · Eyal PFS to Boswell overdue · Waterbridge buyout on the table if Joel won’t fund · Apple renewal strategy (appraisal materials assembled 7/21) · Carlton carve-out list → Josh Y/N Recent correspondence 7/21 · Eyal Greenberg — 247 Bedford 7/20 · Nathan@JackJaffa — Weekly Update from Jack Jaffa - Monday, July 20, 2026 7/16 · Matthew Nicholas — JREF MOSAIC PARTNERS - 3501 and 3511 Thomas Road, Santa Clara, CA BUYER OUTSTANDING ITEMS | NCS-1303682 7/13 · Nathan@JackJaffa — Weekly Update from Jack Jaffa - Monday, July 13, 2026 7/13 · Matthew Nicholas — 247 Bedford 7/10 · Darren Gluck — 247 Bedford 7/10 · Matthew Nicholas — 247 Bedford 8/3 · Nathan@JackJaffa — Weekly Update from Jack Jaffa - Monday, August 3, 2026 | ||||||||||
| 364 Lincoln Pl Brooklyn, NY | Brooklyn | Residential (40 units) | ~40 units | ~97% | [confirm lender] | [confirm] | [confirm] | [confirm] | Confirm the completed A10 renovation shows on the CapEx tab against total budget — the Admiral Elevator deposit is already out; The weekly report template is live: Gabe Siegal signed off 8/5 and forwarded it to the Charney team to maintain | This Week |
Situation 364 Lincoln Owner LLC. Active reno + lease-up. Rent roll grew USD 188.6K/mo at closing → USD 198K/mo today (Matt N unit-by-unit 7/23). F1 reno nearly complete (bath tiling + kitchen cabinets within days); leasing targeting Aug 15 start. Fresh Start Cleaners now handling all turnovers at USD 1,000/turn (replaces AJ on turns). LP: Eduardo Alfie / Triple Five. Accounting-fee dispute RESOLVED 7/30 — Eduardo accepted Eyal’s OA-based explanation, closed the point out, no credit given. Email chronology • 7/10 → 7/30 · ACCOUNTING-FEE DISPUTE (Eduardo Alfie / Triple Five) — CLOSED. Eddie challenged the USD 1,650/mo Property Accounting Fee (plus LL-84 USD 550, USD 6K Professional Fees Other, Lease Renewal Admin USD 400, elevator deposit) and pressed for a retroactive credit, saying it “was never budgeted.” Shawn drafted the pushback, Eyal sent it 7/30 11:47a: the CRA/accounting fee is an Exhibit B budget line, separate from the 4% mgmt fee per OA §4.9 + PMA §4.1 — no contractual basis for a credit; offered a cosmetic reclass with no economic change. 7/30 4:46p Eduardo: “I’m okay closing this point out… We can leave it as is.” No credit given. Elevator invoice USD 14.5K delivered. • 7/23 10:00a 364 Lincoln team catchup; Matt N sent unit-by-unit rent comparison. • 7/27 1:47p Jack Jaffa Weekly Update: ECB hearing scheduled 7/28 (247 Bedford signs violation), 8/9 HPD certifications due at 364 Lincoln for self-closing doors, HPD complaint 7/18 (Water Supply). • 7/27 3:24p Gusto: Autopilot payroll runs Tue 7/28 for 364 Lincoln Owner LLC. • 7/28 5:19a Matt N → Eddie: “Going forward we’ll add the accounting fee within the management fee. See attached elevator invoice, total USD 14.5K.” • 7/28 5:34a Eduardo: “No need to break out accounting fee separately — expect a credit as it was never budgeted. Thanks for elevator invoice.” • 7/28 7:38a Shawn: “364 Reddit — r/prospectheights thread on the building.” • 7/28 9:35a Gabe Siegal (Charney): “Leasing Agreement Template — draft attached for your review.” • 7/28 10:22a Josh → Shawn/team: “Please take first stab reviewing this leasing agreement template — good practice to have one; do we need attorney?” • 7/28 1:54p Smith-Garbey eviction (Apt F-5): Aaron Shirazi (Charney) → counsel Harrison Feldman (HCR) — decision reserved by judge 6/30; Feldman expects ruling within ~2 wks. • 7/30 6:45a Shawn: 364 Lincoln Team Catchup CANCELED. • 8/3 · CHARNEY LEASING TEMPLATE — REDLINE DELIVERED. 2:02p Josh → Gabe Siegal: “Looping in Shawn and Matt. We will get you a redline.” Shawn sent internal redline 9:55a, Josh returned comments in red 12:34p, Shawn sent the redline to Gabe 11:21a with an offer to discuss by call. Two items carried forward: insurance requirements section parked pending a conversation with Dachs, and Shawn flagged that the template’s first paragraph only references market-rate units — a real gap given a rent-stabilized unit could go vacant via the F5 case. No outside attorney engaged; handled in-house. • 8/3 12:18p Gusto: 364 Lincoln Owner LLC July invoice paid, USD 60.97, 1 employee — routine. • 8/3 1:43p Jack Jaffa weekly: no managed ECB hearings upcoming. Open follow-up Charney template redline is with Gabe Siegal — awaiting his response / call. Two open sub-items on it: insurance section pending Dachs input, and the market-rate-only language needs to cover a vacated RS unit (F5 exposure). HPD self-closing-door certs due 8/9 — 5 days out. Smith-Garbey F-5 ruling was expected ~2 wks from 7/28, so it is due now — chase Feldman/Shirazi. F1 leasing kick-off 8/15. Open items HPD self-closing-door certs DUE 8/9 · Smith-Garbey F-5 ruling now due — chase counsel · Charney template: Gabe response + insurance section (Dachs) + RS-unit language · Top-floor toilet overflow damage assessment (Aaron/Charney) · Lead abatement units E8 & C10 · Sump pump + elevator brake (USD 14.5K invoice) · Hallway painting (lender req) · F1 lease-up 8/15 Recent correspondence 7/28 · Matthew Nicholas — 364 Lincoln Place - Full Explanation Required on Recent Charges 7/28 · Eduardo Alfie — 364 Lincoln Place - Full Explanation Required on Recent Charges 7/21 · Aaron Shirazi — 364 Lincoln Place; CO Expiring 7/30 · Eduardo Alfie — 364 Lincoln Place - Full Explanation Required on Recent Charges 7/30 · Eduardo Alfie — 364 Lincoln Place - Full Explanation Required on Recent Charges 7/21 · Shawn Pandit — 364 Lincoln Place; CO Expiring 7/21 · Shawn Pandit — 364 Lincoln Place; CO Expiring 7/19 · Adam Goodstein — 364 Lincoln Place; CO Expiring | ||||||||||
| 805 Uniek Dr Waunakee, WI | Madison, WI | Industrial (NNN) | ~120,000 | 100% (Uniek Inc.) | Sound Point Capital Svc: SitusAMC | ~USD 11-12M est. | Floating | Sale listing live | Sign the engagement letter; Approve the OM; Follow up with Felix Gutnikov — silent since he asked for and received the model 8/3; Reply to Shaan Dadlani (Northmarq) — he has an urgent 1031 buyer and you floated the ~USD 21M Madison-area asset; Chase Brieman for the turn on Greenmont’s WB-5 comments (sent 8/3, three days quiet) | Engagement letter |
Disposition (8/4–8/5) Your self-note 8/5 10:47am and again 10:51am — the sequence is: (1) sign engagement letter, (2) approve OM, (3) continue running the recap process, following up with Felix. Eyal set a Teams call for 805 Uniek 8/5 12:04pm. New buyer channel: Shaan Dadlani (Northmarq) blasted an “URGENT IMMEDIATE 1031 BUY NEED” 8/4; You replied same morning — “We are shortly bringing to market a ST industrial building in Madison WI. Would that be a fit? Purchase price approx. USD 21M.” Dadlani came back the same afternoon. A 1031 buyer on a clock is the best possible bid for a single-tenant asset — worth working before the formal launch. Recap capital — new channel (8/6) CMPD Advisors intro is now scheduled. Ben Filkouski (Madison Commercial RE) introduced Jared to Jorjio Hopkins (CMPD Advisors) on 8/3, explicitly framed as being for “the 805 Uniek Dr recap.” Jared offered windows 8/4; Jorjio came back 8/6 5:11am with 9:30am Friday 8/7. Second live recap channel alongside Felix Gutnikov, who has gone quiet since receiving the OM and model on 8/3 — Felix is the one that needs your personal nudge; CMPD is Jared’s to run. Situation 805 Uniek Drive JV LLC. SALE — CBRE. Sabal-Greenmont JV selling ~120K SF NNN industrial (Uniek Inc. 100% tenant) via CBRE Madison (Chase Brieman, Ben Filkouski). List reference USD 20.75M (~7% cap), not publicized — negotiations pegged near USD 19.0M. Aegon USD 11.5M refi TS parked; investor DD ongoing (Fortistar, Midloch, Jonny Weiss). Email chronology • 7/15 8:16a Chase Brieman: Drone photos delivered. • 7/19 10:34a Jared: “Any ETA on listing agreement?” • 7/23 Peter K sent Fortistar (Adam McMaster) the 3-scenario downside model. • 7/24 2:00p Chase: “Listing agreement draft attached — WB-5 (state-required, first 7 pgs) + Addendum #1 (CBRE supplement). List price USD 20.75M ~7% cap, won’t be publicized. OM to you Monday.” • 7/27 12:56p Josh → Charles Alexander + Mike Mehagian (Sabal): “See attached brokerage agreement. Suggest we counter with 1.5% on first USD 19M + 5% above. Weiss (SBohorquez) can spin through it.” • 7/27 3:13p Charles Alexander: “OK on 1.5% (would like to settle there — maybe start lower). 3.5% seems crazy for a deal this size. Can we start the incentive at USD 19.25M (Madison’s midpoint value)?“ • 7/27 4:56p Josh → Charles: “Yes that makes sense — we’ll get attorney engaged to review and send a draft redline.” • 7/27 5:24p Peter K: Uploaded lease + all amendments to Dropbox for Chase. • 7/27 6:20a Adam McMaster (Fortistar): revised memo sent to Adam C.; Jonny Weiss keeping warm. • 7/28 7:03a Josh → Adam Weiss + Sebastian Bohorquez (Weiss Law): “We own this asset at 805 Uniek, gearing up to sell 2026. Capacity to work on with us? Attached is listing agreement to start.” • 7/28 7:30a Adam Weiss: “Yes — happy to assist. Introducing JP Croake, Senior Counsel, WI-barred and lives in Madison. Will review the listing agreement + get back with comments.” • 7/28 7:34a JP Croake: “Good to meet you and happy to assist with a property right here in Madison!” • 7/28 7:35a Josh → Weiss/Croake: “Sounds amazing, let’s do it!” Open follow-up 8/2: Josh self-directive — (1) sign CBRE engagement letter, (2) approve OM, (3) send Uniek to Gutnikov, (4) continue running the recap process. These are the live to-dos on your plate. 7/31 2:07p: You sent Charlie Alexander (Sabal) the finalized markup incorporating Croake’s redline + the agreed 1.5%/USD 19.25M-incentive structure — Charlie replied 2:18p “Thanks / will revert.” Ball on Sabal for final sign-off; once signed, listing goes live. OM being finalized by Ben + Chase. Red Starr / Jonny Weiss (Azalea) info request answered 7/30: cost basis USD 16,244,913.36 delivered by Peter; tenant-credit narrative (Uniek/Tom Pyle, EBITDA-minimization for tax, zero debt) shared. Investor DD warm with Fortistar (McMaster), Midloch (Palmer), Jonny Weiss. Zack Streit intro’d Peter Oberndorf (Oberndorf Ent.) 7/29 — passed, “too small for us.” Open items Sign CBRE engagement letter · Approve OM · Nudge Felix Gutnikov (OM + model delivered 8/3, silent since) · Jared/CMPD call Fri 8/7 9:30am · Chase Brieman turn on WB-5 comments · Sabal sign-off on brokerage markup · Aug invoice out (Rob Ortega) · Eyal PFS to Boswell · Distribution #13 to Sabal Recent correspondence 7/31 · Charles Alexander (Sabal) — “Thanks / will revert” on markup 7/31 · Jared Rechnitz — Intro: Peter Oberndorf (Zack Streit) — passed, too small 8/2 · Josh Honig — Uniek: sign engagement letter, approve OM, continue recap 8/2 · Josh Honig — Send Uniek to Gutnikov 7/30 · Jonathan Weiss — Info Request from Red Starr 8/3 · Ben Filkouski — CMPD & Greenmont Group Intro (for the Uniek recap) 8/5 · Eyal Greenberg — 805 Uniek Teams call 8/6 · Jorjio Hopkins (CMPD) — proposing 9:30am Fri 8/7; Jared to confirm | ||||||||||
| 295 Ella Grasso Tpke Windsor Locks, CT | Hartford, CT | Industrial (Multi-Tenant) | ~451,908 | ~94% (Fabbrica, MML, CSS, Kamps) | [confirm lender] | [confirm] | [confirm] | [confirm] | Chase Condyne for the fixed-fee feasibility proposal — site layout and maximum achievable SF — site drive-by confirmed for the afternoon of Thu 8/6 by both Jeffrey and Donald O’Neill, so the proposal is the next deliverable owed to you; Take Jonathan Etra’s call and pick the lane: hold Ajax at USD 20M, pivot to the Tryperion back-up PSA, or re-market through Cushman — Kumpa is financing-blocked and out, so he is no reason to wait; Locate the electrical rooms for the two retained buildings, which are separately metered; Matt to close the July investor report financial section with Eitan Levy at Seastone | Condyne proposal |
Disposition track — John Kumpa (8/5) Kumpa (MM Logistics) re-opened unprompted: “295 EG will always interest me to own — but what is your investor looking to do? I will be more flush in 2027, might start shopping again late 2027.” Josh 11:33am: “My investor would 100% sell.” 11:54am: “They would need to be at USD 22M to sell,” and floated signing a purchase agreement now with a non-refundable deposit and the ability to close in 6–9 months. Kumpa 12:35pm: “there is no way my bank would finance that for me — what did it appraise for?” Josh: not appraised since acquisition. Kumpa: “Gotcha.” Read: he wants it but is not financeable at 22 today. Keep warm into 2027 while the Condyne redevelopment study runs in parallel — the study is also the value case that supports the number. Admin: 8/24 tax bill of USD 142,371.08 paid, receipt sent to SitusAMC (Catherine Fisher) 8/4. Redevelopment study (8/4 Condyne call) ~450,000 SF on ~26 acres, bought three years ago fully leased with Triparian Holdings out of a discretionary fund. A major tenant vacated; backfilled to 100% with one-year “bottom feeder” tenants that block both a business plan and a disposition. The problem building: ~350,000 SF, 16-ft clear, zero loading docks on the main face — uncompetitive against Class A leasing at ~USD 11.00–11.50 NNN. It is the demolition candidate; the 85,000 and 42,000 SF buildings have longer leases and are retained. The plan: new Class A warehouse at 200,000+ SF (Josh: the minimum for the numbers to pencil), single-sided loading chosen over cross-dock to maximize leasable SF, plus employee parking and maximized trailer/truck parking in the permitted outdoor storage. An outdoor storage area tied to a current lease returns in ~3 years and is out of play for now. Decisions taken: single-sided loading over cross-dock; parcel subdivision along Choice Road as the route to individual asset sales. Inactive rail line to the rear was already in the entitlements to remove. Open item: electrical room locations for the retained buildings (separate meters). Water/fire tank confirmed on site. Condyne is design-build; Jeffrey floated USD 10–15K for a site plan to establish layout and rough construction cost before permitting — You asked instead for a fixed-fee feasibility study. Survey sent 8/4 4:48pm. Full capital flexibility from Greenmont + Triparian if returns justify it. 8/6 — site visit confirmed and happening: you pinged Jeffrey 9:34am ET to confirm the drive-by plus feasibility proposal; Jeffrey replied 10:10am “Yes will be doing a drive by here today, we are in CT,” and Donald O’Neill (President, Polar Design Build) confirmed 10:17am “We will be stopping by the site this afternoon.” Both Condyne principals are on the ground 8/6 — the fixed-fee feasibility proposal is now the deliverable owed to you, and it is the document that prices the 200,000+ SF Class A redevelopment case behind the USD 22M number. Situation Greenmont / Tryperion JV (Adam Goodstein — Seastone Capital). SALE TRACK — AT A FORK. Ajax Partners (Ian Blatt / Stuart Silberberg / Nikolas Marill-Fukuda) accepted USD 20M 7/15 but is stalling on signature. Etra (Tryperion) pressing for a call to choose a lane: (A) hold Ajax, (B) pivot to Tryperion back-up PSA, (C) re-market via Cushman. Parallel: partial-build repositioning idea (Ziaks/architect-of-record) — PDB/Polar (Bhavik) delivered a feasibility study 8/2 as new input. ARCO walk done 7/31. Email chronology • 7/20 12:15p Jamie Roth (Greyhill): “Are you available today at 5pm? Alt: tomorrow 11:30 or 1pm.” • 7/21 8:13p Josh → Mo Bloorian (Greyhill): “Attached sale comps. Having trouble tracking down the lender matrix but working on it.” • 7/22 11:52a Mo: “Thanks. Keep us posted on debt quotes — essential for us to make a final decision.” • 7/24 4:24p Scott Anderson (Conrac / Bradley Airport parking outreach): “No immediate need but occasionally overflow storage — passed info to team.” (90-day armed) • 7/27 9:07a Jonathan Etra (Tryperion) — RE: 295 Ella Amendment (Etra pushing to settle direction). • 7/27 9:40a David Coffman (JLL): “AJAX Team — please send remaining third-party reports ASAP. PSA entitles current ownership to copies of Environmental, Survey, Zoning.” • 7/27 11:31a Nikolas Marill-Fukuda (Ajax): “Here is the zoning report and the survey. Environmental report was done through a lawyer.” • 7/27 11:41a Coffman: “Should we just contact your counsel directly for enviro docs?” • 7/27 11:44a Stuart Silberberg (Ajax): “Due to complex environmental situation + recent state reg changes, we were advised to handle enviro through our attorney; subject to attorney-client privilege. We are not in a position to share it.“ • 7/27 3:43p Silberberg: “Working on it — I will call you tomorrow.” • 7/28 5:35a Josh → Laurie Wood (Readco PM): “Yes — thank you and thank you for another great year!” (PM contract renewal USD 3,000/mo from 9/1/26, +USD 100). • 7/28 7:05a Josh → Greyhill: “Checking in if any further thoughts here” (Rosewood/Greyhill track parked). • 7/28 7:22a Liam Bettez (ARCO): “Walk thru time for Friday.” • 7/28 7:30a Josh → Scott Anderson (Conrac): “Are you affiliated with the airport or only the parking structure? Any current needs for warehouse or airport-adjacent land?” Open follow-up THE FORK is the live decision: Etra (Tryperion) is pushing Josh to a call to pick a direction — hold Ajax at USD 20M (stalling on signature; enviro report withheld under atty-client privilege, Coffman working around via counsel), pivot to a Tryperion back-up PSA, or re-market via Cushman. Partial-build dev path: your 8/2 self-note (Ziaks partial-build idea, architect of record); PDB/Polar feasibility study delivered 8/2 as new input. Bradley Airport Dev Zone tax abatement: your 8/2 outreach to Edward Bona (CT.gov) BOUNCED — bad address; weekly Monday reminder cron set to chase. Property taxes CONFIRMED paid from operating pre-8/24 (Matt, actual USD 142.3K vs. projected USD 139.5K semi-annual — assessed value came in higher; Matt investigating the delta). June lender reporting delivered to Thorofare (Rob Ortega → Joseph Stanislawski, 7/30). MML expansion/overflow agreements (8/3): John Kumpa (Multi-Mode Logistics) asked to align on the current agreement(s) — his West Side “expansion space” clients have all grown inventory levels; call held 8/3 3:30pm ET. You confirmed Original Space lease runs to 3/31/2031 with a termination right effective 4/1/2029, notice window 7/1–10/1/2028. Tenant clarity here is a value input to the Ajax/Tryperion sale decision — get the alignment memorialized in writing. GC track — ARCO (8/6) Liam Bettez (ARCO National, New England — Office TI & Adaptive Reuse) re-engaged after you missed him 8/5. You asked for a time 8:25am; he offered 11–12 or 4–6 with “a couple very quick questions for you,” and you set a Teams call. ARCO walked the site 7/31, so this is the second GC in the mix alongside Condyne/Polar — worth keeping both live until the feasibility numbers can be compared rather than committing to Condyne’s design-build by default. Open items THE FORK — Etra call to pick Ajax/Tryperion/Cushman · Condyne fixed-fee feasibility proposal (site visit done 8/6) · ARCO/Liam Bettez call + his open questions · Coffman chasing enviro (Ajax attorney-privileged) · Ziaks architect-of-record on partial-build · Bradley Dev Zone abatement — resend to correct CT contact (Bona bounced) · Bradley Airport overflow (Conrac 90-day ~Oct 22) · Approved plans PDF from Schaake/Ziaks pending Recent correspondence 8/1 · Matthew Nicholas — property tax confirmed from operating (USD 142.3K actual) 8/2 · Jonathan Etra (Tryperion) — pressing for a call to pick a lane 8/2 · CT.gov (Edward Bona) — Dev Zone abatement email BOUNCED 8/3 · John Kumpa — expansion/overflow agreements catch-up 8/5 · Eitan Levy — 295 Ella Grasso - July Report 8/6 · Jeffrey O’Neill (Condyne) — “Yes will be doing a drive by here today, we are in CT” 8/6 · Donald O’Neill (Polar Design Build) — “We will be stopping by the site this afternoon” 8/6 · Liam Bettez (ARCO) — offering 11–12 or 4–6, has questions; Teams call set 8/6 · Josh Honig — “Fantastic.” (confirming Condyne site visit) | ||||||||||
| Esperante 222 Lakeview Ave, West Palm Beach, FL | West Palm Beach | Class A Office | ~256,000 | 97.3% (43 units) | Walker & Dunlop floating + rate cap | ~USD 150-165M* | Floating* | ~2028-29* | Backfill the 2.7% vacancy left by Boston Children’s and Foretell — the asset is otherwise stabilized core | Owned |
Situation 222 Lakeview Ave, West Palm Beach — Class A office tower ~256,324 SF. 97.3% occupied (249,503 SF / 43 units; 6,821 SF / 3 units vacant). NOI ~USD 10.1M. Owner: 222 Lakeview Owner LLC (44.28% / 55.72% JV) via Greenmont 222 Lakeview LLC + JZ Capital Partners + Related/Ross. Related Urban Management (PM). Feb-2026 W&D refi (floating + cap), ~USD 9.6M annual DS. Tenants incl. Sotheby’s, Piper Sandler, LIV Golf, Industrious, Templeton, Raymond James, Highpost, Blue Sea. Email chronology • 6/19 8:00a Standing Bi-weekly Leasing Call (Joody Andre organizer) — cancelled that morning. • 6/25 9:00a Matt N: “Mosaic Distributions — Laguna 3 & Thomas acquisition fees to disburse; Yardi allocation tracker + Voyager upgrade proposal attached; Seastone properties added to Yardi allocation.” • 7/9 1:33p Joody Andre: Bi-weekly Leasing Call cancelled again. • 7/24 11:00a Fellow (Bi-weekly Leasing Call): Blue Sea came in at USD 65/SF; Greenmont countered USD 88/SF, 120-mo term, 3 mo free, USD 40 TI — Jon expects to settle around USD 85-86/SF with USD 45-50 TI max. Competing option: Phillips across the street last closed at USD 165/SF (strong leverage). Boston Children’s lease out, process going well. Suite 162 four-tenant deal in progress. Driftwood Hospitality (PE from PGA market) considered for former Chatham exec space — CB friend-wheel; tour arranging. Open follow-up Jon (leasing broker) to arrange Driftwood Hospitality tour of Chatham exec space. Blue Sea expected to close in one more round at ~USD 85-86/SF, USD 50 TI. Once Boston Children’s + Suite 162 close, remaining vacancy is Chatham space only. | ||||||||||
| Laguna 2 (Lakeside Business Center) Laguna Hills, CA | Orange County | Ind. Condo Conv. (Mosaic) | [confirm] | Lease-up / condo sales | All-cash — no debt | — | — | Condo sell-out | Tour the blocking tenant through the cheaper replacement unit half a mile from his home, and consider a small cash incentive to move — he is the last obstacle to signing the Mill Creek PSA; Keep the investor prospect moving with both Jeff and John; Jordan to close the A-1 buyer conversation | Lease-up |
Leasing / competition (8/4) Mill Creek PSA is blocked on one tenant who must vacate first. The team found him a replacement unit half a mile from his home at cheaper rent and is trying to tour him there, possibly with a small cash incentive. Mill Creek settled on the smallest unit — motivation is low total dollars, not the space. ~4 tours across Laguna 2 and 3 in the week including car-enthusiast buyers; an investor prospect working both Jeff and John looks serious, is talking to lenders, and called the broker at 5:30 on a Friday evening. Deal velocity picked up noticeably versus the prior two weeks. Spectrum Center (Buchanan Street Partners) launched 8/4 in Lake Forest at USD 575–750/SF — 227,000 SF total including 36,000 SF office, ~700 feet from Alcalde as the crow flies. Team read: inferior location (farther from wealth, wrong side of the freeway, smaller/less dense market) and it actually supports Laguna pricing by anchoring the OC commercial-condo rate. Phil’s point. Hammond is the likelier casualty — launched in summer at higher prices with weaker product and a worse location. Buchanan is both a developer for its own account and a debt fund that has lent to Greenmont projects before. Situation Mosaic industrial condo-conversion; sister deal to Laguna 3 (23151 Alcalde). All-cash Mosaic. Entities: JREF Mosaic Partners LLC / Mosaic Venture I LLC / Mosaic Holdings 1 LLC. Broker: John Collins & Jordan Kemper (Voit). Active sell-out — Mill Creek Electric took USD 570/SF (+USD 30K credit); Pacific Pharmas closing this week. Pacific Farm eyeing +6 units (lease expires 8/31/26). Email chronology • 7/13 8:46a Jordan Kemper (Voit): Standing “Lakeside Marketing Call” tracker — team incl. Jake Block (Jadian), Jared, Josh, Mark Heavey, Phil + Alex Linton, Shawn, Peter K, David Rowley. • 7/20 9:04a Jordan Kemper: Updated marketing tracker for 7/20 call. • 7/23 1:03p John Collins → C3/Mark: “Two best & final offers for Vishwa — 23122-B at USD 560/sf (USD 1.62M) and 23042-A&B at USD 515/sf (USD 5.37M).” • 7/23 1:05p Mark Heavey: “I’ll give you a call to discuss.” • 7/23 2:23p Jared: “Ok.” • 7/23 9:25a Gela Villarroel (Worth PM): Weekly A/R report for Lakeside + 12350. • 7/24 2:30p Fellow (12350/Lakeside Weekly): Standard weekly rollup (largely overlapping with Laguna 3 fire content). • 7/27 8:13a Jordan Kemper: Updated marketing tracker for 7/27 call. • 7/27 1:00p Fellow (Lakeside Marketing Call): Pacific Pharmas tracking to close this week. Rob Larson (tenant in place) — visit tomorrow with Camino Capistrano sublease brochure. Mill Creek buyer knew about tenant in place (Bryce Ashton had miscommunicated). Low-ball buyer (Visa?) at USD 475/ft rejected — John reinforced comps closing at USD 570-575/ft. Team’s firm floor USD 565/ft. Buyer wants both an Alcalde unit + Lakeside unit. • 7/28 8:13a Rob Ortega → Sydney Jackson (DEA): Wire instructions verbally confirmed 12:08PM EST, wire going out today. Open follow-up Mill Creek to review PSA in parallel while tenant-in-place situation resolves. Pacific Pharmas closes this week. Firm floor USD 565/ft on unit pricing. Low-baller (Visa?) expected to circle back early this week — may be negotiating tactically with stronger debt than stated. | ||||||||||
| 58 Kent Brooklyn (Williamsburg), NY | Brooklyn | Single-Tenant Retail | 33,000 | 100% (Lighthouse) | Purchase-money loan USD 9.5M · 50% LTC | USD 9.5M | — | Matures 2/29/28 | Chase Friedman on the second ICAP application — Douglas Baillie (buyer side) is holding on it, and the current external cash flows do not contemplate a second ICAP; Confirm when the existing 25-year ICAP burns off and that it is modeled into the tax line | Ongoing |
Buyer diligence (8/4) Douglas Baillie (Aperture Holdings) reviewed the external cash flows Shawn sent and agreed with most of it, but flagged the tax modeling: when does the current ICAP fully burn off, is that burn-off in the modeled taxes, and did Greenmont actually apply for the additional ICAP benefit. Shawn 8/4 2:37pm: it is a 25-year abatement; the second ICAP has been applied for but status is unknown — Friedman has been unresponsive for weeks and was chased again; and the attached model does not contemplate a second ICAP. Baillie: “Perfect — thanks.” Eyal circulated updated interior photos (Yoshi Interiors BK) to the Dropbox closed-deals folder the same evening. Situation Acquired 2/28/25 for USD 17.04M (~USD 516 PSF) / USD 16.72M net. Going-in NOI ~USD 445K. USD 9.5M purchase-money loan (50% LTC, 36mo term, matures 2/29/28). Entities: 58 Kent LLC / Greenmont Aperture 58 Kent LLC (JV — Greenmont + Aperture Holdings + CC Hsu). Tenant: Lighthouse — single-tenant, 33,000 SF, 100% occupied, USD 55 PSF (USD 1.815M annual), lease through 11/30/2040 (WALT ~15.8 years). Now bundled into High Street Retail Portfolio raise (555 Wash + 247 Bedford + 58 Kent) — USD 100M LOI 7/22. Email chronology • 5/17-19 CC Hsu (Golden Aspen Partners) ↔ Matt N: multi-round DD on 58Kent JV structure — 58 Kent Owner LLC = passthrough disregarded, Lighthouse rent paid to 58 Kent Owner LLC (not JV). • 6/24 GAP TRF I 2025 audit smoothly completed. • 7/16 12:31-40p Shawn (batch outreach): “High Street Retail Portfolio” deck to Rui, Doug, Dylan, Andrew, Joseph Shamah (via Adam Goodstein intro) — Chris DeCrosta (Goodspace) leasing edge + George Karnoupakis 15+year NYC retail AM. • 7/20 8:35a Shawn → Dan (been a while): High Street Retail Portfolio deck sent. • 7/21 11:10p CC Hsu: “Thanks for GAP TRF I 2025 audit — could you send me 2Q26 Investor Report when ready?” • 7/22 6:39a Matt N → CC: “Yes, working on finalizing — will have it by end of the month.” • 7/23 6:02p EOD: Q1.26 financials thread with CC still active; Josh looped on 58 Kent JV structure Qs. • 7/24 1:54p Rob Ortega → Alison: 58 Kent August invoice sent. • 7/28 8:09a Shawn → Gabe: High Street Retail Portfolio deck. Open follow-up Matt N to deliver 2Q26 Investor Report to CC Hsu by end of month. Shawn’s batch outreach continues through the Carlton advisory carve-out list — final Y/N needed from Josh on the revised list (post Battery Global removal) → unlocks Bildner sign-off + Carlton investor blast for the portfolio. Open items 2Q26 Investor Report to CC Hsu (EOM) · Carlton advisory Y/N (Josh) · Aug invoice (Rob Ortega, done) · Q3 books · Goodspace lease transactions in deck Recent correspondence 7/16 · Shawn Pandit — Lincoln Final Transition Items 7/29 · Alison Oswin — 58 Kent - 08.26 Invoice 8/4 · Douglas Baillie — 58 Kent - External CFs for Buyer 8/4 · Douglas Baillie — 58 Kent - External CFs for Buyer | ||||||||||
| 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 | ~USD 134M ~USD 367/SF blended | Jadian (Jake Block / Dan Schuchinsky) | Brandon White (Newmark) Seller: Koll (Scott Lanni) | Counter Out Ball on seller | Pick the channel for the counter — back through Brandon, or Scott Lanni and Jerry on a call first, with Jake Block to strategize afterwards; Terms are settled at USD 350/ft, brokerage restored to 50/50, and ROFO stripped from the LOI and deferred to the PSA; Take Koll’s fixed PM personnel-cost number Fri 8/7, when Jerry returns, and comp it against the 3%-of-EGR structure | Await Koll reply | |
Counter strategy (8/4 Mosaic call) Josh: Brandon signalled the seller is expecting and ready to accept USD 350/ft, so countering at that number beats accepting the LOI as-is. Three changes agreed for the counter: (1) price to USD 350/ft; (2) broker fee back to a 50/50 split — the seller’s pushback was read as a negotiating tactic; (3) strip ROFO language out of the LOI entirely and defer it to the PSA. Naming: fine honoring Don Cole in the project name, leave the language as-is, and negotiate the monument down to something minimal (a plaque) at the PSA stage. Conceded as market-standard: title company selection, deposit structure, seller drafting the first PSA. On timing, Josh and Jake weighed using it as a trade but are inclined to concede — Jake agreed it is not critical. Management: Scott Lanni put it at 3% of EGR plus applicable personnel costs including burden (PM, Asst PM, Engineering). Josh to Jared: “3% and then no personnel costs?” Jared: “Hard to say bc always a porter etc.” Josh: “we need to figure out a way to comp out this but I guess let’s see where they come back with on salaries.” Finite number lands Friday 8/7. Situation Airport Business Center (Sky Park Circle, Irvine) — Mosaic condo-conversion, ~365K SF across 3 parcel groups. Seller: Koll family (Scott Lanni, LanniS@koll.com). Broker: Brandon White (Newmark, brandon.white@nmrk.com). JV with Jadian (Jake Block). Condo mapping was recorded ~70 years ago — heirs likely unaware. Economics: USD 350/SF (groups 1&2) + USD 375/SF (group 6). 140-150K SF condo sales needed for 10% stabilized yield. Condo pricing USD 625-700/SF conservative. Levered IRR (rental-only) 11.5% @ 60% LTV. DEAL LIVE AGAIN 8/4 — active LOI counter round. Email chronology • 5/8 Committee-approved all-cash LOI submitted. • 5/22 Koll returns comments on LOI. • 6/16 Newmark counter. • 6/23 12:57p Josh → Brandon White: signed LOI + redline resubmitted. • 6/25 Family (Koll heirs) meeting — positive. • 6/29 Joint call held; ball back on seller. • 7/11 10:02a Brandon: ABC discussion Teams invite. • 8/4 10:54a Koll counter-LOI (via Brandon White): Group 6 removed, scope cut to 154,744 SF, price USD 56M (USD 361.89 PSF, +2.7%). • 8/4 ~2:26p Brandon: “a couple differences from before, but there’s a middle ground” — call with Josh. • 8/4 4:36p Scott Lanni on management: 3% of EGR + applicable personnel costs incl. burden (PM, Asst PM, Engineering); finite personnel budget number Friday 8/7 when Jerry is back. Josh↔Jared internal: “3% and no personnel?” — Jared: hard to comp (always a porter etc.); Josh: “need to figure out a way to comp this out.” • 8/4 5:39p Josh redlined LOI back to Mosaic team: price to USD 54.16M (exactly USD 350 PSF); brokerage back to 0.5/0.5 restored as binding; seller closing extension 90d → 45d; ROFO replaced with a general purchase right punted to PSA. Notes: expecting counter to land ~USD 350; 50/50 broker fee expected; management for a year OK pending fees; seller to choose title (market in CA); fine on naming, avoid expensive monument. • 8/4 6:05p Phil Linton: insert “first” before “right to purchase” so it doesn’t read as an option. 6:21p Josh: intent is to keep it vague — leave open ROFO/ROFR/option. Open follow-up Ball on Koll — your USD 350 PSF redline is out. (1) Await seller response to the USD 54.16M / USD 350 PSF / 154,744 SF redline. (2) Get the finite PM personnel-cost number from Koll (Fri 8/7, Jerry back) and comp it into the model — Josh flagged the 3%-of-EGR + personnel structure needs to be comped out. (3) Confirm whether final LOI keeps the purchase-right language vague (ROFO/ROFR/option open) per your 8/4 direction. | ||||||||||
| Brea (SkyPark Family Property) Brea + Lake Elsinore, CA | OC / IE | Industrial (Mosaic) | ~500,000 SF 104 tenants | USD 400-450/SF | TBD | John Collins (Voit) — off-market | LOI SUBMITTED 8/3 Ball on seller | Chase John Collins for the seller’s read — BKM bid the same day, and John expects counters to both once the seller works through them; Reconcile the final Saturn St square footage, 74,481 against 47,811, before the PSA; Mark to submit the Pioneer St pre-application to the City of Brea at roughly USD 2,500 | Seller response | |
Competitive read (8/4 Mosaic call) Offer submitted 8/3 at USD 260/SF. BKM submitted a competing offer the same day, which John Collins described as roughly in line with expectations. The seller was disappointed by both offers, but John believes counters go out to both parties once he has had time to process. Crucially, BKM’s offer covers three Brea projects including the largest and least valuable per square foot — which Greenmont deliberately did not bid on — making the two offers roughly comparable on a risk-adjusted basis rather than BKM being clearly ahead. Situation SkyPark family off-market deal — Brea + Lake Elsinore. ~500K SF / 104 tenants; 89-91yo patriarch. John Collins (Voit): “more when, not if.” 30-45d DD + 10-15d close proposed. Owner open to splitting Brea from Lake Elsinore. ~77K SF Spectrum building possible trade (~USD 28-29M). Email chronology • 7/16 10:42a-1:25p William Frank ↔ team: multi-round on 3501/3511 Thomas combined pricing (parallel thread). • 7/26 3:22p John Collins (Voit): “Brea Micro Market — Small Bay Report” sent. • 7/28 11:00a Peter K: “Brea” (working the model / underwrite). • 8/1 1:02p Phil Linton circulated draft LOI for the two Brea projects. • 8/1 2:44p Mark Heavey: addresses wrong + Saturn SF inconsistent (74,481 / 47,781 / 47,811) — “ask John which number to use; that determines price and deposits.” • 8/2 6:45a Josh: “wherever we land on SF, ensure PPSF is USD 260 and deposits are 2.5% at PSA + 2.5% at end of DD.” • 8/2 2:54p Phil: correction attached — “we should round it up to USD 28,000,000.” • 8/3 5:39a Mark Heavey agreed on USD 28M; gave correct Country Club addresses (2950, 2960, 2979 & 2980 Saturn St). • 8/3 11:06a Phil Linton SUBMITTED the LOI to Matt & John — offer to purchase County Club Business Park + Cliffwood Business Park, Brea; purchaser JREF Mosaic Partners (Jadian equity / Mosaic sponsor), track record cited (3501-3511 Thomas, Alcalde, Lakeside). Open follow-up LOI IS OUT (8/3 11:06am) — ball on seller. Chase John Collins for a read within 48h. Reconcile the Saturn St SF discrepancy (74,481 vs. 47,811) before PSA — it drives price and deposit sizing at USD 260 PSF. Deposits per Josh: 2.5% at PSA execution + 2.5% at end of DD. Mark to submit Pioneer St pre-app to City of Brea (~USD 2,500); Saturn pre-app deferred until awarded. Confirm split strategy (Brea only vs. bundled with Lake Elsinore). | ||||||||||
| Torrey Pines Business Park San Diego, CA | San Diego | Multi-Tenant Flex / Office | Multi-bldg | ~USD 298/SF asking | TBD | Seller: Oxford | In Pipeline | Re-evaluate against Jared’s San Diego map research — the Invesco-owned property near Torrey Pines emerged from that work as a strong candidate and ties to the live Sorrento View / Justin Rimel introduction; Review the fresh 15,000–20,000 SF Torrey Pines sale comps CoStar flagged 8/5 | Active review | |
Situation Multi-tenant flex/office campus, San Diego. Asking USD 298/sf. Seller (Oxford) cost basis USD 550/sf. All-vacant. Tours Jul 14-16; call for offers ~Jul 20. Coastal Commission zone risk — site within 5mi of coast, prior owner did full flood mitigation. Consultant explicitly recommended against proceeding (Commission “extremely strict”). Mosaic Weekly agreed: submit a lowball to remain in contention without spending on DD. Email chronology • 7/23 5:34p Peter K → Josh/Jared: “My Claude is out of commission for a few hours.” Josh: “I just upgraded you now. You need Claude access.” • 7/23 6:59p Peter: “OK check this one out. There’s a button on the cover sheet to open the map.” (Torrey Pines comps map delivered) • 7/24 8:33a Josh: “Just had my claude do it. Now when you click street view, it doesn’t have to open a new tab — game changer.” • 7/24 11:39a Josh → Peter/Jared: comps mini-site live at torrey-pines-comps.pages.dev. • 7/27 12:00p Fellow (Mosaic Weekly): Coastal Commission consultant flagged same extensive flood-mitigation likely required as prior owner. Commission’s reputation “extremely strict.” Peter noted competitive pricing impossible for condo-conversion end goal (buyers not pursuing subdivision would avoid Coastal process). Team agreed: submit lowball offer, no DD spend. • 7/28 3:21a Liam Bettez (arch): Friday morning GC catch-up call — asking Josh what time works (“earlier the better”). • 7/28 10:59a Phil Linton: “Torrey Pines Business Park Supplemental DD” — space plans, roof conditions, power summary added to folder. • 7/28 11:38a Phil: Unit map added to file. Open follow-up Phil now has supplemental seller DD (space plans, roof, power). Josh owes Liam Bettez a Friday morning GC catch-up slot. Josh to write the lowball offer (Mosaic Weekly delegated to Phil with standard form). | ||||||||||
| 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 the Co-GP terms; Assess the fund structure and economics | This Week | |
Situation Co-GP opportunity on a shallow-bay industrial development fund (IndiCap × VAC). Sourced through Baruch Litwin (GLJ) alongside the Morvay Co-GP. Diligence log open — evaluating fund structure, economics, and Greenmont’s Co-GP role. Email chronology • 7/20-21 Josh emailing himself “Indicap and Morvay” — self-notes; queued for review. • 7/21 7:07a Josh: FW: IndiCap - Small Bay Strategy. • 7/27 2:12p Josh: internal “Indicap” note. • 7/28 11:20a Baruch Litwin: “Re: IndiCap - Small Bay Strategy” — follow-up on structure. • 7/28 11:21a Josh: “RE: IndiCap - Small Bay Strategy” — engaged. Open follow-up Josh working through IndiCap’s Small Bay Strategy materials with Baruch; details on Co-GP terms + economics still to come. | ||||||||||
| Commerce Business Park 3303 Harbor Blvd, Costa Mesa CA | Orange County | Multi-Tenant Industrial | ~177,861 SF | USD 51.6M USD 290 PSF LOI | PIMCO (Eyal looped) | Kyle McGillen (C&W) Seller: DWS (Deutsche Bank) | JV Structuring | Authorize the Bureau of Engineering payment — Mark Heavey calls it the critical path for map review, and Matt is looped in; Answer Jake Block’s 7/8 questions, now 24 days stale | Auth BoE pmt | |
Situation CITY PROCESS ACTIVE — Costa Mesa condo-conversion meeting held 7/28 (Yeager/Heavey); 7/30 Preliminary Plan Review Application received, Graham reviewed with supervisor. Bureau of Engineering payment now on Josh — critical path for map review (Matt looped). Prior LOI at USD 290 PSF / USD 51.6M to Kyle McGillen (C&W), seller DWS. Below Kyle’s USD 300 floor + Peter’s USD 325 downside UW (intentional lowball). 2× 2.5% deposit = USD 2.58M; 30-day DD, 30-day close. Bundled with Park 151 on PIMCO equity. Email chronology • 7/8 Jake Block reviewed materials + sent questions/thoughts — 18+ days stale on Josh side. • 7/16 3:02p Shawn Pandit: internal note. • 7/17 6:01p EOD includes Costa Mesa in queue. • 7/19-20 Sunday brief flags Jake Block review + Phil Linton offering to call John re a JV on Costa Mesa (~12 days stale). • 7/22 4:46a Morning Wake Brief; 6:02p EOD both flag Costa Mesa JV pending Mark Heavey callback. • 7/27 8:26a Sunday brief: “Costa Mesa — respond to Jake Block; Phil Linton also offered to call John re a JV. Top-priority active deal, JV structuring can’t advance until you re-engage Jake.“ • 7/27 6:01p EOD: 3303 Harbor — City condo-conversion process meeting confirmed Tue 1:30PM PT (Yeager/Heavey). • 7/28 Costa Mesa city condo-conversion meeting HELD (Yeager/Heavey). • 7/30 12:59p Mark Heavey: Preliminary Plan Review Application received; Graham reviewed with supervisor. Bureau of Engineering payment is still with you — critical path for map review. Open follow-up Authorize the Bureau of Engineering payment (Mark: critical path for map review; Matt looped) — one-line “pay now” unblocks the final map. Josh still owes Jake Block a written response on his 7/8 questions (now 24 days stale). | ||||||||||
| Park 151 / Interstate Partners Sun Prairie, WI | Madison, WI | Class A Light Industrial | ~641,892 SF 5+ buildings | [TBD] | PIMCO (bundled with Commerce) | Ben Filkouski (CCIM) Source: Jared Rechnitz | Cooling Josh: won’t excite PIMCO | Answer Jared’s PSF question — the counter is waiting on you. He asked at 11:36am whether to counter at USD 28M for Buildings 1 and 2, and you asked how that PSF compares to the original basis. Nothing has gone out since. USD 28M on Buildings 1 & 2 is a mid-6% cap and a very low PSF: reconcile it against the whole-park basis, then release or kill the number; If it stays alive, confirm the SCP renewal (expires 2/28/27) and push for the nVent guaranty on Trachte; Sign or withdraw the 6/4 LOI, still outstanding | Ongoing DD | |
Underwriting cut-down (8/5) Peter re-cut the underwriting to Buildings 1 and 2 only (the Home Depot and Milwaukee Tool buildings) with price, closing costs and non-recoverable expenses adjusted. It got worse. In-place rents across those two buildings are USD 6.85 PSF vs. USD 7.08 across the whole park, and you still have to wade through multiple rollovers. Josh to Jared and Peter, 11:23am: “Jared I don’t think this gets PIMCO excited. I think they’d prefer worse credit and higher cap rate closer to a 7.” Treat as cooling unless the equity view changes. Counter round, same thread: Jared 11:36am — “Should I counter at USD 28M for just 1 and 2?” Josh 11:46am — “How would that psf compare to our original psf?” No counter has been sent. Ball is on Jared and Peter to run the PSF comparison against the original whole-portfolio basis; Josh has not approved a number. Situation Class A light-industrial, ~641,892 SF across 5+ buildings, Sun Prairie, WI. Broker: Ben Filkouski (Madison, CCIM). Sourced by Jared. PIMCO equity bundled with Costa Mesa. 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. Credit score ~Low-A / BBB+ equivalent. Email chronology • 6/4 Eyal/Jared forwarded Park 151 LOI for signature — still unsigned by Josh (53 days stale). • 7/21 9:42a Peter K: “Follow Ups for Uniek” (parallel thread; Ben Filkouski overlap). • 7/22 2:51p Peter K: “Re: Real Estate Opportunity connect” (Jonny Weiss coordination overlap). • 7/23 5:27p Peter K: same thread continued. • 7/24 12:34p Shawn: Updated High Street Model out. • 7/24 4:38p Peter K: “Intro - Midloch x Greenmont” — Griffin Palmer intro thread (Midloch mandate: 2000s+ product). • 7/27 6:01p EOD carry-forward: “Park 151 — LOI signature (Eyal/Jared fwd 6/4) ~53d — Sign the LOI”. • 7/28 11:00a Peter K: “Brea” (adjacent Voit model work). Open follow-up Josh to sign the Park 151 LOI — 53 days stale, blocking DD. Confirm SCP renewal notice (2/28/27); push nVent guaranty on Trachte; assess WI Volleyball credit. | ||||||||||
| 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: USD 8.7M SC: USD 6.8M | Morvay Holdings (David Rottenberg / Ken) | Baruch Litwin (intro) Lender: High Peaks Capital | Passed for now Door left open | No action — you passed 8/4 citing near-term focus elsewhere, and Rottenberg responded warmly. Revisit once Sky Park, Brea and Carlsbad clear | Parked | |
Passed (8/4) Josh to David Rottenberg, BJ, Gisham, Jared, Eyal and Peter — 8/4 1:42pm: “Thanks for the follow up and apologies for the delay here. We spent some time on this internally but at the moment our focus over the near term is tied up with some other initiatives we have in motion. That said we are definitely interested…” Rottenberg 2:59pm: “Sounds good — we appreciate you digging in. Thanks for the time and good luck on the near term initiatives.” Clean soft pass with the relationship intact. The two shallow-bay assets (Kuser Rd NJ + Space Coast FL) stay available to revisit. Situation Two shallow-bay industrial Co-GP opportunities via Baruch Litwin (GLJ) → David Rottenberg (Morvay Holdings). Lender: High Peaks Capital. Kuser Rd NJ (Hamilton): 43K SF existing + 7ac → 75K SF ground-up. 5yr hold. 26% IRR proj. Houzer 1.5yr leaseback. GC: G William Group. Contingent on entitlements. Space Coast FL: 31ac; 266K SF planned. 3.5yr hold. 28.36% IRR proj. Retail pad flip (Metro Commercial). Contingent on site plan approvals; outside closing 12/18/26 (hard). Email chronology • 7/21 4:08p Josh → Ken Kay: “David, thank you very much for the intro. Ken – nice to meet you, hope you have a quiet week.” (Morvay/LA industrial parallel intro) • 7/22 6:49a Josh → Rottenberg: initial reply on Morvay materials. • 7/22 7:40a David Rottenberg: blue-text comments reply. • 7/24 12:45p Ken Kay: RE introduction re LA industrial (parallel thread). • 7/26 4:50a Josh: FW: intro re LA industrial (queued reminder). • 7/27 1:30p Josh → Rottenberg: “For Space Coast — how much have you spent on site planning to date and how much more before approval? How long after approval until non-refundable + close?” • 7/27 1:52p David Rottenberg: “USD 25K goes out this week on site planning; USD 65K up in deposits. USD 600K from today to site-plan approval; USD 1M (add’l USD 400K) through full CDs for Phase I. We’ve gone hard — can’t terminate except for inability to get gov approvals. Outside closing 12/18/26. Recommend taking through full CDs pre-close.” Open follow-up Capital-call flow starting (USD 25K site-planning spend this week, another ~USD 65K queued). Josh still owes Rottenberg detailed follow-up on the blue-text comments. Kuser 26% IRR / Space Coast 28% IRR to be pressure-tested at Greenmont level. | ||||||||||
| Carlsbad Pacific Coast 5205 Avenida Encinas, Carlsbad CA | San Diego | Multi-Tenant Industrial | 120-130K SF | USD 45M ~USD 350/SF | TBD | Blake Wilson (CBRE) | Offer Going In USD 45M | Submit the offer at USD 45M — the number B Camps told developers they would accept, against the USD 52M ask given to the broker; Keep the pre-application requirement out of the offer and introduce it as a condition only at counter stage; Obtain the rent roll; Engage Ted Shaw on Carlsbad entitlements | Overdue · 7/23 | |
Offer decision (8/4 Mosaic call) Decision taken: submit at USD 45M — the price B Camps told developers they would accept, versus the USD 52M ask given to the broker. Brief delay was to research the map process and Coastal Commission exposure. Coastal Commission is not expected to be a material hurdle — consultants characterise the conversion as a paper transfer with no significant review trigger, consistent with Mark’s earlier low-risk read given no physical changes. Tactic on the pre-app: the city requires the current owner to sign it. So the sequence is deliberately — submit the offer, obtain the rent roll, and only introduce the pre-app requirement as a condition during counter-offer negotiation rather than raising it upfront where it reads as a burden on the seller. Situation BKM/DJL owner. USD 44M original 2023 purchase. USD 2.50 NNN in-place (target USD 2.70). ~1,500-2,000 SF units. 3 parking/1000 SF. Carlsbad city doing a “180” on entitlements — actively pushing projects. Broker: Blake Wilson (CBRE). Coastal Commission zone but no floodplain — condo-conversion path plausible if no physical work. Email chronology • 7/22 2:06p Phil Linton: “Commercial Condo Conversion Entitlements” thread. • 7/23 1:36-37p Josh: FW: Mosaic — internal mapped deals outreach (Carlsbad in the “Pipeline: Airport, Carlsbad, Brea” bucket). • 7/24 9:39a Josh → Phil: “RE: BKM - Carlsbad” — floated USD 45M offer for discussion. • 7/24 9:46a Phil: reply. • 7/24 9:54a Josh: “RE: BKM - Carlsbad” (confirms lowball offer track). • 7/24 6:01p EOD: “BKM Carlsbad — floated USD 45M offer for discussion.” • 7/27 12:00p Mosaic Weekly Call: Coastal Commission review zone but no floodplain; Mark rated entitlement risk low given no physical changes. Team asked their consultant for preliminary research at no charge; Phil to follow up. Josh: “Submit an offer at USD 45 to gauge seller interest before spending on consultants.” Mark agreed — no response = deal not worth pursuing. You delegated the offer to Phil using standard form. Open follow-up Phil to write USD 45M lowball offer using standard form. Phil to follow up with Coastal Commission consultant on prelim research + decide whether deeper diligence is warranted. Walkthrough was 7/23; rent roll still pending; Ted Shaw on Carlsbad entitlements. | ||||||||||
| High Street Retail Portfolio SoHo / NoLita / Chicago — Safra family | NY + Chicago | Retail condo / Mixed-use | 8 assets ~88% EGI retail | USD 102,000,000 2nd round · BOV USD 121M | Carlton raising — Pearl Group, Farallon | Newmark (sell-side) Seller: Safra family | Bid In — Well Received Ball on seller | Send Pearl Group the updated model reflecting the USD 102M offer and current debt guidance; Field Anthony’s asset-by-asset questions from the Pearl deep dive; Keep Farallon (Jawad) moving on the revised model Carlton sent 8/4; Run the parallel institutional equity process; Target an accepted LOI by the third week of August | LOI ~Aug 21 | |
The deal Multi-asset New York and Chicago high-street retail portfolio marketed by Newmark for the Safra family. Shopped off-market ~6 months ago without success; Newmark then produced BOVs totalling USD 121M before launching a formal process. Greenmont bid the whole portfolio rather than cherry-picking — maximising surety of execution to justify a discount to BOV. First round USD 100M; second round USD 102M, and Newmark indicated 8/4 the bid is well received. Business plan Two core stabilised assets — 30 East Oak (Chicago, fully occupied by Prada) and 90 Prince Street (Omega through 2033) — get flipped fast to institutional single-tenant credit buyers at a lower cap than entry; underwriting solves to a 57–58 cap on entry, exit ideally inside 24 months. 224 Mulberry is the gem: tenant Garrett Lee did not exercise its renewal by the June 30 deadline, opening an immediate mark-to-market; that space connects behind the residential lobby to the adjacent space, so a combined-space expansion offer is being explored instead of separate re-tenanting. 814 Prince is a four-unit retail condo with staggered roll — mark-to-market on all four inside three years, and competing bidders have asked for individual pricing on it. 450 Broadway (the only office) is underwritten with no mark-to-market, ~USD 60/ft, appropriate downtime. Residential is mostly rent-stabilised and underwritten at zero rent growth in perpetuity. Prada, Omega, 814 Prince and 224 Mulberry are all standalone condos, so assets can be sold one at a time. Debt & capex Base assumption 3-year bridge at 300 over SOFR — debt advisors indicated 8/4 that the credit tenancy could compress that from the original 300–325 range. Stabilised perm on retained assets: 65% LTV at 6–7% fixed. Two assets with more mark-to-market runway are underwritten to perm-then-sale at month 48 or 60. 30 East Oak and 90 Prince are effectively triple-net so major capex sits with tenants; USD 500K held in year-one base building improvements across 224 Mulberry, 450 Broadway and the non-NNN retail, subject to a PCR in contract. Equity — Carlton process Pearl Group (8/4, via Joseph Shamah at Carlton): Toronto family office, third generation, CEO/CIO Jordan Pearl; ~30 legacy low-debt assets funding family lifestyle plus 10–15 externally capitalised. Founded by Mel Pearl Sr. around downtown Toronto retail, scaled by Mel Pearl Jr. of Lifetime Developments. Has looked at 65–67 Greene, 78 Crosby, 92–94 Greene and 109 Mercer but never bought in New York. This deal would likely be all Pearl family money with no outside LP. Anthony committed to a deep dive on each asset then follow-up questions before any structure or participation talk. Farallon (Jawad) got a revised model at the new price 8/4 1:40pm with Carlton pressing for fast feedback. A parallel process runs with existing institutional partners. Process New York requires a hard deposit at PSA execution — no soft deposit. Sequence: bid selection → buyer interviews (~a week each) → PSA negotiation over 2–3 weeks before going hard. Shawn expects an accepted LOI by the third week or end of August 2026. Information from the Safra family has been hard to extract throughout — Newmark called it one of the hardest processes they have run — so DD contingencies in the LOI matter more than usual. Greenmont self-performs asset management: Chris De Crosta on leasing (he cited an Elizabeth Street lease at ~USD 375/ft with six offers on day one), George Karnapakis on capex and tenant negotiation, in-house residential and office management. Recent correspondence 8/5 · Joseph Shamah — High Street Retail Portfolio | Farallon / Greenmont | ||||||||||
| 2807 Oregon Ct (Torrance) Torrance, CA — Stockbridge-owned | South Bay / LA | Multi-tenant industrial → car condo | ~223,000 SF 13 bldgs · 4–5 parcels | TBD sub-USD 300/SF unheard of | Mosaic / Jadian | Kyle McGillen (C&W) + Dan → Stockbridge warm intro | Chasing Intro Stockbridge slow | Jake Block to follow up with Dan on the warm Stockbridge introduction; Keep the Kyle McGillen channel running in parallel; Send Stockbridge the underwriting wish list they asked for and then went quiet on; Follow up weekly, per your 8/4 instruction | Weekly chase | |
Why it matters Jared surfaced it on the 8/4 Mosaic call. ~223,000 SF across 13 buildings on 4–5 parcels with a street running through the middle. Most buildings have drive-in access; the back building has 11 units at ~2,200 SF each with individual dock-high loading and a large shared fenced yard — Jared and Mark Heavey both called that configuration a “unicorn” because small unit size almost never comes with dock access. Good structural condition, ~16 ft clear, and already on separate parcels, which is a built-in value-add for condo mapping. Cosmetic work (white-and-black paint scheme) would materially lift presentation. Jake Block’s read Strong enthusiasm. The location sits inside the El Segundo-to-Palos Verdes coastal wealth corridor — “car condo heaven” for Redondo and Manhattan Beach money. He recalled that in a prior search, sub-USD 300/ft for single-tenant industrial in Torrance was essentially unavailable. Access Josh has been working Kyle McGillen, who knows Stockbridge. Stockbridge said they were open to a discussion and asked for an underwriting wish list, then moved slowly. On the call Jake messaged Dan, who knows someone at Stockbridge and may be able to make a warm introduction — Jake is pursuing that as a complement, not a replacement. Note the same asset appears in the pursuit board as a mapped Blackstone/DWS-adjacent target; it graduates here. Reminder You emailed Jarvis 8/4 6:14pm: “Remind me to follow up on Torrance every week.” ✓ Weekly (Mondays 9:00 AM PT) — cron 98075b59, verified live. Each firing searches Outlook for movement on Kyle McGillen / 2807 Oregon, updates the entity record, and sends a short Telegram with days-since-contact and the next action; if Kyle has been silent >7 days it drafts a nudge for Josh to approve rather than sending it. | ||||||||||
| Pleasant Hill Medical Condo Pleasant Hill, CA | East Bay | Medical office condo | ~30,000 SF | TBD | Mosaic / Jadian (conditional) | Mark Heavey (local) | Exploratory | Mark to test whether a forward-sale structure is viable — pre-selling units before close to recover basis early — before committing further time | Assessing | |
Situation A ~30,000 SF medical office condo project (dentists and similar) near Mark Heavey resurfaced on the 8/4 Mosaic call after a prior tenant-buyer group fell through. Interest is entirely about the possibility of pre-selling units before close to recover basis early. Caveat Jake Block was conditionally open — specifically because of the forward-sale structure — while noting the pipeline is filling up and this project sits outside the normal strike zone on both size and geography. Mark assesses feasibility first; no time commitment beyond that. | ||||||||||
| Target | City | Source | Status | Priority | Broker / Contact | Price Signal | Next Action | Due | Reminder |
|---|---|---|---|---|---|---|---|---|---|
| 3060-3098 Kenneth Street | Santa Clara, CA | Newmark — Thomas Rd relationship | Dead at Our Price | Low | Bill Steele Newmark, Senior MD 408-230-4180 | USD 300/SF rejected BOV → low 300s/SF | Keep Steele warm as the Santa Clara small-bay channel and re-check once his owner BOV lands — he expects it to conclude in the low USD 300s/SF, which hardens the seller’s number and removes Thomas Road PSF as a lever | Watch only | ✓ Re-check post-BOV |
Steele reply (8/5 11:13am PT) You asked 10:37am: “Bill – if we put in an offer on Kenneth similar to our PSF value at Thomas, do you think you could get us a counter?” Steele’s answer, verbatim on the key points: “USD 300/SF would not be of interest for Kenneth Street.” The owners have told him they are not interested in selling at this stage and would be a “reluctant seller at best” even in writing. He rates it a well-maintained, performing asset — better than Thomas Road — with “blue sky from supply constriction.” He had already briefed them on the Thomas Road marketing process, the interest, and the comp; they liked having the information but USD 300/SF “did not move the needle.” He floated a USD 325–350/SF range past them and they demurred. Read This is a genuine no, not a negotiating posture — the owner has both the balance sheet to hold and a broker about to hand them a low-USD-300s valuation. Two prior data points agree: on 7/28 Steele wrote that a sale was “unlikely,” the family views it as a long-term hold, and they would only look at an “astronomical offer” — and even then he was not sure it would lead to a sale. Do not spend an offer here; the cost of a written lowball is the relationship with the broker who is also the Little Orchard channel. Situation Multi-property small-bay industrial, Kenneth Street, Santa Clara. Surfaced alongside 1805 Little Orchard through Bill Steele (Newmark) on the Thomas Road relationship; Phil Linton (C3) is on the thread. Classic Mosaic profile and immediately adjacent to the Thomas Road basis, which is why the PSF test was worth running. Open follow-up No action owed by Greenmont. Steele will flag if anything changes on Kenneth and is tracking Little Orchard plus other opportunities. Re-engage once his portfolio BOV concludes. Recent correspondence 8/5 · Steele, Bill — [External] RE: 1805 Little Orchard & 3060-3098 Kenneth Street Update | |||||||||
| 1805 Little Orchard | San Jose, CA | Newmark — Thomas Rd relationship | Awaiting Owner | Medium | Bill Steele Newmark, Senior MD 408-230-4180 | Not yet quoted | Chase Steele if nothing lands by mid-August — the family closed on their other sale and have been travelling, due back 7 to 10 days from 7/28, so now, and Steele expected an update shortly as of 8/5. This is the live one of his two targets | Update due | ✓ Chase ~8/14 |
Status (8/5) Steele, closing his 8/5 11:13am note: “Hope to have an update on Little Orchard soon.” The setup from his 7/28 update: the family had just closed on the other property they were selling, were travelling and returning in a week to 10 days, and he expected news after they returned. That window is open now — a liquidity event plus a completed sale is the most favourable seller posture of anything in the Steele pair. Why this one and not Kenneth Same broker, same thread, opposite disposition. Kenneth Street is a long-term hold whose owners rejected USD 300/SF outright. Little Orchard is an actual seller-in-motion. Put the attention here. Open follow-up No Greenmont action owed yet — Steele owns the next move. If nothing arrives by roughly 8/14, chase him directly rather than waiting; the family’s return window will have fully elapsed. Recent correspondence 8/5 · Steele, Bill — [External] RE: 1805 Little Orchard & 3060-3098 Kenneth Street Update | |||||||||
| 423 Lano St & 1691 Villa Stone Dr | San Jose, CA (95125) | LoopNet | Owner Not Selling | Low | Brian Mason EB Mason CRE | TBD | Keep Brian warm for future Silicon Valley small-bay; Re-check the owner’s sell interest in 90 days — they declined 7/24 as “not sellers” | Passive / 90-day | ✓ 90-day (Oct 22) |
Situation Adjacent multi-tenant light-industrial units on Lano St + Villa Stone Dr, S. San Jose (Willow Glen, near Hwy 87). Small-bay flex — existing tenants incl. auto parts (Intex), auto repair (TDW), stone yard (Bay Area Stone). Classic Mosaic profile. You emailed Brian 7/24 12:22pm — intro, Mosaic track record links (Thomas Santa Clara close, OC deals), asked if owner would consider selling. Brian replied 7/24 12:39pm: “This ownership are not sellers. Sorry! Good luck!” Owner not a seller — no active deal. Brian kept as warm SV small-bay contact for future looks. Brian is founder/principal EB Mason CRE, 30+year CRE, buyer/seller/tenant/landlord rep. Reminder 90-day check-in set (cron brian-mason-423-lano, fires Oct 22, 2026) — re-confirm owner sell-interest with Brian. | |||||||||
| 1296-1306 Reamwood Ave | Sunnyvale, CA | LoopNet | Dead — Pricing | Low | Jeffrey Helm Helm Properties | Passed | Keep Helm warm as a Bay Area small-bay comp source — passed 7/24 on economics, at USD 1.55 PSF NNN against a USD 1.45 first-year concession, roughly a 3.0% cap | Dead | — n/a |
Situation Two owners — one wants to sell, other doesn’t + doesn’t want partners. your angle: cash-out selling partner. Sourced via LoopNet 7/15. Update 7/23 5:48pm: Jeffrey Helm confirmed no short-term — 3yr minimum, 5yr preferred; short-term structuring angle killed. DEAD 7/24: Josh passed — economics don’t work at Helm’s numbers (USD 1.55 PSF NNN + USD 1.45 first-year concession ≈ ~3.0% fully-stabilized cap). Helm relationship left warm — solid Bay Area small-bay comp source for future looks. Reminder None — deal dead, no chase needed. Helm stays a warm comp contact. Recent correspondence 7/24 · Peter Koziolkowsky — LoopNet Lead for 1296-1306 Reamwood Ave 7/24 · Jeffrey Helm — LoopNet Lead for 1296-1306 Reamwood Ave 7/21 · Jeffrey Helm — LoopNet Lead for 1296-1306 Reamwood Ave 7/21 · Jeffrey Helm — LoopNet Lead for 1296-1306 Reamwood Ave 7/16 · Peter Koziolkowsky — Offer for 1296-1306 Reamwood Ave 7/16 · Jeffrey Helm — LoopNet Lead for 1296-1306 Reamwood Ave 7/16 · Jeffrey Helm — LoopNet Lead for 1296-1306 Reamwood Ave 7/16 · LoopNet No Reply — Your LoopNet inquiry was sent | |||||||||
| 110 Pioneer Way | Mountain View, CA | LoopNet | Bid-Ask 2x Apart | Low | Ralph Longo Global Commercial | Ours USD 350 · Seller ~USD 700 | Park unless the seller resets, and check in at 90 days — the broker confirmed 7/24 that the seller previously turned down USD 700 PSF, well above our USD 350 | Oct 22 (90d) | ● Live 90d · next Oct 22 |
Situation Josh offered USD 350 PSF 7/16. Owner previously had offers at USD 700 PSF and turned them down — so gap is wide. Ball on seller. Reminder Cron 96b3f2d0 · recurring every 90 days · next fire Oct 22, 2026. On fire: Jarvis drafts a check-in to Ralph Longo (rlongo@globalcommercialprop.com, 408-529-1362) and pings Josh for approval. Recent correspondence 7/16 · LoopNet No Reply — Your LoopNet inquiry was sent | |||||||||
| 1710 Ringwood Ave | San Jose, CA | Mapped | Not Selling — Door Cracked | Low | Scott Prosser + Ian Halker Cushman & Wakefield | TBD | Stay close for now — owner Chi Ray Wu is not selling after his tenant extended five years, though Ian offered to carry an unsolicited offer if we think it is attractive | Park / revisit | ✓ 12-mo (Jul 2027) |
Situation Owner Chi Ray Wu (confirmed 7/27, corrects earlier Pei Wu / Doris Patterson guess). Shallow-bay/multi-tenant industrial, San Jose. C&W’s Scott Prosser + Ian Halker working owner contact for Greenmont (cc Jared Rechnitz). Email chronology • 7/13 Josh → Scott: “any interest in selling?” • 7/20 4:39p Scott loops in Ian Halker; “made attempts, no contact yet.” • 7/20 7:42p Ian: “working on making contact with owners… will push for feedback next couple days.” • 7/21 Josh: “Fantastic – keep us posted.” • 7/27 11:29a Josh: “any luck here?” • 7/27 3:39p Ian: connected with owner Chi Ray Wu — not selling; tenant just extended 5 years, doesn’t want to lose income. “If you think it is attractive, we can always try” an offer. • 7/27 Josh → Ian: “Makes sense… let’s just stay close for now. Any other deals you’re working on?” • 7/27 Ian: “Absolutely — we’ll stay close! We have quite a few assets on the market… should connect this week.” Open follow-up Ian offered to share his other on-market assets + a call “this week” — live lead for new deal flow beyond Ringwood. Reminder Cron 6d5c4f86 · recurring 12-mo · first fires ~Jul 2027 → Telegram. Options at re-check: (a) draft unsolicited offer to Chi Ray Wu via Ian, or (b) confirm tenant/credit shift. (Old one-time chase cron 0883b6f8 fired 7/24, now removed.) Recent correspondence 7/27 · Ian Halker/USA — 1710 Ringwood Ave 7/28 · Ian Halker/USA — 1710 Ringwood Ave 7/20 · Ian Halker/USA — 1710 Ringwood Ave 7/20 · Scott Prosser/USA — 1710 Ringwood Ave 7/13 · Scott Prosser/USA — 1710 Ringwood Ave | |||||||||
| 725 W Ventura Blvd | Ventura, CA | Cold Outreach | Tracking | Low | John Cardona CBRE Industrial (Oxnard) · 818-634-9590 | ~USD 20M+ / seller ~USD 40M | Decide whether to submit the ~USD 25M offer you floated or simply stay in touch; Cardona to flag other Ventura County and LA small-bay | Josh decision | ✓ Cardona keep-warm |
Situation Cold outreach 7/28. You emailed Cardona (CBRE Oxnard) intro + Mosaic track record (Lakeside USD 360 PSF, 15-day close). Condo-mapped project, original developer, family-owned, low debt, in-house ops — not a motivated seller. Cardona 7/28: prior offers ~USD 20M “didn’t move the needle”; seller said price would need to be “double that” (~USD 40M). Josh 7/28: could make sense north of USD 20M, would submit ~USD 25M if worth it, otherwise hang-around-the-hoop; asked to be kept in mind for sub-4K SF avg small-bay. Also logged in Mosaic pipeline Excel + broker sheet by Jamie 7/29. Email chronology 7/28 12:36pm · Josh → Cardona: intro, “any interest in selling?” 7/28 12:41pm · Cardona → Josh: “not interested in selling... unsolicited offers over the years” 7/28 1:00pm · Josh → Cardona: asked prior-offer range / what gets seller interested 7/28 4:44pm · Cardona → Josh: “prior offers ~USD 20M... they said price would need to be double that” 7/28 8:44pm · (thread) family owns substantial VC/LA industrial+retail+office; happy holding 7/29 8:47am · Josh → Cardona: could do north of USD 20M not double; would submit ~USD 25M; keep us in mind for sub-4K SF Reminder Keep Cardona warm for Ventura County / LA small-bay flow. No hard deadline — Josh to decide on a ~USD 25M swing. Recent correspondence 7/29 · Cardona, John @ Oxnard — 725 W Ventura Blvd 7/28 · Cardona, John @ Oxnard — 725 W Ventura Blvd | |||||||||
| 4545 Industrial St | Simi Valley, CA | Cold Outreach | Outreach Sent | Low | Maggie Kestly Simi / Mid Valley | TBD | Await Kestly’s reply on the owner’s sell interest | Awaiting reply | ✓ 14-day nudge |
Situation Cold outreach 7/28 11:55am. You emailed Maggie Kestly — Mosaic Industrial intro, actively buying flex/warehouse across CA all-cash (Lakeside/Alcalde comps), asked if owner has interest in selling. No reply yet. Email chronology 7/28 11:55am · Josh → Kestly: intro + “any interest in selling?” Reminder If no response by ~8/11, send a light nudge or move on. | |||||||||
| 2637 Townsgate Rd | Westlake Village, CA | Cold Outreach | Outreach Sent | Low | Steve Anjac (steve@anjac.net) | TBD | Await a reply; Run a California Secretary of State and title pull to confirm the principal behind Townsgate Business Park LLC | Awaiting reply | ✓ 14-day nudge |
Situation Cold outreach 7/28 11:53am to Steve (Anjac). Josh intro — Beverlywood LA, Mosaic Industrial buying flex/warehouse CA all-cash; asked appetite for a sale. No reply yet. Prior Westlake ownership research (Jul 2) flagged owner LLC = Townsgate Business Park LLC — CA SOS bizfile / title pull still needed to unmask principal. Email chronology 7/28 11:53am · Josh → Steve (Anjac): intro + “open to discussing a sale?” Reminder If no response by ~8/11, nudge. Parallel: run CA SOS + title pull on Townsgate Business Park LLC. | |||||||||
| 720 Arcturus Ave | Oxnard, CA | Cold Outreach | Outreach Sent | Low | Barry Carlisi bcarlisi76@gmail.com | TBD | Await Carlisi’s reply on sell interest | Awaiting reply | ✓ 14-day nudge |
Situation Cold outreach 7/28 12:12pm. You emailed Barry Carlisi — Mosaic Industrial intro, all-cash CA flex/warehouse buyer (Lakeside/Alcalde comps), asked if any interest in selling. No reply yet. Email chronology 7/28 12:12pm · Josh → Carlisi: intro + “any interest in selling?” Reminder If no response by ~8/11, send a light nudge or shelve. | |||||||||
| Sorrento View Business Park | Sorrento Mesa, San Diego | Mapped | Warm — Interested | Med | Justin Rimel | Invesco-owned | Await Justin’s introduction to Invesco — the 7/29 follow-up has passed, so chase it | ~Jul 29 | ⚠ Not set |
Situation You replied to Justin Rimel 7/22; Justin replied same day with interest. Invesco-owned. Gauging willingness to trade. Reminder No cron set. Say the word and I’ll schedule a ~Jul 29 nudge to follow up on the Invesco intro. Recent correspondence 7/22 · Rimel, Justin — Sorrento View Business Park | |||||||||
| 500 S Andreasen Dr | Escondido, CA | Mapped | Need Intro | Med | Jake (to reach out) | Blackstone-owned | Jake to approach Blackstone on disposition interest | Pending Jake | ⚠ Not set |
Situation Blackstone-owned. You want Jake to make the approach. Added from 7/23 map email. Reminder No cron set — waiting on Jake to initiate. Want a reminder to chase Jake if no movement by a set date? | |||||||||
| 1257 Tasman Dr | Santa Clara, CA | Mapped | Price Floated | Med | Ryan Adlesh CBRE San Jose | >USD 400 PSF | Get Ryan’s feedback and the seller’s read above USD 400 PSF | Sep 18 (60d) | ● Live 60d · next Sep 18 |
Situation Josh told leasing agent Ryan we’d be north of USD 400 PSF (7/20). Owner not a seller as of 7/20. Team: Josh + Jared. Reminder Cron e53f6f0f · recurring 60d · next Sep 18. Internal nudge to Josh to circle back with Ryan Adlesh (Ryan.Adlesh@cbre.com, 805-709-1089). | |||||||||
| 1675 Walsh Ave | Santa Clara, CA | Mapped | Not a Seller (yet) | Med | Brent Dressen Colliers | — | Stay close — the owners are aging and the position could change; Touch base every 60 days | Sep 14 | ● Live 60d · next Sep 14 |
Situation Josh reached out to Brent (brent.dressen@colliers.com, 408-202-4740, SIOR) 7/13. Per Brent 7/15: not a seller now but getting older, could change — stay very close. Recorded condo map = high Mosaic fit. Brent offered coffee on your next SV visit. Reminder Cron 4663a0e9 · recurring 60d · next Sep 14. ⚠ A duplicate cron a35dffc4 (Sep 18) also exists — flagged to de-dupe. Recent correspondence 7/15 · Dressen, Brent — 1675 Walsh Avenue | |||||||||
| 151 E Evelyn Ave | Mountain View, CA | Mapped | Won’t Sell | Low | Eric Sorensen Cushman & Wakefield | TBD | Check in every 90 days — parked since the owner declined 7/15 | Oct 22 | ● Live 90d · next Oct 22 |
Situation Eric Sorensen (C&W, eric.c.sorensen@cushwake.com) said ownership won’t sell. Parked. Email chronology • 7/15 4:44p LoopNet inquiry submitted (Listing ID 32567307) to Eric Sorensen, Greg Pickett, Minh Phan: “Was wondering if ownership is interested in selling?” • 7/15 4:53p Eric Sorensen: “Hi Josh - they will not sell.” (sent from iPhone) Reminder Cron 893a2124 · quarterly (~90d) · next Oct 22. On fire: Jarvis pings Josh to check back with Eric Sorensen on any change. Recent correspondence 7/16 · LoopNet No Reply — Your LoopNet inquiry was sent | |||||||||
| 3000-3016 Lawrence Expy | Santa Clara, CA | LoopNet | Not a Seller | Low | Carrie Priest Dollinger Properties | — | Check in at 90 days on ownership’s willingness to sell | Oct 22 (90d) | ● Live 90d · next Oct 22 |
Situation Owner is not a seller at this time. You sent Mosaic track record 7/16. Parked. Reminder Cron 6e32021b · recurring 90d · next Oct 22. On fire: Jarvis drafts a warm check-in to Carrie Priest (carrie@dollingerproperties.com, 650-642-4907) for approval. Recent correspondence 7/16 · LoopNet No Reply — Your LoopNet inquiry was sent | |||||||||
| 630 Giguere | Santa Clara, CA | Mapped | Cash Cow — No Sell | Low | Daniel (direct owner) 408-978-8150 | — | Reach out periodically and stay close for a change in position | Oct 22 (90d) | ● Live 90d · next Oct 22 |
Situation Josh spoke to owner Daniel 7/20. Family owned since the '80s, self-manages, cash cow, does not want to sell. Direct owner (not a broker): 408-978-8150. Reminder Cron fcb3bb04 · quarterly (~90d) · next Oct 22. On fire: Jarvis pings Josh for a warm stay-in-touch call to Daniel directly (Rule 0a — Josh makes owner contact himself). | |||||||||
| 1230 Activity Dr | N. County San Diego | Mapped | Owner Declined | Low | Daniel Knoke + Peter Merz Lee & Associates | — | Keep the Lee & Associates relationship warm — the owner will not sell now | Sep 5 | ● Live one-time · Sep 5 |
Situation Knoke (dknoke@lee-associates.com) + Merz (pmerz@lee-associates.com). Owner doesn’t want to sell now. Knoke replied 7/22, Josh followed up same day. Reminder Cron 76253207 · one-time · Sep 5 (~45d) — a relationship check-in on Lee & Assoc’s broader North County SD pipeline fit (USD 10-75M), broader than this single parcel. | |||||||||
| 3400 W Warner Ave | Santa Ana, CA | Cold Outreach | Outreach Sent | Low | Kyle D kyled@mrc1.com (MRC) | TBD | Await a reply — you sent the Mosaic introduction 8/5 at 12:59pm, citing recent all-cash closes in LA, Orange County and Santa Clara | Awaiting reply | ⚠ Not set |
Situation Cold outreach 8/5 12:59pm. You emailed Kyle D at MRC — Mosaic Industrial intro, actively buying flex warehouse across CA all-cash, recent closes in Los Angeles, Orange County and Santa Clara. No reply yet. Reminder No cron set — say the word and I will set a 14-day nudge. | |||||||||
| 419 S Acacia Ave | Orange County, CA | Cold Outreach | Outreach Sent | Low | Damian pegasuscommercial@gmail.com | TBD | Await a reply — you sent the Mosaic introduction 8/5 at 10:15am; Nudge on 8/19 if the channel stays quiet | Awaiting reply | ✓ 14-day nudge |
Situation Cold outreach 8/5 10:15am. You emailed Damian at Pegasus Commercial — Mosaic Industrial introduction, actively buying flex and warehouse across California all-cash, with recent closes in Los Angeles, Orange County and Santa Clara. The property came off your 7/7 “Orange County not Toured” list. No reply yet. Email chronology 7/7 · You → internal: “Orange County not Toured” list — 4155 E La Palma Ave, 308 N Townsend St, 617 W Valencia Dr, 419 S Acacia Ave 8/5 10:15am · You → Damian (Pegasus Commercial): “419 S Acacia Ave - Interested in Purchasing” — Mosaic intro, all-cash CA flex and warehouse buyer Reminder Cron 449f60ed · one-time · Aug 19 → Telegram. If nothing lands by then, decide between a light follow-up and shelving it. | |||||||||
| 617 W Valencia Dr | Orange County, CA | Cold Outreach | Outreach Sent | Low | Mark mark@sigmaenterprises.net | TBD | Await a reply — you sent the Mosaic introduction 8/5 at 10:12am, and the parallel note to Phillip Silver bounced; Nudge on 8/19 if the channel stays quiet | Awaiting reply | ✓ 14-day nudge |
Situation Cold outreach 8/5 10:12am. You emailed Mark at Sigma Enterprises — Mosaic Industrial introduction, actively buying flex and warehouse across California all-cash, with recent closes in Los Angeles, Orange County and Santa Clara. The property came off your 7/7 “Orange County not Toured” list. No reply yet. Email chronology 7/7 · You → internal: “Orange County not Toured” list — 4155 E La Palma Ave, 308 N Townsend St, 617 W Valencia Dr, 419 S Acacia Ave 8/5 10:09am · You → Mark (Sigma Enterprises): “617 W Valencia Dr” 8/5 10:12am · You → Mark: “617 W Valencia Dr - Interested in Purchasing” — Mosaic intro, all-cash CA flex and warehouse buyer. A parallel note to Phillip Silver bounced Reminder Cron e4cfc3f6 · one-time · Aug 19 → Telegram. If nothing lands by then, decide between a light follow-up and shelving it. | |||||||||
| Reynolds Business Park | CA | Cold Outreach | Outreach Sent | Med | Scott metcom.scott@gmail.com (Metcom) | TBD | Await a reply — offers have been dropped at the office several times without response, and you emailed directly 8/5 at 12:54pm | Awaiting reply | ⚠ Not set |
Situation Josh 8/5 12:54pm: “I’m not sure if this ever made its way to you but we have dropped this offer at your office a few times.” Positions Greenmont as an LA group with funded capital for small-bay industrial in CA, able to put up big deposits. Attachment included. Repeat approach — the owner has never engaged. Reminder No cron set. Given this is a multi-attempt target, worth a 30-day cadence rather than a one-off nudge. | |||||||||
| 7203-7285 Causeway Blvd | Tampa, FL | Broker (Corepoint) | In Discussion | Med | Marc Smouha marc@corepointre.com · 917-992-5781 | TBD | Give Smouha your read — he has followed up twice and Jared is copied | Owed a reply | ⚠ Not set |
Situation Small-bay package in Tampa from Marc Smouha at Corepoint RE, with Jared Rechnitz copied. Thread opened 8/3 6:54pm; Smouha followed up twice on 8/4 (11:26am and 11:29am) asking for a read. You replied 11:29am. Ball is on Greenmont for a view. Smouha also sent 322 Industrial Park Dr, Lawrenceville GA on 8/4 3:51pm — same relationship, separate asset. Note Florida small bay is outside the Western-US thesis but Smouha is an active source; worth keeping the relationship live even on a pass. Recent correspondence 8/5 · Marc Smouha — Small Bay | 7203-7285 Causeway Blvd. Tampa FL | |||||||||
| Deal | Market | Ask | Our Bid | Economics | Equity | Status | Next Action | Due |
|---|---|---|---|---|---|---|---|---|
| Preserve at Forest Creek 2008 vintage · Coastal Ridge seller | Memphis, TN | USD 74,000,000 | USD 70,000,000 | ~6.25% going-in ~7% day-1 CoC → ~10% ~8% YoC · no abatement | Belsky | Bid Submitted 8/5 | Notify Belsky and take it to equity the moment momentum shows — Jason submitted at USD 70M on 8/5; Select the third-party manager from Greystar, RPM or incumbent Coastal; Settle the debt structure: buy the spread down for full-term interest-only at 65% LTV, or take more proceeds with two years of interest-only | ~2wks to award |
Why it won Jason’s read: an A-plus Memphis submarket with a B-minus/B micro-location. Coastal Ridge is disposing following the passing of an equity partner. Going-in cap ~6.25% on the ask (T12 nearer 6.5% pre-adjustment); the broker indicated USD 70M would be competitive. Your differentiator: no tax abatement, so the going-in cash flow is genuine — unlike other deals where strong day-one cash is abatement-driven. Day-one cash-on-cash near 7% growing to close to 10%; yield on cost ~8%, roughly 150 bps wide of a comparable Charleston deal. Business plan ~200 remaining unrenovated units (seller did roughly half), adding ~USD 100 blended to rents at ~6 units a month — manageable through a third-party manager. Historical bad debt is elevated from post-COVID screening lapses; Jason models 3% going forward. CoStar shows submarket rent growth ~4.2–4.5% from 2027 tapering after; Jason underwrites a flat 3% across the hold, which Shawn and Josh found defensible on supply constraints. Decisions The 2.5% mark-to-market assumption gets stripped — Shawn flagged it as double-counting on top of the renovation premium; Jason agreed since it is immaterial to returns and hard to defend to equity. Josh had no objection to USD 70M and said he would not be surprised if it gets bid higher; the broker tempered expectations citing a smaller bid matrix (Memphis market size, deal scale relative to the MSA, the current Treasury spike). Reluctance to retain Coastal as manager while raising equity on a bad-debt-improvement story, though they have tightened screening portfolio-wide. Clock ~2 weeks to award, then 30 days PSA and 30 days DD — roughly 80 days total to raise the capital. | ||||||||
| Austin & East Meadows combined two-asset bid | Columbus, OH | — | USD 32,000,000 ~USD 18M + ~USD 14M | Combined-bid strategy | Belsky (held) | Awaiting Seller | Get the broker’s read on whether the seller takes the combined route or demands a price increase — he holds roughly USD 18.5–19M of standalone offers on East Meadows but no other combined bid; Send it to Belsky the moment it is a green light rather than risk an immediate rejection | Broker read |
Status Combined bid of USD 32M submitted with the breakdown disclosed to the broker (~USD 18M and ~USD 14M). LOI acknowledged by Carter Stephens (Newmark, Columbus) 8/4 10:49am — “Confirming receipt we’ll be in touch.” The seller has roughly USD 18.5–19M in standalone offers on East Meadows but no other combined offers, which is the whole argument. Broker was speaking with the seller that evening. Timing Tighter capital-raise window than Preserve — approximately 65 days, because the award is closer. Smaller check size offsets some of that pressure. Jason deliberately held off forwarding to Belsky to avoid a forward-then-rejection sequence. | ||||||||
| Deal | Market | Size | Read | Status | Next Action | Due |
|---|---|---|---|---|---|---|
| Domain at Houston Vitel co-GP · via Mendel | Houston, TX | USD 54,300,000 peak price was USD 72M | Too boring — not core enough for core capital, not enough value-add juice for a compelling IRR | Leaning Pass | Jason to tell Mendel the deal lacks IRR and value-add upside, and ask whether a co-GP structure still makes sense given those constraints | Feedback owed |
The numbers Vitel has it locked at USD 54.3M, down from a USD 72M peak purchase price — the current seller is likely facing an equity wipe against a ~USD 57M loan balance. 2012 vintage in a top-five Houston submarket with significant recent nearby supply; the supply cliff is approaching, making it a textbook Sunbelt distress story. Basis at ~USD 165–167K/unit sits well below comparable trades at USD 180–200K+. Why it fails Fundamentals are challenged for ~2 years and Jason found no meaningful value-add upside after working the rent and comp set. The model shows ~15% IRR on a 5-year hold but a 2x multiple — a disconnect the group put down to a back-ended return structure: buying at ~7% yield on cost, exiting at ~5.75 cap, with most rent growth and value late in the hold. Texas tax dynamics cost roughly 100 bps of IRR (prior owner bought at USD 72M so assessed value resets to ~100% of sale price, while the prospective exit buyer is modelled roughly flat since Texas historically reassesses at 80–90%). Josh and Jason concluded it is too “boring” and Josh suggested going back to Mendel on the co-GP question directly. | ||||||
| Tennessee Three-Pack Clarksville · Chattanooga · nr Memphis | TN (3 MSAs) | ~250 units USD 20–23M | LIHTC with ~USD 200 of built-in rent upside to market as units turn; ~7% YoC | Modeling | Jason to run it through the model and circulate the results; Test whether combining it with Preserve is accretive to blended returns — Shawn cautioned against diluting Preserve just to build check size | This week |
Shape Roughly 70 units in Clarksville, 70 in Chattanooga and 110 near Memphis — ~250 units at USD 20–23M, 2005 vintage in strong Tennessee submarkets, estimated 7% yield on cost. LIHTC, which typically carries ~USD 200 of built-in rent upside to market as units turn; execution needs bridge financing and rolling rents on vacates, taking going-in yield from ~5% to ~7% over the turnover period. The concern Operational fragmentation — three MSAs up to three hours apart makes single-manager oversight difficult. Shawn’s angle: if the numbers are strong, combined check size with Preserve could open more LP doors, but only if accretive to blended returns. Jason agreed and noted the strategies are complementary — Preserve is yield-driven, Tennessee is value-add/LIHTC. | ||||||
| Cleveland Roll-Up five ~50-unit assets, two sellers | Cleveland, OH | ~250 units 2 on-market + 3 off | Fragmented portfolios trade at a discount because institutions prefer clean single-site deals — outsized return potential for an aggregator | Numbers Pending | Jason to build the numbers and circulate them ahead of a team huddle | Ahead of huddle |
Shape Two on-market deals totalling ~110 units, a third off-market asset from the same owner, plus two additional small deals from a separate seller — potentially five ~50-unit assets in a single MSA, all newer vintage. Shawn flagged the transactional complexity of five separate closings; Jason expects it consolidates into two transactions (three assets with one seller, two with the other), and all-Cleveland geography enables one property manager and centralised operations. The thesis Jason’s broader read: sellers are bringing individual assets that are too small for institutional buyers, and fragmented portfolios trade at a discount because institutional groups prefer clean single-site deals. That is the aggregator’s edge if you are willing to do the work. | ||||||
| Relationship | Contact | Where It Stands | Next Step |
|---|---|---|---|
| PCCP | John Randall · Scott Nugent JRandall@pccpllc.com · snugent@pccpllc.com | Intro Made Josh 8/4 1:43pm thanked John and asked Scott for a call Thursday or Friday, adding Jason as the multifamily lead. | Get the Thu/Fri call scheduled with Scott + Jason |
Note PCCP is the repositioning conversation Josh has been running on the institutional side. Bringing Jason in makes it a multifamily-programmatic conversation rather than a single-asset one — the same structural argument that works on the industrial platform raise. | |||
| Deal sourcing cadence | Shawn ↔ Jason | Process Fix Agreed Shawn raised that deals surface with very short bid deadlines, leaving no room to diligence assumptions or build conviction. | Jason to send models and deal memos on remaining active pipeline deals and schedule a huddle |
The exchange Shawn’s ask: share models as early as possible — seeing a model is the first step that unlocks vetting cap rates, calling brokers and stress-testing assumptions, as happened on Aviara. Jason’s context: the multifamily process is a broker blast then ~3 weeks to underwrite before the call for offers; Preserve is an example with adequate runway, while a few imminent deals were not surfaced because they were not viewed as strong fits. Shawn compared other asset classes at roughly 4 weeks to initial offer then 3–4 weeks to award — 7–8 weeks blast to award. Market note Jason: Treasury volatility has compressed pricing broadly over the past two weeks, with brokers proactively calling to solicit bids on deals that previously looked overpriced. Better entry points, same competitive capital-raise requirement. | |||
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. | Pull the Ellis CAD deed to verify ownership and basis; Run the assemblage check — Martha Stewart, Nydia Garcia and the undisclosed 87-acre 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. | Unmask Apollo RE Holdings Ltd through the Texas Secretary of State | 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 USD 10.9K/ac. Phone: 972-921-xxxx. | Decide the outreach approach | 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 (USD 15-17K/ac) — ALL in 100-year floodplain. Cheap BECAUSE they flood. Flood ≠ necessarily disqualifying for utility but limits residential flip. | Assess utility-use viability despite the flood exposure | 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 USD 22-25K → USD 41-68K/ac. | ||||
| Venture | Sector | Lead | Stage | Next Action | Due |
|---|---|---|---|---|---|
| Anann (Israel Data Center) Tzora + Afula | Data Center | Eyal | Capital Raise | Review the open items in the v13 deck, including the three red flags raised 6/12; Track the K3 co-lead | Active |
Deal USD 75M @ USD 275M pre-money = 21.4% Day-1. Base case 4.72x MOIC / 32.6% IRR / 5.5yr hold to 2031 / USD 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 USD 1,535M (85% LTC senior debt). 2031 EBITDA USD 207M. 18x exit → EV USD 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 the secondary terms and 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 the new raise’s size, timing and use of proceeds | [confirm] |
Note New Anann capital raise (distinct from secondary). Size/timing to be confirmed. | |||||
| United Cost Segregation with Matthew Gigantelli | Tax Services | Josh / Eyal | LOI Executed | Open the EIN and the two Chase accounts, UCS Investor and UCS Venture — you elected a sub-account first, with Matt G added as a full signer later; Pay the Vcorp invoices, #6462556 for UCS Investor and #6463558 for United Cost Segregation LLC; Settle where the accounting and monitoring fee is paid, since it drives who controls the bank account; Fund within 8 business days of the Aug 1 LOI date | Funding clock |
Execution (8/4–8/5) LOI fully executed. Eyal sent the final signed version 8/4 6:06pm; changes from the prior draft were the funding timeline moved from 5 to 8 business days (the document is dated Aug 1 but was signed Aug 4) and the company formation dates filled in. Matthew Gigantelli countersigned 8/4 7:02pm: “Countersigned and attached. Time to grow baby grow!” Entities: Vcorp (Taylor Lolya) delivered United Cost Segregation LLC — Delaware formation documents 8/5 8:44am, plus UCS Investor LLC docs 8/4. Two invoices outstanding — #6462556 and #6463558. Banking: You asked Chase (Brett Epstein) 8/4 5:32pm to open two business checking accounts — UCS Investor (Josh, Eyal, Matt as usual) and UCS Venture with a third-party signer with full permissions. Epstein flagged that a branch signer cannot be capped at USD 25K — “being a signer implies full access to any and all transactions.” Josh 8/5 9:52am: “Let’s start with a sub account and we’ll think about adding him as a signer later.” Chase to confirm what ID and contact details are needed. 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 the company, check size and 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 the market, operator and deal structure | [confirm] |
Note Skilled-nursing / senior-care opportunity. Details to be confirmed. (Prior Seniors-101 work exists — confirm if related.) | |||||
| Restaurant Venture [name TBC] | Restaurant / F&B | Josh | Early Look | Confirm the concept, operator, check size and investment thesis | [confirm] |
Note New venture opp flagged by Josh 2026-07-28 — “some sort restaurant business.” Concept, operator, structure and check size all TBC. Distinct from 555 Washington / Chubby buildout (existing NYC restaurant PROJECT, not a venture investment). Awaiting Josh to share materials. | |||||
| Item | Area | Owner | Status | Next Action | Due |
|---|---|---|---|---|---|
| Yardi Upgrade | Systems | Josh / Matt | In Progress | Confirm the upgrade scope, timeline and vendor contact | [confirm] |
Note Yardi platform upgrade. Scope/timeline to be confirmed. | |||||
| PTO Policy | HR | Josh | Drafting | Finalize the PTO policy and roll it out to the team | [confirm] |
Note Company PTO policy — drafting/finalizing. Details to be confirmed. | |||||
| Staffing | HR | Josh | Ongoing | Track open roles and the hiring pipeline | Ongoing |
Note Staffing / hiring. Open roles and candidates to be tracked here. | |||||
| Terminations | HR | Josh | As Needed | Track pending personnel actions | Confidential |
Note Personnel / termination matters. Sensitive — keep detail minimal. | |||||
| FY2027 Budget | Finance | Josh | Draft Out | Collect Matt’s and Eyal’s comments on the FY2027 budget draft you circulated 8/4 at 4:54pm, and lock a version | Comments owed |
Note “FYI here is a budget I have been working on for FY 2027 if you wanted to take a look.” Attachment sent to Matthew Nicholas and Eyal Greenberg. No responses logged yet. | |||||
| UCS Bank Accounts (Chase) | Treasury | Josh / Matt | In Progress | Send Chase what it needs to open the UCS Investor and UCS Venture sub-account structure; Decide later whether Matt G becomes a full signer | With Chase |
Note Brett Epstein (Chase Business Banking, Cedarhurst) is working the request. The constraint that shaped the decision: a branch signer cannot be capped at USD 25K — signer status implies full transaction access. Josh chose a sub-account first. See the United Cost Segregation venture row for the full chain. | |||||
| NY Biennial Report | Compliance | Matt | Past Due | File Greenmont Group’s New York biennial report — FileForms flagged it past due 8/5 | Past due |
Note FileForms notice 8/5 8:53am: “Avoid Penalties: New York Biennial Report Past Due for Greenmont Group.” Low cost, real penalty exposure — clean it up. Separately, Vcorp (Lauren Conley) is pushing a year-end entity portfolio review, and a BB LEI 7-day renewal reminder landed 8/4. | |||||
| Brokerage Database / Outreach | Business Dev | Shawn / Jessica | In Review | Tighten the outreach targeting before any blast — Shawn wants it more surgical and objects to the “(City, State)” suffix and the non-address deal names | Pre-launch |
Note Jessica Xie circulated the latest version 8/4 3:21pm using each broker’s first two listed deals on the Email Outreach tab. Shawn 8/4 3:33pm: “We have to be a bit more surgical in our outreach. I don’t love the idea of having the (City, State) after each deal and some of the deal names aren’t addresses. 'SF Multi Tenant Industrial (Burlingame, CA)' looks weird.” He and Jessica are working out an AI-driven blast mechanism. Pairs with the Groove Digital kickoff on Aug 12. | |||||
| Weekly Reporting Templates | Asset Mgmt | Shawn / Matt | Rolling Out | Send the Lincoln template to Gabe, then Aaron; Gabe accepted the 364 template and forwarded it to the Charney team; Add the completed A10 renovation to the CapEx tab | This week |
Note Shawn 8/4: plan is to send the Lincoln template to Gabe first, have him adjust, then have him send to Aaron. Matt asked whether the completed A10 renovation should show under CapEx given the template shows completed work against total budget — Shawn: yes, and the team can add it as they update for this week’s meeting. Admiral Elevator deposit went out a couple of weeks ago. Gabe Siegal signed off on the 364 version 8/5 7:23am and forwarded it internally. | |||||
| Jadian Responsible Contractor Policy | Compliance | Jared / Mark | Agreed — Implementing | Add the Responsible Contractor review line to Mosaic’s internal service-provider approval write-ups; Get Jadian’s representation-and-warranty language into contractor contracts — the short form in Good Faith contracts, the long form with 5-year payroll records and audit rights in Material ones; Assign an owner for the annual questionnaire before it is rolled out. Jared acknowledged and agreed to comply 8/5, so this is a live obligation rather than a proposal | This week |
What this is A JREF II investor requires it, so Jadian adopted a responsible contractor policy that flows down to every investment made by Jadian Real Estate Fund II — including the Mosaic industrial condo deals. Jake Block introduced it 7/31, Bryan LaPlant (GC & CCO) runs it. Call held 8/5 at 1pm ET; Bryan sent the books-and-records language 1:25pm. Thresholds that trigger the full requirements New construction capital works at USD 25M+ aggregate · ongoing capital works at USD 10M+ aggregate · operating or maintenance contracts at USD 2.5M+ annually. Below those, Mosaic is “encouraged to comply with the spirit” — which in practice means the contract language should just go into everything, since arguing about which tier a contract sits in costs more than inserting a clause. What Mosaic has to do Selection: run contractor hiring so that Responsible Contractors are considered wherever possible, weighing skill, experience, dependability, fees, safety record and policy adherence — and document the process, including evidence that eligible Responsible Contractors were in the pool and how Mosaic concluded the standard was met. Approval memos: carry a Responsible Contractor Review statement — that on reasonable inquiry the recommended party does not fail the standard and has not committed material violations of law, labor and employment in particular. Contracts: contractor reps and warrants that it and its subcontractors at all tiers are Responsible Contractors, comply with insurance, withholding, minimum wage, labor relations and OSHA law, and pay fair wages and benefits; must furnish verification information on request. Material contracts add teeth: keep all Project payroll records five years, Owner may audit and investigate all pay and benefit practices, and Owner may suspend or terminate for material non-compliance — or require a non-compliant subcontractor be terminated with no increase in the contract sum. Worth flagging The termination-at-no-cost and five-year records provisions are real cost and administrative exposure that flow down to subs — the subcontract forms need to carry them or Mosaic absorbs the gap. An annual questionnaire is being rolled out by Jadian and will need a named owner at Mosaic. Thread: Bryan LaPlant, Rick DeCesare and Jake Block at Jadian; Josh, Jared and Mark Heavey on our side. | |||||
| Broker | Firm | Phone | Market / Deal | Role | Status | Last Contact | |
|---|---|---|---|---|---|---|---|
| ① Live Engagements16active deals / working relationships | |||||||
| Brian Mason | EB Mason CRE | brian@ebmasoncre.com | 408-472-9498 | Silicon Valley small-bay industrial / 423 Lano St & 1691 Villa Stone Dr, San Jose | Founder / Principal (30+ year CRE) | Active | 2026-07-24 |
| Christian Lee | CBRE | christian.lee@cbre.com ⚠ verify | South FL capital markets / 555 Washington valuation team | Vice Chairman | Active | 2026-07-17 | |
| Jeff Carr | CBRE | jeff.carr@cbre.com ⚠ verify | OC/SoCal industrial disposition / Alcalde (Laguna 3) listing & lease-up | Sr VP, Sales | Active | 2026-07-20 | |
| Ryan Adlesh | CBRE | Ryan.Adlesh@cbre.com | C 805-709-1089 | Silicon Valley industrial / 1257 Tasman Dr, Santa Clara | Sales | Active | 2026-07-20 |
| Sean R. Kelly | CBRE | sean.kelly@cbre.com ⚠ verify | South FL capital markets / 555 Washington BOV + Two Town Center, Boca Raton | Capital Markets (First VP) | Active | 2026-07-17 | |
| 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 |
| 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 |
| Ralph Longo | Global Commercial Properties | rlongo@globalcommercialprop.com | (408) 529-1362 | Silicon Valley / 110 Pioneer Way, Mountain View | Sales | Active | 2026-07-16 |
| David Coffman | JLL | David.Coffman@jll.com | Northeast industrial capital markets / 295 Ella Grasso Tpke disposition | Sr Director, Capital Markets | Active | 2026-07-23 | |
| 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 |
| 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 | |
| Brett Siegel | Newmark | brett.siegel@nmrk.com ⚠ verify | T 212-372-0798 / M 516-458-1872 | NY retail capital markets / High Street Portfolio LOI (lead seller-side) | Capital Markets | Active | 2026-07-22 |
| Meaghan Philbin | Newmark | meaghan.philbin@nmrk.com ⚠ verify | NY retail capital markets / High Street Retail Portfolio LOI (seller-side) | Associate Director | Active | 2026-07-23 | |
| Zack Streit | Priority Capital / TBC | ⚠ firm+email TBC | Debt & equity capital markets / intro via Jared (“four property recap”) | Capital Markets (intro) | Warm Intro | 2026-07-21 | |
| Ron Dalal | TBC (Aviara seller-side) | ⚠ firm+email TBC | Industrial portfolio / Aviara Portfolio (passed — keep warm) | Sales | Cold | 2026-07-16 | |
| Sean McDonald | Voit Real Estate Services | ⚠ email TBC | C 949-351-7113 | SoCal small-bay industrial / off-market Gardena small-bay (+ rent roll) | Sales | Active | 2026-07-23 |
| ② Needs Check-In11contacted before — gone quiet, worth a touch | |||||||
| Cameron Merrill | CBRE | cameron.merril@cbre.com | Broker who toured us through commerce on 9.4.2025 | Leasing | Active | 2025-09-04 | |
| Gian Bruno | Colliers | gian.bruno@colliers.com | Mobile 714-928-5979 | EVP, Western Region Industrial Capital Markets (Irvine) — Temecula deal 9.4.25; re-engaged 8/5/26 on small-bay industrial, said team will revert with anything worth a run | EVP | Active | 2026-08-05 |
| Kenny Patricia | Colliers | kenny.patricia@colliers.com | Broker on Temecula deal sent 9.4.25 | Sales | Active | 2025-09-04 | |
| Michael Kendall | Colliers | michael.kendall@colliers.com | Broker on Temecula deal sent 9.4.25 | Sales | Active | 2025-09-04 | |
| Zach Niles | JLL | Zach.Niles@jll.com | Broker on Anaheim | Sales | Active | 2026-02-17 | |
| John Witherall | Kidder Mathews | Oceanside | Sales + Leasing | Active | 2026-03-12 | ||
| John Collins | Lee & Associates | jcollins@lee-associates.com | Broker on Laguna, Huntington 1 | Sales + Leasing | Active | 2026-03-12 | |
| 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 | |
| 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 | |
| Trent Walker | Voit Real Estate Services | twalker@voitco.com | Leasing broker on Irvine Barranca | Leasing broker on Barranca | Leasing | Active | 2026-02-17 | |
| ③ Haven’t Contacted45new / mapped brokers — no outreach yet | |||||||
| Greg Geraci | North Hollywood | 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 | — | ||||
| Gary Martinez | Ashwill Associates | gary@ashwillassociates.com | Broker on Yorba Linda | New | — | ||
| 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 | — | |||
| Matt Dierckman | Colliers | Sylmar | New | — | |||
| 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 | — | |||
| 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 | — | |||
| Jim Benson | Kidder Mathews | Oceanside | New | — | |||
| Andrew Gage | Lee & Associates | agage@lee-associates.com | Broker on Pacoima | Sales | Broker on Pacoima | — | |
| Dale Camera | Lee & Associates | Santa Ana | New | — | |||
| Erica Balin | Lee & Associates | ebalin@lee-re.com | Broker on Calabasas small bay deal | New | — | ||
| Scott Caswell | Lee & Associates | scaswell@lee-re.com | Broker on Calabasas small bay deal | New | — | ||
| Sean Ahern | Lee & Associates | Costa Mesa | New | — | |||
| J.R. Williamson | NAI Capital Commercial | Santa Ana | New | — | |||
| 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 | — | |||